HomeMy Public PortalAbout10) 9B TTM 71721 @ 5549 Sultana AveCity Council
March 17, 2012
Page2
Conditional Use Permit 11-1796 and Tentative Tract Map 71721.
ANALYSIS:
The proposed project is found consistent with the land use designation and development
standards of the City. The site is zoned R-3 which is designated for high-density,
multifamily residential developments. The proposed density is 13.7 units/per acre, well
under the 18 units/per acre maximum density allowed by the General Plan. The proposed
FAR is 69.9%, consistent with the 70% maximum allowed by the Zoning Code.
During the Site Plan Review process, staff had worked with the project architect to
produce the best result. The resulting exterior design represents a modem interpretation
of a Spanish style with featured elements such as varied-shape openings, decorative
columns and moldings, window shutters, and typical details on the front and garage
doors. Higher level of enhancement has been given to the front facades and facades
facing the common driveway, in accordance with the design guidelines. Staff feels that
the design quality is acceptable and satisfies the criteria set forth in the Zoning Code.
CONCLUSION:
The proposed project is consistent with its land use designation and the development
standards set forth by the Zoning Code. Staff therefore recommends that the City Council
adopt a Negative Declaration to approve Tentative Tract Map 71721 and Conditional Use
Permit 11-1796, based upon the findings and subject to the conditions in the attached
draft resolution.
FISCAL IMPACT:
This item does not have an impact on the Fiscal Year (FY) 2011-12 City Budget.
ATTACHMENTS:
A. Draft City Council Resolution No. 12-4812
B. Draft Planning Commission Resolution No. 12-2343 PC
C. Planning Commission Minutes dated March 13, 2012
B. PC Staff Report dated March 13, 2012, and attachments thereto
RESOLUTION NO. 12-4812
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMPLE
CITY APPROVING TENTATIVE TRACT MAP 71721 AND CONDITIONAL
USE PERMIT 11-1796 TO ALLOW THE DEVELOPMENT OF A
RESIDENTIAL CONDOMINIUM PROJECT CONSISTING OF TEN (10)
UNITS AT 5549 SULTANA AVENUE. (DEXTER CORPORATION/EGL
ASSOCIATES)
THE CITY COUNCIL OF THE CITY OF TEMPLE CITY DOES HEREBY RESOLVE:
Attachment A
SECTION 1. Based upon information contained in the staff reports to the City Council and
information contained in the Planning Commission staff report as well as the Planning Commission
minutes; and based upon testimony received at a noticed public hearing before the City Council on April
17, 2012, the City Council approves the requested Tentative Tract Map and Conditional Use Permit,
based upon the findings and subject to the conditions contained in Planning Commission Resolution No.
12-2343 PC.
SECTION 2. This project should not result in significant effects upon the environment and a
Negative Declaration has been prepared and is hereby adopted in accordance with the State CEQA
Guidelines. The initial statement as prepared indicates there is no potential for adverse impact to the
environment generally and specifically as it relates to all wild animals, birds, plants, fish, amphibians, and
related ecological communities, including the habitat upon which the wildlife depends for its continued
viability.
SECTION 3. Accordingly, Tentative Tract No. 71721 and Conditional Use Permit 11-1796 are
hereby approved, subject to compliance with all conditions contained in Planning Commission Resolution No.
12-2343 PC.
SECTION 4. The City Clerk shall certify to passage and adoption of this resolution and enter it into
the book of original resolutions.
PASSED, APPROVED AND ADOPTED on this 11"' day of April, 2012.
MAYOR
ATTEST:
City Clerk
I hereby certify that the foregoing resolution, Resolution No. 12-4812, was duly passed, approved
and adopted by the City Council of the City of Temple City at a regular meeting held on the 1fh day of April,
2012 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Councilmember-
Councilmember-
Councilmember-
Councilmember-
Resolution No. 12-4812
Page2
READ, APPROVED AND CONDITIONS ACCEPTED:
Property Owner/Developer-Dexter Corporation
Engineer-EGL Associates, Inc.
City Clerk
Date
Date
Attachment B
RESOLUTION NO. 12-2343 PC
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TEMPLE CITY RECOMMENDING APPROVAL OF CONDITIONAL USE
PERMIT 11-1796 AND TENTATIVE TRACT MAP 71721 TO ALLOW THE
DEVELOPMENT OF A RESIDENTIAL CONDOMINIUM PROJECT WITH
TEN (10) UNITS FOR THE PROPERTY LOCATED AT 5549 SULTANA
AVENUE. THE SUBJECT SITE IS ZONED R-3 AND IS DESIGNATED AS
HIGH-DENSITY RESIDENTIAL BY THE GENERAL PLAN (DEXTER
CORPORATION/EGL ASSOCIATES INC.)
The Planning Commission of the City of Temple City does hereby resolve:
SECTION 1. Based upon a public hearing for a Conditional Use Permit and
Tentative Tract Map as described above, the Planning Commission finds:
CONDITIONAL USE PERMIT
1. That the site for the proposed use is adequate in size, shape, topography and
circumstances in that the site has a frontage of 120 feet and a depth of 330.12 feet
with a total land area of approximately 31,765± square feet. The proposal involves
the construction of ten (1 0) units which is in conformance with the allowable
density of the R-3 zone; and
2 . That the site has sufficient access to streets and highways, adequate in width and
pavement type to carry the quantity and quality of traffic generated by the
proposed use in that the site is accessed from Sultana Avenue which is a regular
residential collector street with a 50-foot right-of-way and 40 foot wide roadway;
and
3. That the proposed project will not have an adverse effect upon the use, enjoyment
or valuation of adjacent property or upon the public welfare in that the site is zoned
for multiple-family residential development and the project will comply with the
development standard established by the Zoning Code as well as the density
designation prescribed by the General Plan.
TENTATIVE TRACT MAP
1. That the design and improvement of the proposed subdivision is consistent with
the City's General Plan and Zoning Code as well as the requirements of the State
Subdivision Map Act, Sections 66473.5, 66474 and 66474.6; and
2 . That the site is physically suitable for the proposed type of development and the
proposed density of development; and
Resolution 12-2343PC
Conditional Use Pennit 11-1796
Tentative Tract Map No. 71721
Page 2 of 12
3. That the division and development of the property in the manner set forth on the
map of Tentative Map 71721 shall not unreasonably interfere with the free and
complete exercise of the public entity and/or public utility rights of way and/or
easements within the Tract Map; and
4. That the sewer discharge from the proposed subdivision would not result in a
violation of existing requirements prescribed by the California Regional Water
Quality Control Board pursuant to Division 7 of the Water Code.
SECTION 2. This project should not result in significant effects upon the
environment, and a Negative Declaration has been prepared and the Planning
Commission recommends that a Negative Declaration should be adopted by the City
Council in accordance with the State CEQA Guidelines. The initial statement as
prepared indicates that there is no potential for adverse impact to the environment as it
relates to all wild animals, birds, plants, fish , amphibians and related ecological
communities, including the habitat upon which the wildlife depends for its continued
viability.
SECTION 3. Accordingly, Tentative Tract Map 71721 and Conditional Use Permit
11-1796 are hereby recommended for approval by the City Council, subject to the
following conditions:
PLANNING
1. The development shall be in substantial compliance with the submitted subdivision
map dated January 19, 2012 and development plans dated January 24, 2012 by
the City of Temple City Community Development Department, except as modified
herein after.
