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ITEM 9.B.
COMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
DATE: March 1, 2011
TO: The Honorable City Council
FROM: Jose E. Pulido, City Manage
By: Joseph M. Lambert, Community Development Manager,L—
SUBJECT: PUBLIC HEARING REGARDING TENTATIVE TRACT MAP 71205 AND
CONDITIONAL USE PERMIT 10-1762 FOR THE CONSTRUCTION OF
SIX (6) CONDOMINIUMS AT 5535 SANTA ANITA AVENUE. (SUN
HOMELAND INC/ BENJAMIN ZHU).
RECOMMENDATION:
The City Council is requested to adopt a Resolution approving Tentative Tract Map
71205 and Conditional Use Permit 10-1762.
BACKGROUND:
Before the City Council is an application to allow the development of a residential
condominium project consisting of six dwelling units for property situated in the multiple -
family residential (R-2) zone. On February 8, 2011, the Planning Commission conducted
a noticed Public Hearing and adopted a Resolution recommending approval of this
project.
The subject R-2 zoned property is 26,610 square feet in area. The site is
currently improved with a total of five dwelling with a total floor area of 4,647 square
feet. To develop the property, the applicant will demolish all of the existing
structures on the site.
ANALYSIS:
The subject site is of sufficient size to accommodate the proposed six dwelling units and
will provide adequate off-street vehicle parking. The total building area is 13,270 square
feet and the proposed FAR is 49%, slightly lower than the 50% maximum allowed by
the Zoning Code.
City Council
March 1,2011
Page 2
In order to enhance the development, 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 accents. The driveway
features a generous amount of interlocking pavers to increase the permeable ratio of the
development.
CONCLUSION:
The proposed project is consistent with its land use designation and the development
standards set forth by the Zoning Code. It should also be noted that this project does
comply with the amended R-2 regulations and design review standards that were adopted
in 2005. Therefore, staff recommends that the City Council adopt a Negative Declaration
and approve Tentative Tract Map 71205 and Conditional Use Permit 10-1762, 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) 2010-11 City Budget.
ATTACHMENTS
A. Planning Commission Resolution No. 11-2321 PC
C. Draft Planning Commission Minutes dated February 8, 2011
D. PC Staff Report dated February 8, 2011, and attachments thereto
E. Draft City Council Resolution No. 11-4727
RESOLUTION NO. 11-2321 PC
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TEMPLE CITY RECOMMENDING APPROVAL OF CONDITIONAL USE
PERMIT 10-1762 AND TENTATIVE TRACT MAP 71205 TO ALLOW THE
DEVELOPMENT OF A RESIDENTIAL CONDOMINIUM PROJECT WITH
SIX (6) UNITS FOR THE PROPERTY LOCATED AT 5535 SANTA ANIA
AVENUE. THE SUBJECT SITE IS ZONE R-2 AND 1S DESIGNATED AS
MEDIUM -DENSITY RESIDENTIAL BY THE GENERAL PLAN (SUN
HOMELAND INC/BENJAMIN ZHU)
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 83 feet on and a depth of 324.54
feet with a total land area of approximately 26,612 square feet. The proposal
involves the construction of six (6) units in conformance with the allowable density
of the R-2 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 directly abuts Santa Anita Avenue which has a 100
foot right-of-way and 80 foot wide roadway. Direct access to the site can be taken
from Santa Anita Avenue; 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 site is zoned
for multiple -family residential and the project will comply with the development
standard established by the Zoning Code.
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
3. That the division and development of the property in the manner set forth on the
map of Tentative Map 69905 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
Resolution No. 11-2321 PC
Tentative Tract Map No. 71205
Conditional Use Permit 10-1762
Page 2
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 71205 and Conditional Use Permit
10-1762 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 and development plans dated July 06, 2010 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") box -size specimen trees. 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 Santa Anita Avenue and the side yard 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.
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.
Resolution No. 11-2321 PC
Tentative Tract Map No. 71205
Conditional Use Permit 10-1762
Page 3
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 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.
