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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.