2. A detailed landscape and irrigation plan shall be submitted prior to the issuance of
building permits. At least two trees shall be provided for each dwelling unit; said
trees shall be no less than twenty-four inch (24 11
) box-size specimen trees. If
applicable, the landscape plan shall incorporate vine pockets at the terminus of the
driveway planted with fast-growing vines, such as creeping fig.
3. All development standards applicable to multiple-family residential construction as
defined in Section 9352 of the Temple City Zoning Code shall be adhered to at all
times.
4. The front yard along and side years facing Sultana Avenue, as well as any
landscaped areas along the private driveway shall be planted and maintained until
the dwellings are individually sold and continuously maintained thereafter.
Resolution 12-2343PC
Conditional Use Permit 11 -1796
Tentative Tract Map No. 71721
Page 3 of 12
5. At least forty percent (40%) of the lot area shall be permeable; these areas may
be maintained with landscaping, appropriate ground cover, permeable pavers,
grasscrete or other acceptable pervious materials, but may not be covered with
structures, concrete or asphalt. Furthermore, interlocking pavers and grasscrete
shall be utilized where indicated on the project plans.
6. A chain link security fencing six (6) feet in height shall be installed around the site
prior to the demolition of existing structures. Any unoccupied structure shall be
boarded and fenced so as to prevent vandalism .
7 . A screening wall shall be constructed around the perimeter of the site provided that
said wall does not interfere with the natural flow of drainage; said wall shall consist
of solid decorative block fencing which does not disrupt or alter the drainage
pattern. Any new block wall shall be slump stone, split face or stucco-over CMU
block . Chain link or wood fencing shall not be allowed. The maximum fence or
wall height shall be six (6) feet along the side or rear property lines.
8 . A building permit shall be obtained for the construction of any new wall or fence.
Any existing wall or fence may be maintained, if deemed acceptable by the City's
Building Inspector. Prior to the installation of any new wall or fence, a grading and
drainage plan shall be submitted and approved by the Los Angeles County
Department of Public Works. No new wall or fence shall block contributory
drainage from adjacent properties or interfere with the natural drainage
pattern.
9. The applicant/property owner shall maintain the subject property after this date and
until start of construction and until the project is completed free of weeds, debris,
trash or any other offensive, unhealthful and dangerous material. If after five days
notice by certified mail, the developer does not comply with the before-mentioned
criterion, the City Council may void the Conditional Use Permit, Tentative Map,
Building Permits, etc. and/or enter the subject property with City forces and
remove all subject violations, bill the applicant and/or put a lien on the subject
property.
10. Noise shall not exceed the limits of the City's noise ordinance. During any
demolition and/or construction, noise will be controlled by limiting work on the site
to 7:00 am through 6:00 pm, Monday through Saturday and by requiring all trucks
and motorized equipment to have properly operating mufflers . No construction
work shall occur on Sunday.
11. The Park Development fees of $500 and the Sewer Reconstruction fee ($25,000)
shall be paid to the City of Temple City prior to the issuance of building permits for
any new construction.
Resolution 12-2343PC
Conditional Use Pennit 11-1796
Tentative Tract Map No. 71721
Page 4 of 12
12. Based upon an assumed traffic generation factor of 1 0 trips per day per dwelling
unit, the proposed development will require 6.8 credits per additional dwelling unit
being added. This project will result in nine (9) additional dwelling units. Based
upon an estimated value of $55 per credit, a Congestion Management Program
fee shall be paid in the amount of $3,366 prior to the issuance of building permits.
13. As provided for in Government Code Section 66020, applicant has ninety days
from the date this project is approved to protest the imposition of any fees,
dedications, reservations, or exactions imposed on the project for the purposes of
defraying the costs of public improvements, services or amenities. This condition
shall serve as the notice the City is required to provide applicant under Section
66020(d)(1 ).
14. All windows shall be double pane to mitigate noise impacts and assist in energy
conservation.
15. Heating and air conditioning equipment shall be located so as not to be visible
from public streets or adjacent properties in order to avoid disturbing adjacent
tenants or property owners with noise or exhaust.
16. That a method for conti nual maintenance of common areas shall be provided in
the Covenants , Conditions and Restrictions (CC&R's) and that this document shall
incorporate maintenance provisions for parkways, perimeter block walls,
driveways, drainage devices in the common area, the exterior of all structures, and
all yard areas determined by the City to be common yard areas. Specifically, the
CC&R 's shall state the following : a) "it shall be the responsibility of the
Homeowner's Association to maintain the exterior of all buildings in a uniform color
and conditions" b) "no vehicular access gates shall be installed across the
driveway'' c) "no structures shall be built in private yard areas or exclusive use
areas, with the exception of patio covers, which shall be subject to review and
approval of the City of Temple City so as to ensure that at least 40 percent of the
lot area remains permeable and that all applicable setbacks are adhered to" d) ''the
City of Temple City, L .A. County Sheriff's Department and L.A. County Fire
Department shall have the authorization to fully enforce the "No Parking"
prohibition in the designated fire lane(s), including issuing citations and towing of
vehicles parked in said fire lane(s)", and (e) ''these CC&R's shall not be changed
or modified without the written consent of the City of Temple City". The CC&R's
and provisions contained therein shall be subject to the review and approval of the
City Attorney prior to approval of the Final Map.
ENGINEERING
17. Prior to approval of the Final Map or the issuance of building permits, plans must
be approved to:
Resolution 12-2343PC
Conditional Use Permit 11-1796
Tentative Tract Map No. 71721
a. Eliminate sheet overflow and pending.
b. Provide for contributory drainage from adjoining properties.
c. Provide for the proper distribution of drainage.
Page 5 of 12
18.1f applicable, show and call out all existing on-site public and private easements
with names of the holders, document numbers and recorded dates. Label all
easements as '1o remain", '1o be relocated" or '1o be abandoned". If easement is
to be abandoned, indicate the proposed timing of the abandonment. If there are no
existing on-site public and provide easements, add the annotation "No existing on-
site public and provide easements" on the tentative map.
19. A grading plan and detailed soils engineering report must be submitted and
approved by the Geology and Soils Section prior to approval of the final map to
assure that all geologic factors have been properly evaluated.
20. At the grading plan stage, submit two sets of grading plans to the County of Los
Angeles Department of Public Work's Geotechnical and Materials Engineering
Division, Soils Section.
21. Comply with the requirements of the drainage concepVhydrology study/Standard
Urban Stormwater Mitigation Plan, which was approved on August 25, 2011, to the
satisfaction of the Los Angeles County Department of Public Works.
22. A drainage plan must be submitted for review and approval to the Plan Checking
Section of the Los Angeles County Department of Public Works prior to installation
or posting of a bond for the perimeter block wall and prior to recordation of the final
map. The drainage plan must demonstrate that the site will be free of flood hazard
and provide for contributory drainage from adjacent properties. (The drainage plan
and the grading plan may be submitted in combination.)
23. The subdivider shall install and dedicate a main line sewer and serve each building
with a separate house lateral or have approved and bonded sewer plans on file
with the Los Angeles County Public Works Department.
24. The discharge of sewage from this land division into the public sewer system will
not violate the requirements of the California Regional Water Quality Control Board
pursuant to Division 7 (commencing with Section 13000) of the Water Code.
25. Prior to tentative map approval the subdivider shall submit a sewer area study to
demonstrate the adequacy of the existing sewerage system servicing this land
division to the Department of Public Works of Los Angeles County. If the system is
found to be insufficient, upgrade of the proposed and existing sewerage system is
required.