12. 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 $374 prior to the issuance of building permits.
13. All windows shall be double pane to mitigate noise impacts and assist in energy
conservation.
14. 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.
Resolution No. 11-2321 PC
Tentative Tract Map No. 71205
Conditional Use Permit 10-1762
Page 4
15. That a method for continual 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, 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 Sheriffs
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
16. Prior to approval of the Final Map or the issuance of building permits, plans must
be approved to:
a. Eliminate sheet overflow and ponding.
b. Provide for contributory drainage from adjoining properties.
c. Provide for the proper distribution of drainage.
17.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.
18.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.)
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 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.
Resolution No. 11-2321 PC
Tentative Tract Map No. 71205
Conditional Use Permit 10-1762
Page 5
21. 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.
22.Obtain will serve letter from the Los Angeles County Sanitation District for the
discharge of sewer into the sewer trunk line.
23. 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.
24. 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.
25.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.
26. 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.
27.A deposit is required to review documents and plans for final map clearance in
accordance with Section 21.36.010(c) of the Subdivision Ordinance.
28. 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 six (6) units.
29. 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.
30.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.
Resolution No. 11-2321 PC
Tentative Tract Map No. 71205
Conditional Use Permit 10-1762
Page 6
31. 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.
32. 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.
33.A final guarantee will be required at the time of filing of the final map with the
County Recorder.
34. 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.
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.
BUILDING AND SAFETY
36. Building permits are to be obtained for all demolition work.
37. Abandoned sewer lines are to be capped within five (5) feet of the front property
line.
38. Each new building must have a separate connection to the public sewer.
Resolution No. 11-2321 PC
Tentative Tract Map No. 71205
Conditional Use Permit 10-1762
FIRE PROTECTION
Page 7
39. 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.
40. Provide Fire Department and City approved building address numbers prior to
occupancy.
41. Fire Department access shall extend to within 150 feet distance of any portion of
structures to be built unless waived by the Fire Department.
42. Provide 26.5 feet paved width 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 Sheriffs 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.
43. 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.
44. 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.
45. The required fire flow for public fire hydrants at this location is 1500 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.
46. A site plan delineating the distances to the closest fire hydrants and a completed
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.
47. All hydrants shall measure 6" x 4" x 2-1/2" brass or bronze, conforming to current
AWWA standard C503 or approved equal. All hydrants shall be installed a
Resolution No. 11-2321 PC
Tentative Tract Map No. 71205
Conditional Use Permit 10-1762
Page 8
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.
48. 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.
49. 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
50. Curbs, gutters, and sidewalks: Replace and/or upgrade driveway apron(s) as may
be required by the City's Community Development Department and the Los
Angeles County Public Works Division. Driveways to be abandoned shall be
replaced with standard curb, gutter and sidewalk. Repair any broken or damaged
curb, gutter and pavement on street within or abutting the subdivision.
51. Street Lights: None required.
52. Street Trees: Plant two twenty-four inch (24") box -size Windmill Palms
(Trachycarpus Fortunei) in the public right-of-way adjacent to Santa Anita Avenue
to the satisfaction of the City's Community Development Department.
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. Sewers: Provide an on -site sewer main for the project and laterals as required by
Code.
55. 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.
56. Dedications: Dedicate a ten (10) foot wide easement for the on -site sewer main.
57. 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.
Resolution No. 11-2321 PC
Tentative Tract Map No. 71205
Conditional Use Permit 10-1762
Page 9
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.
58. 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.
59. 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.
60. 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 8100-8405).
SPECIAL REQUIREMENTS
61. 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.
62. All existing structures on the subject site shall be removed prior to recordation of
the final map.
63. 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.
64. 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.
Resolution No. 11-2321 PC
Tentative Tract Map No. 71205
Conditional Use Permit 10-1762
Page 10
65. "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.
66. The conditions of approval contained in this Resolution may be enforced by the
Sheriffs Office as well as City staff. Any violation of any condition is a
misdemeanor and may be processed directly by criminal complaint.
