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HomeMy Public PortalAbout07) 7D Final Map Approval 5324 Welland AveCity Council September 4, 2012 Page2 land area large enough to accommodate three condominium dwelling units. After review of the development plans, staff concludes that the project will comply with all current zoning standards of the City. The developer since then has worked on the requirements for the final map approval. The Los Angeles County Department of Public Works now advises that the project satisfies all pertinent provisions of the Subdivision Map Act, and is ready for final· map approval. The approval of the City Council will allow the developer to record Parcel Map No. 71195 and subsequently obtain building permits to start project construction. CONCLUSION: Based on the recommendation of the Los Angeles County Department of Public Works, the Final Subdivision Map is consistent with the approved Tentative Parcel Map. Staff recommends that the City Council approve Parcel Map No. 71195. FISCAL IMPACT: This item does not have an impact on the Fiscal Year (FY) 2012-13 City Budget. ATTACHMENTS: A. Letter from Los Angeles County Department of Public Works Department dated August8,2012 B. Planning Commission Resolution No. 1 0-2299 PC C. Staff Report Dated May 25, 2010 D. Vicinity Map E. Land Use Map F. Reduced Copy of Final Parcel Map No. 71195 RESOLUTIOI\l NO. 10-2299 PC Attachment 8 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMPLE CITY APPROVING CONDITIONAL USE PERMIT 09-1753 AND TENTATIVE PARCEL MAP 71195 TO ALLOW THE DEVELOPMENT OF A RESIDENTIAL CONDOMINIUM PROJECT WITH THREE (3) DETACHED UNITS ON PROPERTY LOCATED AT 5324 WELLAND AVENUE. THE SUBJECT SITE IS LOCATED IN THE R-2 ZONE AND IS DESIGNATED AS MEDIUM-DENSITY RESIDENTIAL BY THE GENERAL PLAN. (SUN HOMELAND INC./APEC ENGINEERING) 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 Parcel 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 width of 81.03 feet and a depth of 170 feet for a total land area of approximately 13,770 square feet. The proposal involves the construction of three (3) units; 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 Weiland Avenue is a local street with a 60 foot right-of-way and a 38 foot wide roadway; and 3. That the proposed use will not have an adverse effect upon the use, enjoyment or valuation of adjacent property or upon the public welfare in that the project has been designed within criterion established by the Zoning Code. The project has the required 10 and 15-foot side yard setbacks and a 15-foot rear yard setback, · and 3 parking spaces per dwelling unit. The density of the development project is approximately 9.5 dwelling units per acre while the Municipal Code allows a maximum of 12 units per acre. TENTATIVE PARCEL 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 Conditional Use Perrnit 09-1753 Tentative Parcel Map No. 71195 3. That the division and development of the property in the manner set forth on the map of Parcel Map 71195 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 Parcel 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 is categorically exempt from CEQA requirements pursuant to Section 15315. SECTION 3. Accordingly, the Tentative Parcel Map and Conditional Use Permit are approved, subject to the following conditions: PLANNING 1. The proposed development is in substantial compliance with the submitted subdivision map and development plans dated May 17, 2010, except as modified herein. 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") box-size trees. The landscape plan shall incorporate fast-growing, tall shrubs at the terminus of the driveway adjacent to the proposed guest parking space; said shrubbery shall provide vertical growth as opposed to "ground cover". 3. All development standards applicable to r:nultiple-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 Weiland Avenue as well as any landscaped areas along the driveway shall be planted and maintained until the dwellings are individually sold and shall be continuously maintained thereafter. 5. A chain link security fencing six (6) feet in height shall be installed around the site prior to the demolition of existing structures. The chain link fence shall remain until the required six (6) foot high block wall (or decorative fence) is constructed. Any unoccupied dwelling shall be boarded and fenced so as to prevent vandalism. Resolution 10-2299 PC Conditional Use Permit 09-1753 Tentative Parcel Map No. 71195 Page 3 6. A grading and drainage plan shall be submitted and approved by Los Angeles County Public Works Department prior to installation of any new block wall. A screening wall or fence may be constructed around the perimeter of the site provided said wall or fence does not interfere with the natural flow of drainage; ·said _wall or fence may consist of secured, decorative vi.nyl material, or 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. 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 and three (3) feet in the front yard area. 7. 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 of the site. 8. 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. 9. 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. 10. Based upon an assumed traffic generation factor. of 10 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 one (1) additional dwelling unit. Based upon an estimated value of $55 per credit, a Congestion Management Program fee shall be paid in the amount of $37 4 prior to the issuance of building permits. 11. The Park Development fees and the Sewer Reconstruction fee shall be paid to the City of Temple City prior to the issuance of building permits for any new construction. 12. All windows shall be double pane to mitigate noise impacts and assist in energy conservation. Resolut:on 10-2299 PC Conditional Use Permit 09-1753 Tentative Parcel Map No. 71195 Page 5 18. There shall be no pad fill greater than twelve inches (12") in height measured from the natural grade at any point on the subject lot. The final grading and drainage plan shall be reviewed and approved by the Community Development Manager prior to i~suance of a grading permit. 19. 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. 20. The subdivider shall submit an area study to the Los Angeles County Public Works Department to determine if capacity is available in the sewerage system to be used as the outlet for the sewers in this land division. If the system is found to have insufficient capacity, the problem must be resolved to the satisfaction of the Los Angeles County Public Works Department. A sewer improvement fee may be imposed to address an existing sewer capacity deficiency, which has been identified in this area. 21. 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. 22. That the Tentative Parcel Map shall not become effective until and/or unless the request for the Conditional Use Permit is approved. 