Resolution 12-2343PC
Conditional Use Permit 11-1796
Tentative Tract Map No. 71721
Page 6 of 12
26. Obtain ''will serve letter" from the Los Angeles County Sanitation District for the
discharge of sewer into the sewer trunk line.
27. Provide a "will serve letter' from the water purveyor indicating that the water
system will be operated by the purveyor and that under conditions, the system will
meet the requirements for the land division, and that the water service will be
provided to each building.
28. Prior to the final map approval, the subdivider shall enter into an agreement with
the City-franchised cable TV operator to permit the installation of cable in a
common utility trench.
29. Construct or bond for a water system with appurtenant facilities to serve all
buildings in the land division prior to recordation of the final map. The system shall
include fire hydrants of the type and location as determined by the Los Angeles
County Fire Department. The water mains shall be sized to accommodate the
total domestic and fire flows.
30. There shall be filed with the Los Angeles County Public Works Department a
statement from the water purveyor indicating that the water system will be
operated by the purveyor and that under normal operating conditions, the system
will meet the requirements for the land division, and that water service will be
provided to each building.
31. A deposit is required to review documents and plans for final map clearance in
accordance with Section 21.36.01 O(c) of the Subdivision Ordinance.
32. Place a note on the final map to the satisfaction of the Los Angeles County Public
Works Department indicating that this map is approved as a residential
condominium development for ten (1 0) units.
33. Prior to final approval of the subdivision map, submit a notarized affidavit to the
Los Angeles County Public Works Department, signed by all owners of record at
the time of filing of the map with the County Recorder, stating that the proposed
condominium buildings have not been constructed or that the building has not
been occupied or rented and that said building will not be occupied or rented until
after the filing of the map with the County Recorder.
34. A final map prepared by, or under the direction of, a registered civil engineer or
licensed land surveyor must be processed through the County of Los Angeles
Department of Public Works prior to being filed with the County Recorder.
35. Relocate or quitclaim any easements interfering with building locations to the
satisfaction of the City Engineer.
Resolution 12-2343PC
Conditional Use Pennit 11-1796
Tentative Tract Map No. 71721
Page 7 of 12
36. Private easements shall not be granted or recorded within areas proposed to be
granted, dedicated, or offered for dedication to the City until after the final map is
filed with the County Recorder unless such easements are subordinate to the
proposed grant or dedication. If easements are granted after the date of tentative
map approval, a subordination must be executed by the easement holder prior to
the filing of the final map.
37.1f signatures of record title interests appear on the final map, submit a preliminary
title guarantee. A final guarantee will be required at the time of filing of the final
map with the County Recorder. If said signatures do not appear on the final map,
a preliminary title report/guarantee is needed that covers the area showing all fee
owners and interest owners. The account for this preliminary title report/guarantee
should remain open until the final map is filed with the County Recorder.
38. Prior to submitting the final map to the Los Angeles County Public Works
Department for examination pursuant to Section 66442 of the Government Code,
obtain clearances from all affected Departments and Divisions including a
clearance from the Subdivision Section of the Building and Safety/Land
Development Division of the Department of Public Works for the following mapping
items: mathematical accuracy, survey analysis, and correctness or certificates,
signatures, etc.
39. At the time of issuance of a building permit, the subdivider agrees to develop the
property in conformance with the submitted plans, the City code and other
appropriate ordinances such as the Building Code, Plumbing Code, Grading
Ordinance, Highway Permit Ordinance, Mechanical Code, Zoning Ordinance,
Undergrounding of Utilities Ordinance, Water Ordinance, Sanitary Sewer and
Industrial Waste Ordinance, Electrical Code, and Fire Code.
40. Submit landscape and irrigation plans for the entire development, in accordance
with the Water Efficient Landscape Ordinance, to the satisfaction of the City
Engineer.
BUILDING AND SAFETY
41. Building permits are to be obtained for all demolition work.
42. Abandoned sewer lines are to be capped within five (5) feet of the front property
line.
43. Each new building must have a separate connection to the public sewer.
Resolution 12-2343PC
Conditional Use Permit 11-H96
Tentative Tract Map No. 71721
FIRE PROTECTION
Page 8of 12
44. Provide water mains, fire hydrants, and fire flows as required by the County
Forester and Fire Warden for all land shown on the map to be recorded.
45. Provide Fire Department and City approved building address numbers prior to
occupancy.
46. Fire Department access shall extend to within 150 feet distance of any portion of
structures to be built unless waived by the Fire Department.
47. Provide a minimum of 26 feet wide paved area to serve as a private driveway-fire
lane. Said driveway shall be noted on the final map and posted "NO PARKING--
FIRE LANE" and shall be maintained in accordance with requirements and
standards of the Los Angeles County Fire Department. The Fire Lane shall be
conspicuously posted with signage or red curb that meets the specifications of the
Los Angeles County Fire and Sheriff's Departments and shall indicate that
violators will be towed at owner's expense per the California Vehicle Code and the
Temple City Municipal Code. Additionally, the CC&R's shall specifically grant a
waiver, which allows the City of Temple City, the L.A. County Sheriff's Department
or the L.A. County Fire Department to enter upon the private property to enforce
the ''No Parking" prohibition in the designated fire lane.
48. Fire hydrant requirements are as follows : verify one (1) existing Public fire hydrant.
If the existing hydrant does not meet the fire flow requirements, upgrade shall be
required and the fire flow test results shall be submitted to the Los Angeles County
Fire Department for approval.
49. Vehicular access must be provided and maintained serviceable throughout
construction to all required fire hydrants. All required fire hydrants shall be
installed, tested and accepted prior to construction.
50. The required fire flow for public fire hydrants at this location is 1,250 gallons per
minute @ 20 psi for a duration of two hours, over and above maximum daily
domestic demand unless as otherwise approved by the Los Angeles County Fire
Department.
51. A water system maintained by the water purveyor, with appurtenant facilities to
serve all buildings in the land division, must be provided. The system shall include
fire hydrants of the type and location (both on-site and off-site) as determined by
the Los Angeles County Fire Department. The water mains shall be sized to
accommodate the total domestic and fire flows.
52. A site plan delineating the distances to the closest fire hydrants and a completed
Resolution 12-2343PC
Conditional Use Pennit 11-1796
Tentative Tract Map No. 71721
Page 9 of 12
water purveyor form shall be submitted to the Los Angeles County Fire
Department. The fire hydrant requirements shall be determined by the Los
Angeles County Fire Department.
53. All hydrants shall measure s• x 4" x 2-1 12• brass or bronze, conforming to current
AWWA standard C503 or approved equal. All hydrants shall be installed a
minimum of 25 feet from a structure or protected by a two (2) hour fire wall unless
as approved otherwise by the Los Angeles County Fire Department.
54. All required fire hydrants shall be installed, tested and accepted or bonded for prior
to recordation of the final map . Vehicular access must be provided and
maintained serviceable throughout construction.
55. Access shall comply with Section 10.203 -10.206 of the Fire Code, which requires
all weather access. All weather access requires paving.
PUBLIC WORKS
56. Curbs. gutters. and sidewalks: Construct driveways to meet current Americans
with Disabilities Act guidelines and to the satisfaction of the City of Temple City.
Driveways to be abandoned shall be replaced with standard curb , gutter and
sidewalk . Repair any broken or damaged curb, gutter and sidewalk pavement
within or abutting the subdivision.