67. 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.
68. There shall be installed a separate water meter for each dwelling unit as well as a
separate meter for common irrigation, if applicable.
69. This Resolution shall not become valid until all responsible parties have signed
and agreed to the aforementioned condition of this Resolution.
70. 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 No. 11-2321 PC
Tentative Tract Map No. 71205
Conditional Use Permit 10-1762
SECTION 4. The Secretary shall certify to the adoption of this Resolution.
Page 11
Chairman
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 8th of February
2011, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioner- Chen, Horton, O'Leary, Seibert, Valenzuela
Commissioner- None
Commissioner- None
Commissioner- None
Secretary
READ AND APPROVED AND CONDITIONS ACCEPTED:
Property Owner
(Sun Homeland Inc.)
Engineer
(Benjamin Zhu)
Date
Date
Ur.?H..vp '.,rrsrI 2C"
7. NEW BUSINESS:
A. PUBLIC HEARING:
SUBJECT SITE:
CASE NUMBERS:
APPLICANT/ OWNER:
ENGINEER:
RECOMMENDATION:
A CONDITIONAL USE PERMIT AND TENTATIVE
TRACT MAP TO ALLOW A SUBDIVISION
CONSISTING OF SIX (6) RESIDENTIAL
CONDOMINIUM DWELLING UNITS. THE
SUBJECT SITE IS LOCATED IN THE R-2 ZONE.
5535 SANTA ANITA AVENUE
TENTATIVE TRACT MAP 71205
CONDITIONAL USE PERMIT 10-1762
LIANG LIANG SUN
308 S. FIRST AVE. UNIT F
ARCADIA, CA 91006
BENJAMIN ZHU
111 S. WALNUT GROVE AVE. #201
SAN GABRIEL, CA 91776
1) HEAR STAFF REPORT
2) HEAR THOSE FOR AND AGAINST
3) ADOPT A NEGATIVE DECLARATION
4) RECOMMEND APPROVAL TO THE CITY COUNCIL
Chairman O'Leary — Asked for a Staff Report.
Community Development Manager Lambert — Gave the Staff Report dated February 8, 2011.
Associate Planner Liu — Gave a PowerPoint presentation.
Chairman O'Leary — Asked if there were any questions from the Planning Commissioners for
the Staff. The Planning Commissioners did not have questions or comments at this time.
Invited the applicant to speak.
Benjamin Zhu, 111 5. Walnut Grove Ave. #201, San Gabriel, CA 91776 — Stated that he is
representing the applicant, and would like to state that the applicant accepts all of the conditions of
approval.
Commissioner Seibert — Asked the applicant if the property in question is actually two lots.
Benjamin Zhu, 111 S. Walnut Grove Ave. #201, San Gabriel, CA 91776 — Stated that the lot in
question is not legally subdivided even though a dashed line is shown on the map.
Commissioner Seibert — Stated that it appears that the lot has been subdivided, and if it has the
two lots would have to be combined in order for this project to be approved.
Community Development Manager Lambert -- Stated that the Tentative Tract Map has been
reviewed by the County Engineer, and that he is confident that the legal aspects regarding the
subdivision map has been adequately addressed. Stated that a condition of approval could be
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added to the effect that the applicant understands that if the lot in question may be two legal lots,
they would have to take the necessary steps to make it one lot.
Associate Planner Liu --- Stated that the lot has one parcel number and was not legally subdivided.
Chairman O'Leary Asked if anyone from the public would like to speak in favor or against the
proposed request. Three people came forth at this time.
George Simons, 10938 Danbury St., Temple City, CA 91780 — Expressed concern regarding
the environmental impacts such as dust, and noise caused by construction workers. Asked
Community Development Manager Lambert if this project would require approval from the City
Council.