23. That this Conditional Use Permit and Tentative Parcel Map shall expire 24 months from the date of approval. If the Parcel 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. 24. 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. 25. 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. 26. There shall be filed with the Los Angeles County Public Works Department a Resolution 10-2299 PC Conditional Use Permit 09-1753 Tentative Parcel Map No. 71195 Page 6 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. 27. Easements shall be granted to the City, appropriate agency or entity for the purpose of ingress, egress construction and maintenance of all infrastructures constructed for this land division to the satisfaction of the City Engineer. 28. 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. 29. 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 three (3) units. 30. Prior to final approval of the Parcel 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. 31. A final map (Parcel 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. 32. 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. 33. If 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. 34. Prior to submitting the final map to the Los Angeles County Public Works I ! Resoiut1on 10-2299 PC Conditional Use Permit 09-1753 Tentative Parcel Map No. 71195 Page 7 Department for examination pursuant to Section 66442 of the Government Code, obtain· clearan~es 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 certific.ates, signatures, etc. 35. 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. 36. A final guarantee will be required at the time of filing of the final map with the County Recorder. BUILDING AND SAFETY 37. Building permits are to be obtained for all demolition work. 38. Abandoned sewer lines are to be capped within five (5) feet of the front property line. 39. Each new building must have a separate connection to the public sewer. FIRE PROTECTION 40. Provide water mains, fire hydrants, and fire flows as required by the County Forester and Fire Warden for alllahd shown on the map to be recorded. 41. Provide Fire Department and City approved building address numbers prior to occupancy. 42. Fire Department access shall extend to within 150 feet distance of any portion of structures to be built unless waived by the Fire Department. 43. Provide a paved driveway (width to be determined by the Los Angeles County Fire Department) 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 Resolution 1 0-2299 PC Conditional Use Permit 09-1753 Tentative Parcel Map No. 71195 52. Street Trees: None required. Page 9 53. 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. 54. 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 Public Works Department a detailed utility plan for review and approval showing all utility pipes, wires and conduits and their respective points of connection. 55. Sewers: Dedicate a ten (1 0) foot wide sewer easement for maintenance of the on-site main line sewer. Construct sewer main to serve all units and dedicate to City. 56. 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. 57. 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) 58. Solid Waste Management: Prior to issuance of Certificate of Occupancy, provide a written report to the City Public Services 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 all that is currently required. 59. 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). SPECIAL REQUIREMENTS Resolution 10-2299 PC Conditional Use Permit 09-1753 Tentative Parcel Map No. 71195 Page 10 60. 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. 61. All existing structures on the subject site shall be removed prior to recordation of the final map. 62. 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. 63. In 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. 64. Provide decorative brickwork or stamped concrete on the proposed driveway to the satisfaction of the Community Development Department. 65. 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. 66. The legal descri'ption on the final parcel map shall be reviewed and approved by the Land Development Division of the Los Angeles County Public Works Department. 67. This Resolution shall not become valid until all responsible parties have signed and agreed to the aforementioned condition of this Resolution. 68. The Tentative Parcel 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 should apply in writing to the Community Development Department at least forty (40) days before . the expiration date for an extension of time on the approval of the map. The granting of any extension of time to record the final map shall be at the discretion of the granting body. 69. There shall be installed a separate water meter for each dwelling unit as well as a separate meter for common irrigation, if applicable. Public Hearing: May 25, 2010 Tentative Parcel Map 71195 Conditional Use Permit 09-1753 Analysis 3 In general, this is a typical condominium development similar to others that have been approved and constructed throughout the City in the R-2 and R-3 zones. The development is consistent with its land use designation and will meet all the current development standards of the Zoning Code. The proposed project meets or exceeds all Temple City Code development standards for the R-2 zone. The subject site is sufficient in size and shape to adequately accommodate the proposed three dwelling units, and the project provides adequate off-street vehicle parking in the three garages and three guest parking spaces. lt should be noted that this project does comply with the amended R-2 regulations that were adopted in 2005. Staff worked with the project Architect through the Site Plan Review process to achieve the best possible design. Staff has also requested and required some variation in the exterior colors of the units. The condominiums feature stucco, cultured stone veneer, wood shutters, and decorative board and batten vent accents. The driveway features a generous amount of interlocking pavers to increase the permeable ratio of the development. The resulting design is in accordance with the development and design standards of the R-2 Zone. Upon the receipt of this application, the Tentative Parcel Map was forwarded to the appropriate City and the County departments. Feedback and conditions from those departments have been considered and were incorporated in the draft resolution. Staff also conducted a subdivision meeting with the applicant and the project Engineer to discuss the requirements. Recommendation Adopt a resolution approving Tentative Parcel Map 71195 and Conditional Use Permit 09- 1753 based upon the findings and subject to the conditions stipulated in the attached draft resolution. Attachments: 1. Draft Resolution 2. Application 3. 8Yz" x 11" Development Plans 4. Vicinity Map 5. Zoning Map \\TEMPLE2K\Apps\Word\Department\CDD\RPTS\Pianning\Pianning Commission\Tentative Parcel Map (TPM)\PC RPT, TPM 71195, CUP 09-1753, 5324 Weiland Ave (Sun Homeland, Apec Engineering).doc