57. Street Lights: Install one (1) 5800 lumen HPSV street light (flat glass) on a 25'
marbelite pole with underground service. Streetlight to be installed at northern
property line. Provide street light plan for the review and approval of the
Community Development Department.
58. Street Trees: Not Required.
59. Surface Drainage: Provide all facilities necessary to accommodate contributory
runoff and all surface drainage from the subject property and conduct it into
appropriate storm drain facilities. No runoff shall be allowed to drain across a
public sidewalk.
60. Sewers: Provide an on-site sewer main for the project and laterals as required by
Code. A sewer area study for the proposed subdivision (PC1 0-3AS TEMP, dated
October 11, 2011) was reviewed and approved. No additional mitigation measures
are required. The sewer area study shall be invalidated should the total number of
dwelling unit increase, the density increase, dwelling units occur on previously
identified building restricted lots, change in the proposed sewer alignment,
increase in tributary sewershed, change of the sewer collection points, or the
adoption of a land use plan or a revision to the current plan. A revision to the
Resolution 12-2343PC
Conditional Use Permit 11-1796
Tentative Tract Map No. 71721
Page 10 of 12
approved sewer area study shall remain valid for two years after initial approval of
the tentative map. After this period of time, an update of the area study shall be
submitted by the applicant if determined to be warranted by the City Engineer.
61. Underground Utilities: All utilities shall be provided underground from a primary
service point in the public right-of~way or on a rear property line, to service panels
or facilities on buildings. Prior to issuance of building permits, provide to the City's
Community Development Department a detailed utility plan for review and
approval showing all utility pipes, wires and conduits and their respective points of
connection. Water Meters shall be located outside of the sidewalk .
62. Dedications: Dedicate a ten (10) foot wide easement for the on-site sewer main.
Dedicate a five (5) foot land area
63. Permits: Show on plot plan all right-of-way improvements from centerline of street
to property line. Permits shall be obtained from the Los Angeles County Public
Works Department prior to commencement of any work in the public right-of-way.
All work in the public right-of-way shall meet Los Angeles County Public Works
Department standards and shall be reviewed and approved by the City's
Community Department Manager or his designee.
64. Disposal of Construction Waste: No construction activity waste 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. Failure to comply with this condition will result in charges being filed with
the District Attorney. (TCMC 3400-3411) All debris shall be removed daily and
dust control measures shall be implemented.
65. Solid Waste Management: Prior to issuance of Certificate of Occupancy, provide
a written report to the City's Community Development Department showing
description and quantity by weight of all construction and demolition debris and
method and location of disposal. Solid waste includes asphalt, concrete. brick,
sand, earth, wood, plaster, drywall, paper, cardboard, wire, plastic, etc. Total
quantities and general categories are required for all waste material, including
weight tickets.
66 . Stormwater Pollution: The subdivider shall meet all requirements of the National
Pollutant Discharge Elimination System (NPDES) related to pollutants; runoff or
non-stormwater discharges (TCMC 81 00-8405).
Resolution 12-2343PC
Conditional Use Permit 11-1796
Tentative Tract Map No. 71721
SPECIAL REQUIREMENTS
Page 11 of 12
67. The building construction plans on each lot shall include a blue-line sheet(s)
showing each page of this resolution, including all conditions of approval contained
herein.
68. All existing structures on the subject site shall be removed prior to recordation of
the final map.
69. No building permits shall be issued until the final map has been recorded.
Demolition permits for site clearance and grading permits may be issued at any
time.
70.1n completing the drainage and/or grading plan, the Planning Commission shall
review, at a noticed public hearing, any proposed drainage plan if more than 12
inches of fill is proposed on the subject property.
71 . "Grasscrete" or landscape pavers shall be utilized to the extent possible so as to
increase the permeable area on the lot and increase the amount of landscaping.
Sunken landscaping strip shall be provided along the southern edge of the
proposed driveway to the satisfaction of the Community Development Department
and all other applicable agencies; said landscape strip shall be serviced with an
automatic irrigation system .
72. The conditions of approval contained in this Resolution may be enforced by the
Sheriff's Office as well as City staff. Any violation of any condition is a
misdemeanor and may be processed directly by criminal complaint.
73. The legal description on the final Tract map shall be reviewed and approved by the
Land Development Division of the Los Angeles County Public Works Department.
7 4. There shall be installed a separate water meter for each dwelling unit, as well as a
separate meter for common irrigation, if applicable.
75. This Resolution shall not become valid until all responsible parties have signed
and agreed to the aforementioned condition of this Resolution.
76. That this Conditional Use Permit and Tentative Map shall expire 24 months
from the date of approval. If the final map is not to be recorded prior to the
expiration date, the subdivider may apply in writing to the Community
Development Director at least forty (40) days before the expiration date for an
extension of time on the approval of the map. The Map may be extended for
up to five (5) years from the date of approval, at the discretion of the granting
body.
Resolution 12-2343PC
Conditional Use Permit 11-1796
Tentative Tract Map No. 71721
SECTION 4. The Secretary shall certify to the adoption of this Resolution .
Chairman
Page 12 of 12
I hereby certify that the foregoing Resolution was adopted by the Planning
Commission of the City of Temple City at a regular meeting held on the 13th of March 13,
2012, by the following vote:
AYES:
NOES:
Commissioner-Cordes, Horton, Leung, Seibert, 0' Leary
Commissioner-None
ABSENT: Commissioner-None
ABSTAIN: Commissioner-None
Secretary
READ AND APPROVED AND CONDITIONS ACCEPTED:
Dexter Corporation
Property Owner/Developer
EGL Associates, Inc.
Engineer
Date
Date
INITIATION:
1. CALL TO ORDER
2. ROLL CALL:
PLANNING COMMISSION
MINUTES
MARCH 13, 2012
Attachment C
Commlssioners:O' Leary, Horton, Cordes, Leung, Seibert
Also Present: City Attorney Murphy, Director of Community Development Masura, Associate
Planner Liu, and Community Development Secretary Venters
3. PLEDGE OF ALLEGIANCE TO THE FLAG
4. TIME FOR THOSE IN THE AUDIENCE WHO WISH TO SPEAK:
No one came forth at this time.
5. CONSENT CALENDAR:
A. APPROVAL OF MINUTES:
RECOMMENDATION:
FEBRUARY 28, 2012
APPROVE AS SUBMITIED
Commissioner Seibert -Made a motion to approve the minutes dated February 28, 2012 seconded by
Vice-Chairman Horton and unanimously carried.
6. UNFINISHED BUSINESS:
7. NEW BUSINESS:
A. PUBLIC HEARING:
SUBJECT SITE:
CASE NUMBER:
PROPERTY OWNER:
APPLICANT:
NONE
A CONDITIONAL USE PERMIT TO ALLOW THE
CONSTRUCTION OF A 1 ,553 SQUARE FOOT
DETACHED GARAGEJWORKSHOP AT 5130 DOREEN
A VENUE. THE CONDITIONAL USE PERMIT IS
REQUIRED BECAUSE THE PROPOSED
GARAGEJWORKSHOP WILL HAVE MORE THAN 500
SQUARE FEET OF ADDITIONAL FLOOR AREA OTHER
THAN THE REQUIRED PARKING SPACES INSIDE SAID
GARAGE/WORKSHOP. THE SUBJECT PROPERTY IS
ZONED R-1 AND IS DESIGNATED AS LOW DENSITY
RESIDENTIAL BY THE GENERAL PLAN.
5130 DOREEN AVE
CONDITIONAL USE PERMIT 12-1802
LEWIS EMERY
5130 DOREEN AVENUE
TEMPLE CITY, CA 91780
FURUTO RUBIO & ASSOCIATES, INC .
1220 DATE STREET
MONTEBELLO, CA 90640
Planning Commission Minutes
Data of Hearing: March 13, 2012
RECOMMENDATION :
Chairman O'leary-Asked for a Staff Report.
2
1) HEAR STAFF REPORT
2) HEAR THOSE FOR AND AGAINST
3) RECOMMEND THAT THE PLANNING COMMISSION
FIND THE PROJECT CATEGORICALLY EXEMPT
(15303)
Associate Planner Uu-Gave the Staff Report dated March 13,2012 and gave a PowerPoint presentation.
Chairman O 'Leary -Asked if there were any questions or comments from the Planning Commissioners
for the Staff. The Planning Commissioners did have questions or comments at this time.
Chairman O'Leary -Asked Associate Planner Liu if the width of the driveway is adequate.
Associate Planner Liu -Stated that the non-conforming situation would only have to be corrected if this
project were considered a new dwelling.
Chairman O 'Leary -Asked if there were any additional questions or comments from the Planning
Commissioners for the Staff. The Planning Commissioners did not have questions or comments at this
time. Invited the applicant to speak.
Roy Furuto. Rubio & Associates. Inc .. 1220 Date St .. Montebello. Ca 90640-Stated that the applicant is
willing to comply to the conditions of approval.
Commissioner Seibert -Asked the applicant if the proposed garage would be used for vehicle
restoration.
Roy Furuto. Rubio & Associates. Inc .. 1220 Date St.. Montebello. Ca 90640-Stated that the proposed
garage would be used for vehicle restoration.
Commissioner Cordes -Asked the property owner if he intends to display the vehicles in car shows.
Lewis Emery. 5130 Doreen Ave .. Temple City, Ca 91780-Stated that he intends to enter the restored
vehicles in car shows, as he collects and restores vehicles as a hobby.
Chairman O'Leary -Asked if anyone from the public would like to speak in favor or against the proposed
request. One person came forth at this time.
Jan Adams. 5133 N. Pal Mal Ave. Temple Citv. CA 91780-Asked the applicant which way the garage doors
will face, if there would be a lift for the vehicles, if any trees would be removed, and if excessive noise would
be caused by the operation of the garage.
Roy Furuta, Rubio & Associates. Inc .. 1220 Date St .. Montebello. Ca 90640-Stated that the garage doors
would face away from her property, the property owner would not have a lift for the vehicles, and the existing
trees would not be removed .
Chairman O'leary -Asked if anyone from the public would like to speak in favor or against the proposed
request. No one came forth at this time.
Commissioner Seibert -Made a motion to close the public hearing seconded by Commissioner Leung
and unanimously carried.
Planning Commission Minutes
Date of Hearing: March 13, 2012
3
Vice-Chairman Horton -Stated that he could make the findings to approve this request.
Commissioner Leung -Stated that he could make the findings to approve this request.
Commissioner Cordes -Stated that he could make the findings to approve this request.
Commissioner Seibert -Stated that he could make the findings to approve this request.
Chairman O'Learv-Stated that he could also make the find ings to approve this request.
Vice-Chairman Horton-Made a motion to adopt the draft Resolution, approve Conditional Use Permit 12-
1802, and find that this project is categorically exempt from CEQA, seconded by Commissioner Cordes
and carried by Roll Call Vote.
ROLL CALL VOTE
Commissioner Cordes Aye
Commissioner Leung Aye
Commissioner Seibert Aye
Vice-Chairman Horton Aye
Chairman O 'Leary Aye
Chairman O'Leary -Stated that the application was approved 5-0 and stated that there is a 15-day
appeaVrevlew period.
B. PUBLIC HEARING:
SUBJECT SITE:
CASE NUMBERS:
DEVELOPER/APPLICANT:
DESIGNER:
ENGINEER:
RECOMMENDATION :
A CONDITIONAL USE PERMIT AND TENTATIVE
TRACT MAP TO ALLOW THE DEVELOPMENT OF A
RESIDENTIAL CONDOMINIUM PROJECT
CONSISTING OF TEN (10) DETACHED DWELLING
UNITS. THE SUBJECT PROPERTY IS LOCATED IN
THE MULTI FAMILY RESIDENTIAL (R-3) ZONE AND IS
DESIGNATED AS HIGH DENSITY RESIDENTIAL ON
THE CITY'S GENERAL PLAN LAND USE MAP.
5549 SULTANA AVENUE
CONDITIONAL USE PERMIT 11-1796
TENTATIVE TRACT MAP 71721
DEXTER CORPORATION
11819 GOLDRING ROAD, UNIT C
ARCADIA, CA 91006
SANYAO INTERNATIONAL INC.
255 E. SANTA CLARA STREET, #200
ARCADIA, CA 91006
EGLASSOCIATES, INC.
11819 GOLDRING ROAD, UNIT A
ARCADIA, CA 91006
1) HEAR STAFF REPORT
Planning Commission Minutes
Dale of Hearing: March 13, 2012
2) HEAR THOSE FORAND AGAINST
4
3) ADOPT A RESOLUTION RECOMMENDING THAT
THE CITY COUNCIL APPROVE THE PROJECT AND
ADOPT THE NEGATIVE DEC LARA TlON
Chairman O'Leary-Asked for a Staff Report
Associate Planner Liu -Gave the Staff Report dated March 13, 2012 and gave a PowerPoint presentation.
Chairman O'Leary -Asked if there were any questions or comments from the Planning Commissioners
for the Staff. The Planning Commissioners did have questions or comments at this time.
Commissioner Cordes -Asked Associate Planner Liu for clarification regarding radius maps.
Associate Planner Liu -Stated that the mailing labels for the radius map was based on the exterior
perimeters of the property.
Chairman O'Leary -Asked if there were any additional questions or comments from the Planning
Commissioners for the Staff. The Planning Commissioners did not have questions or comments at this
time. Invited the applicant to speak.
Robert Tong. Sanyao International. Inc .. 255 E. Santa Clara SL #200, Arcadia. Ca 91006-Stated that this
engineer has created several developments throughout the City and that a portion of the landscape will be
preserved.
Commissioner Cordes-Asked the engineer if he is willing to comply with the conditions of approval.
Hank Jong 1 EGL Associates. lnc.1 11819 Goldring Road. #A, Arcadia. Ca 91006-Stated that he is willing to
comply with the conditions of approval.
Commissioner Leung -Expressed concern regarding conflicting landscaping plans.
Robert Tong. Sanvao International. Inc .. 255 E. Santa Clara St .. #200, Arcadia. Ca 91006-Stated that the
building site plan portrays an accurate proposal for landscaping.
Commissioner Leung -Asked the designer why the storm water cue is unchanged, even though the
impervious material has been increased.
Hank Jong. EGL Associates. Inc .. 11819 Goldring Road, #A. Arcadia. Ca 91006-Stated that based upon
the software program from the County of Los Angeles, the permeable area remains the same.
Associate Planner Liu -Further clarified that the unchangeable rate refers to the volume of storm water
drainage per timed unit, as opposed to the volume of storm water that would drain to the public drain system.
Vice-Chairman Horton -Asked the engineer if he would be willing to increase the amount of pavers or
greenscape.
Hank Jona. EGL Associates. Inc .. 11819 Goldring Road. #A. Arcadia. Ca 91006 -Stated that the Fire
Department usually is not in favor of additional pavers.
Chairman O'Leary -Asked if anyone from the public would like to speak in favor or against the proposed
request. One person came forth at this time.
Planning Commission Minutes
Data of Hearing: March 13, 2012
5
Marv Kokayko, Temple City Resident-Expressed concern regarding increased power outages that may be
caused by growing energy demands.
Commissioner Seibert -Made a motion to close the public hearing seconded by Vice-Chairman Horton
and unanimously carried.
Commissioner Seibert -Stated that he could make the findings to recommend approval of this request to the
City Council.
Commissioner Cordes-Stated that numerous provisions have been stipulated to accommodate increased
energy demands. Stated that he could make the findings to recommend approval of this request to the City
Council.
Commissioner Leung -Stated that he did not have comments at this time.
Vice-Chairman Horton -Stated that he could make the findings to recommend approval of this request to the
City Council.
Chairman O 'Leary -Stated that he could make the findings to recommend approval of this request to the City
Council.
Commissioner Seibert -Made a motion recommending the City Council to adopt the draft Resolution ,
approve Conditional Use Permit 11-1796 and Tentative Tract Map 71721, and adopt the Negative
Declaration, seconded by Commissioner Horton and carried by Roll Call Vote.
ROLL CALL VOTE
Commissioner Cordes Aye
Commissioner Leung Aye
Commissioner Seibert Aye
Vice-Chairman Horton Aye
Chairman O'Leary Aye
Chairman O 'Leary-Stated that the application recommended for approval to the City Council on 5-0 vote .
8 . COMMUNICATIONS: NONE
9. MATTERS FROM CITY OFFICIALS: NONE
10. COMMISSION ITEMS SEPARATE FROM REGULAR AGENDA
A. Commissioner Cordes -Stated that he and Commissioner Leung would brief Planning
Commission on the various topics at the upcoming Planners Institute and Mini Expo
conference. Expressed interest in the General Master Plan revision.
B. Commissioner Leung -None
C. Commissioner Seibert-None
D. Vice-Chairman Horton -Stated that will not attend the next Planning Commission
Meeting of March 27. as he will be fulfilling duties with the Coast Guard.
E. Chairman O 'Leary -Thanked Staff for their work at the Planning Commission meetings.
Planning Commission Minutes
Data or Hearing: March 13, 2012
11. ADJOURNMENT:
6
Commissioner Seibert-Made a motion to adjourn the Planning Commission Meeting dated March 13, 2012
seconded by Vece-Chairman Horton and unanimously carried.
Chairman O'leary -Adjourned the meeting at 8:22 p.m. to the next Planning Commission Meeting of March
27,2012 at 7:30p.m.
Next Scheduled Meeting of:
City Council:
Parks & Recreation Commission:
Public Safety Commission
Secretary
March 20,2012
March 21, 2012
March 14, 2012
Chairman
CITY OF TEMPLE CITY
PLANNING COMMISSION
DATE OF MEETING: MARCH 13,2012
TO: PLANNING COMMISSION
FROM: STEVEN M. MASURA~ ...-"-
COMMUNITY DEVELOPMENT Dl RECTOR
BY: HESTY LIU )f~
ASSOCIATE PLANNER
Attachment D
REPORT ON: A CONDITIONAL USE PERMIT AND TENTATIVE TRACT MAP TO
ALLOW THE DEVELOPMENT OF A RESIDENTIAL
CONDOMINIUM PROJECT CONSISTING OF TEN (1 0)
DETACHED DWELLING UNITS. THE SUBJECT PROPERTY IS
LOCATED IN THE HEAVY MULTIFAMILY RESIDENTIAL (R-3)
ZONE AND IS DESIGNATED AS HIGH DENSITY RESIDENTIAL
ON THE CITY'S GENERAL PLAN LAND USE MAP.
PROJECT SITE: 5549 SULTANA AVENUE
CASE NO: TENTATIVE TRACT MAP 71721
CONDITIONAL USE PERMIT 11-1796
OWNERS: DEXTER CORPORATION
11819 GOLDRING ROAD, UNIT C
ARCADIA, CALIFORNIA 91006
ENGINEER: EGL ASSOCIATES, INC
11819 GOLDRING ROAD, UNIT A
ARCADIA, CALIFORNIA 91006
INFORMATION SUMMARY
Zoning: R-3, Multiple Family Residential
General Plan: High Density Residential (Up to 18 dulac)
Lot: Area
(Sq. Ft.)
31,764
Width
120'
Depth
264.7'
Shape and Characteristics
rectangular and level
Public Improvements: existing curb and gutter and sidewalk
Environmental Review: Negative Declaration
Previous Actions: None
Public Hearing: March 13, 2012 Page -2 -
Tentative Tract Map 71721
Conditional Use Permit 11-1796
Pending Actions: City Council approval, Final Map processing and approval,
Building Department plan check, issuance of Building Permits
and building construction .
Background:
The subject property is zoned R-3 (Heavy Multiple Residential) and is designated
as High Density Residential by the General Plan. The site has a total land area of
approximately 31,764 square feet and is currently improved with a single-family
dwelling of 1,394 square feet and a 966 square foot detached garage . The
proposal is to remove the house and the garage to construct ten (1 0) detached
condominium dwelling units. The subject property is surrounded by R-3 zoned
properties to north, south , and east, and is directly abutting C-3 (Heavy
Commercial) Zone to the west. The project data is provided as the following:
No. of Units :
No. of Bedrooms:
Total Floor Area:
Exterior materials:
Density:
Open Space:
Floor Area Ratio :
Lot Coverage:
Height:
No. of Parking Space:
Garage Parking:
Guest Parking:
Proposed
10
4 bedrooms
22,216 sq . ft. including
garages
Max. permitted or
min. required by Code
Max. 13
N/A
22,235 sq. ft . max.
Stucco, precast and foam moldings around window
and door openings, wood shutters, and concrete roof
tile
13.7 dulac 1 8 dulac max.
5, 700sq . ft. 2,500 sq. ft. min.
(570 avg.sf/unit) (500 sf/unit)
.699 .70
40% 50%
26"± 30'-0"
30 30min.
20 20min.
10 1 0 min. (based on 1 per
unit with three or more
bedrooms)
Public Hearing: March 13,2012
Tentative Tract Map 71721
Conditional Use Permit 11-1796
Page-3-
The submitted development plan features ten detached, two-story dwellings situated
symmetrically along an east/west central driveway. The turning radius in front of the
garages is provided at 26 feet and the guest parking is provided in between the
separations of the buildings. Three different floor plans provide a living area from 1 , 759
square feet to 1,811 square feet. All units consist of four-bedrooms and four~and-half
bathrooms. The total building area is 22,216 square feet with the proposed FAR at
69.9%.
Analysis:
Pursuant to the zoning regulation, the subject site could be developed with a maximum of
thirteen units and a maximum FAR (Floor Area Ratio) of 70%. The proposed project
features ten units with a Floor Area Ratio of 69.9%, both of which meet or exceed the
zoning standards. Parking is considered adequate with a two~r garage and one guest
parking space provided for each dwelling unit. The architectural design of the building has
been reviewed and is found to satisfy the criteria of the Design Guidelines of the Zoning
Code.
The building and engineering aspects of the project (including drainage and sewer
capacity plans) have been reviewed by the appropriate City and County departments and
the pertinent utility companies. Comments have been incorporated as conditions of
approval in the Draft Resolution as attached. The County's relevant departments
recommend approval of the Tentative Tract Map.
Recommendation:
Adopt a resolution recommending that the City Council approve Tentative Tract Map
71721 , Conditional Use Permit 11-1796, and the related Negative Declaration, based
upon the findings and subject to the conditions in the attached draft resolution.
Attachments: 1.
2.
3.
5.
6.
7.
8 .
9.
Staff Draft Resolution
Draft Negative Declaration
Environmental Checklist
Application & Pictures
Reduced Tentative Map and Site Plan
Vicinity Map
Zoning Map
Aerial Photograph
NOTICE OF INTENT TO ADOPT A NEGATIVE DECLARATION
To: County Clerk
County of Los Angeles
12400 E. Imperial Highway, Room 2001
Norwalk, California 90630
From: City of Temple City
9701 Las Tunas Drive
Temple City, CA 91780
Notice is hereby given that the Community Development Department has completed an Initial
Study of the following project:
• Application(s): Tentative Tract Map 71721 and Conditional Use Permit 11-1796: A Tentative
Tract Map and Conditional Use Permit to allow a subdivision consisting of ten (10) residential
condominium dwelling units at 5549 Sultana Avenue, Temple City, CA, 91780. The subject site
is located in the R-3 zone.
The Initial Study was completed in accordance with the State Guidelines for implementing the California
Environmental Quality Act. The Initial Study was undertaken for the purpose of deciding whether the
project may have a significant effect on the· environment. On the basis of the Initial Study, the
Community Development Department has concluded that the project will not have a significant effect on
the environment, and has therefore prepared a Draft Negative Declaration. The Initial Study reflects the
independent judgment of the City. The project site is_ I is not _x_ on a list compiled pursuant to
Government Code section 65962.5.
Copies of the Initial Study and Draft Negative Declaration are on file at the City's Community
Development Department office, located at 9701 Las Tunas Drive, Temple City, California 91780 and
are available for public review. Comments will be received until and during the public hearing. which
begins at 7:30 p.m. on Tuesday, March 13, 2012 . Any person wishing to comment on this matter must
submit such comments, in writing , to the City by this time and date. Comments of all responsible
agencies are also requested.
At its meeting on Tuesday. March 13. 2012. at 7:30 p .m., the Planning Commission of the City of
Temple City will consider the project and the Draft Negative Declaration. Subsequent to Planning
Commission review and recommendation , the City Council, acting as the final decision making body for
the lead agency, may adopt the Negative Declaration. This means that the City may proceed to
consider the project without the preparation of an Environmental Impact Report. It is anticipated that the
City Council will consider this item on April 10. 2012.
COMMUNITY DEVELOPMENT DEPARTMENT
Steve Masura , Community Development Director
Date Received for Filing
By Los Angeles County : _
(County Clerk Stamp Here)
City of Temple City
ENVIRONMENTAL CHECKLIST FORM
PROJECT TITLE
Tentative Tract Map 71721
Conditional Use Permit 11-1796
LEAD AGENCY NAME AND ADDRESS
City of Temple City
9701 Las Tunas Drive
Temple City, California 91780
CONTACT PERSON AND PHONE NUMBER
Hesty Liu, Associate Planner
(626) 285-2171
PROJECT LOCATION
5549 Sultana Avenue (APN: 5387-27-032 and 5387-27-033)
PROJECT SPONSOR'S NAME AND ADDRESS
Applicant/Owner:
Dexter Corporation
11819 Goldring Road, Unit C
Arcadia, CA 91006
Designer:
Sanyao International Inc.
255 E. Santa Clara Street, #200
Arcadia, CA 91006
GENERAL PLAN DESIGNATION
High Density Residential
ZONING
R-3
Engineer:
EGL Associates, Inc.
11819 Goldring Road, Unit A
Arcadia, CA 91006
DESCRIPTION OF PROJECT: A Conditional Use Permit and Tentative Tract Map to allow the development of
a residential condominium project consisting of ten (10) detached dwelling units. The subject property is located in
the Multi-family Residential (R-3) Zone and is designated as High Density Residential on the City's General Plan
Land Use Map.
OTHER AGENCIES WHOSE APPROVAL IS REQUIRED <AND PERMITS NEEDED)
Building and Planning Department approval
City of Temple City
ENVIRONMENTAL CHECKLIST FORM
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
1. LAND USE AND PLANNING. Would the proposal :
a. Conflict with general plan designation or D D D (29
zoning
b. Conflict with applicable environmental D D D ~ plans or policies adopted by agencies with
jurisdiction over the project?
c. Affect agricultural resources or operations D 0 D
(e.g . impacts to soils or farmlands, or
impacts from incompatible land uses?
d. Disrupt or divide the physical arrangement D D D
of an established community (including a
low income or minority community?
2. POPULATION AND HOUSING. Would the proposal :
a. Cumulatively exceed official regional or D 0 D ~ local population projects?
b. Induce substantial growth in an area either 0 0 D ~ directly or indirectly (e.g. through projects
in an undeveloped area or extension of
major infrastructure?
c. Displace existing housing, especially D 0 D 121 affordable housing?
3. GEOPHYSICAL. Would the proposal result in or
expose people to potential impacts involvi ng:
a. Seismicity: fault rupture? D D D J&
b. Seismicity: ground shaking or liquefaction? 0 0 D ~
c. Seismicity: seiche or tsunami? D 0 D ~
d. Landslides or mudslides? D 0 D ~
e. Erosion, changes in topography or unstable D D 0 IS4 soil conditions from excavation, grading or
fill?
f. Subsidence of the land? D D D %
g. Expansive soils? D D 0 ~
h . Unique geologic or physical features? D D D ~
ENVIRONMENTAL IMPACTS
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
4. WATER. Would the proposal result :
a. Changes in absorption rates, drainage D 0 0
patterns, or the rate and amount of surface
runoff?
b. Exposure of people or property to water D 0 0 ~
related hazards such as flooding?
c . Discharge into surface waters or other 0 0 0 ~
alterations of surface water quality (e.g .
temperature, dissolved oxygen or turbidity?
d. Changes in the amount of surface water in 0 D 0 ~
any water body?
e . Changes in currents, or the course or D 0 0 6?1
direction of water movements?
f. Changes in the quantity of ground either 0 0 D 1iJ
through direct additions or withdrawals, or
through interceptions of an aquifer by cuts
or excavations?
g . Altered direction or rate of flow of D D 0 ~ groundwater?
h. Impacts to groundwater quality? 0 D D ~
I. Storm water system discharges from area 0 D D ~
for materials storage, vehicle or equipment
fueling, vehicle or equipment maintenance
(including washing), waste handling,
hazardous materials handling or storage
delivery or loading docks, or other outdoor
work area?
j . A significantly environmentally harmful 0 D D
increase in the flow rate or volume of storm
water runoff?
k. A significantly environmentally harmful D 0 D ~.
increase in erosion of the project site or
surrounding areas?
I. Storm water discharges that would D D D ~
significantly impair the beneficial uses of
receiving waters or areas that provide water
quality benefits (e.g., riparian corridors,
wetlands, etc.)?
m. Harm to the biological integrity of drainage 0 0 D
systems and water bodies?
ENVIRONMENTAL IMPACTS
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
5 . AIR QUALITY. Would the proposal:
a. Violate any air quality standard or D D D
contribute to an existing or projected air
quality violation?
b. Expose sensitive receptors to pollutants? D D D -~
c. Alter air movement, moisture, or D D D 1&
temperature, or cause any change in
climate?
d. Create objectionable odors? D D D
6. TRANSPORTATION/CIRCULATION. Would the proposal
result in :
a. Increased vehicle trips or traffic congestion? D D ~-D
b. Hazards to safety from design features (e.g. D D D 'g]
sharp curves or dangerous intersections) or
incompatible uses (e.g. farm equipment)?
c. Inadequate emergency access or access to D D D ~
nearby uses?
d. Insufficient parking capacity on-site or off-D 0 0 ~
site?
e. Hazards or barriers for pedestrians or D 0 D ~ bicyclists?
f . Conflicts with adopted policies supporting D D D -~
alternative transportation (e .g . bus turnouts ,
bicycle racks)?
g. Rail, waterborne or air traffic impacts? D 0 D
7. BIOLOGICAL RESOURCES. Would the proposal result in
impacts to:
a . Endangered, threatened or rare species or D 0 0 1?J their habitats (including but not limited to
plants, fish, insects, animals, and birds)?
b. Locally designated species (e.g. heritage D D D ~
trees)?
c. Locally designated natural communities D
(e.g. oak forest, costal habitat, etc .) ?
D D ~
d. Wetland habitat (e.g. marsh, riparian and D 0 D 1'&:
vernal pool) ?
ENVIRONMENTAL IMPACTS
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
e. Wildlife dispersal or migration corridors? D 0 D ~
8. ENERGY AND MINERAL RESOURCES. Would the
proposal:
a. Conflict with adopted energy conservational D
plans?
0 0 ti
b. Use non-renewable resources in a wasteful D 0 0 a-and inefficient manner?
9. HAZARDS. Would the proposal involve:
a. A risk of accidental explosion or release of D D 0
hazardous substances (including, but not
limited to: oil, pesticides, chemicals or
radiation)?
b. Possible interference with an emergency D D D
response plan or emergency evacuation
plan?
c. The creation of any health hazard or D 0 D ~
potential health hazard?
d. Exposure of people to existing sources of 0 D D ~ potential health hazards?
e. Increased fire hazard areas in areas with D 0 D ~
flammable brush, grass, or trees?
10. NOISE. Would the proposal result in:
a. Increases in existing noise levels? D 0 Rl. D
b. Exposure of people to severe noise levels? D D 0 ~
t t. PUBLIC SERVICES. Would the proposal have an effect upon,
or result in a need for new or altered government services in any
of the following areas:
a. Fire protection? D 0 0 ~
b. Po1ice protection? D D 0 ts1
c. Schools? D D a D
d. Maintenance of public facilities, including D
roads?
D D ~
ENVIRONMENTAL IMPACTS
Potentially
Potentially Significant Less Than
Significant Unl ess Significant No
Impact Mitigated Impact Impact
e . Other governmental services? D D D ~
J 2. UTILITIES AND SERVICE SYSTEMS. Would the proposal
result in a need for new systems, or substantial alterations to the
following utilities?
a . Power or natural gas? D D D w
b . Communications systems? D D D ~
c . Local or regional water treatment or 0 0 0 ~
distribution facilities?
d . Sewer or septic tanks? D 0 M 0
e . Storm water drainage? 0 0 D ~
f . Solid waste disposal? D D D ~
13 . AESTHETICS. Would the proposal:
a . Affect a scenic vista or scenic highway? D 0 D ~
b. Have a demonstrable negative aesthetic effect? D D D rzr
c. Create light or glare? D D D 1lf
14. CULTURAL RESOUCES. Would the proposal:
a . Disturb paleontological resources? D D D tK!.
b . Disturb archaeological resources? D D D ~
c. Affect historical resources? D D D ~
d. Have the potential to cause a physical change 0 D 0 ~
which would affect unique ethnic cultural
values?
e. Restrict existing religious or sacred uses within D 0 D
the potential impact area?
15 . RECREATION. Would the proposal :
a . Increase the demand for neighborhood or D D []( D
regional parks or other recreational facilities?
b . Affect existing recreational opportunities? D D D 12?
ENVIRONMENTAL IMPACTS
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
16 . MANDATORY FINDINGS OF SIGNIFICANCE
a. Does the project have the potential to degrade D 0 D
the quality of the environment, substantially
reduce the habitat of fish or wildlife species,
cause a fish or wildlife population to drop
below self-sustaining levels, threaten to
eliminate a plant or animal community, reduce
the number or restrict the rang of a rare or
endangered plant or animal or eliminate
important examples of major periods of
California h istory or prehistory?
b . Does the project have the potential to achieve D D D
short-term, to the disadvantage of long-term,
environmental goals?
c. Does the project have impacts that are D 0 0
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a project
are considerable when viewed in connection
with the effects of past projects, the effects of
other current projects, and the effects of
probable future projects).
d . Does the project have environmental effects D D D
which will cause substantial adverse effects on
human beings, either directly or indirectly?
DISCUSSION OF THE ENVIRONMENTAL EVALUATION
TENTATIVE TRACT MAP-71721, CONDITIONAL USE PERMIT 11-1796
5549 SULTANA AVENUE
4A. WATER: The proposed project will result in a reduced absorption rate
and an increase in water run-off. However, the developer will be required to
provide permeable land covers such as interlocking pavers in the driveway to
mitigate the impact. Also, as a Condition of Approval, a drainage plan will be
subject to the review and approval of the Los Angeles County Public Works
Department for approval. No increase in the stonn run-off per unit time would be
allowed and adequate on-site retention devices are required for gradual and
ultimate drain to stonn drain facilities . No drainage will be pennitted to flow across
the public sidewalk.
6A. TRANSPORTATION/CIRCULATION: The proposed project will increase
the existing number of dwellings from one to ten units and will potentially increase
the number of vehicle trips and traffic in and around the subject site. However, the
abutting public street has the capacity of handling the additional traffic that will be
generated by the project.
1 OA. NOISE: The proposed project will slightly result in an increase in the
existing noise levels due to the proposed increase in the number of families on the
site . The source of the noise would come from additional vehicular traffic,
residents, and visitors to the subject site. However, the impact is anticipated to be
less than significant. Construction activities that may temporarily increase the noise
level will be governed under the Cit}ls Noise Ordinance. Construction work shall
be limited from 7:00a.m. to 6:00p.m . Monday through Saturday. No construction
work shall occur on Sunday.
11C. PUBLIC SERVICES: The subject project is situated within Temple City
School District. According to school enrollment data, each existing household in
the District generates 0. 7 students. Based upon this figure, the proposed ten-unit
project will generate 6.3 additional students. The developer will be paying the
current $2.97per square foot school fee for the construction of the project. The
developer fees will be used to negate the impact and accommodate the potentially
increased enrollment.
12D. UTILITIES AND SERVICE FACILITIES: Recently, the City completed a
comprehensive sewer capacity analysis; generally, the Cit}ls sewer system is in
excellent condition, however long term areas of deficiency have been identified. In
order to mitigate immediate and long tenn sewer deficiencies, the City has
established a sewer deficiency fee to aid in offsetting the anticipated long term
deficiencies in the sewer system. This project is subject to a $ 25,000 sewer
reconstruction fee.
DISCUSSION OF ENVIRONMENTAL EVALUATION Page 2
15A. RECREATION: The project will result in nine additional families and will
increase the demand on local parks and other recreational facilities. However, the
impact will be less than significant and the developer will be required to pay the
Park Development Fee. The fee exaction will be used to mitigate the impact by
potentially providing the facilities in the future.