Community Development Manager Lambert — Stated that the Planning Commission will make a
recommendation to the City Council, and that the City Council would vote to approve or deny
this request and that a second public hearing notice will be sent to those who reside within 300
feet of this property. Stated that the conditioned hours of construction are from 7 a.m. to 6 p.m.,
Monday through Saturday, and that the conditions of approval require the project site to be free
of debris. Stated that dust control is a general regulation that is required to be followed by any
construction company and that most of the concerns that have been expressed by the public
speaker are addressed in the resolution or are part of the Los Angeles County Building and
Safety code.
George Simons, 10938 Danbury St., Temple City CA 91780 -- Expressed concern that
construction work on a Saturday morning starting at 7 a.m. is too early.
Community Development Manager Lambert — Stated that under normal circumstances a
contractor could do construction work from 7 a.m. to 10 p.m. seven days a week but this project
would have a stricter condition. Stated that an additional public hearing notice will be sent to
those who already received a public hearing notice when this item goes before the City Council,
however, residents will not be notified when the construction begins.
Wendy A. Cardenas, 5535 Santa Anita Ave., Temple City, CA 91780 — Asked Community
Development Manager Lambert how long it would take for construction to begin. Stated that
she has resided on this property all of her life and needs to make a decision regarding
relocating to a new residence.
Community Development Manager Lambert — Stated that the applicant may be able to give a
more accurate answer, however, this project needs to go before City Council, then the applicant
has to have their map finaled. Stated that they would also have to go through building and plan
check. Stated that construction could begin in approximately nine months, and that the landlord
is required to give each tenant ample advance notice to relocate.
City Attorney Vega — Stated that the property owner is required to give each tenant a minimum
of a 60 day notice, to vacate the premises.
Community Development Manager Lambert — Asked the public speaker if a landlord or a
management company collects the rent.
Wendy A. Cardenas, 5535 Santa Anita Ave., Temple City, CA 91780 — Stated that she is not
sure because of a language barrier between her and the person who collects the rent.
Anonymous — Asked City Attorney Vega if the property owner could relocate the tenants.
Dan d'N..m, I..duvrI 201'
City Attorney Vega — Stated that the property owner has no legal requirement to relocate the
tenants.
Chairman O'Leary - Asked if anyone else 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
Chen and unanimously carried.
Vice -Chairman Valenzuela - Stated that after reviewing the plans he could make the findings and concurs
with Staff's assessment, and can vote in favor of this project.
Commissioner Horton — Stated that after hearing testimony and reviewing the Staff Report, he could make
the findings to recommend approval of this request.
Commissioner Chen — Stated that he concurs with his fellow Commissioner Horton and Vice -Chairman
Valenzuela, therefore, he can make the findings to vote in favor of this request.
Commissioner Seibert — Stated that he concurs with his fellow Commissioners and can make the findings
to recommend approval of this request.
Chairman O'Leary — Stated that he also concurs with this fellow Commissioners and could make the
findings to recommend approval of this request to the City Council.
Commissioner Horton - Made a motion to recommend to the City Council approval of Tentative
Tract Map 71205 and Conditional Use Permit 10-1762, with the Negative Declaration, seconded
by Commissioner Seibert and unanimously carried.
CITY OF TEMPLE CITY
PLANNING COMMISSION
DATE OF MEETING: FEBRUARY 08, 2011
TO: PLANNING COMMISSION
FROM: STEVE MASURA
COMMUNITY DEVELOPMENT DIRECTOR
By: HESTY LIU
ASSOCIATE P ANNER
REPORT ON: A CONDITIONAL USE PERMIT AND TENTATIVE TRACT MAP TO
ALLOW A SUBDIVISION CONSISTING OF SIX (6) RESIDENTIAL
CONDOMINIUM DWELLING UNITS. THE SUBJECT SITE IS
LOCATED IN THE R-2 ZONE.
PROJECT SITE: 5535 SANTA ANITA AVENUE
CASE NO: CONDITIONAL USE PERMIT 10-1762
TENTATIVE TRACT MAP 71205
PROPERTY
OWNER/APPLICANT
SUN HOMELAND INC.
308 S FIRST AVE, #F
ARCADIA, CALIFORNIA 91006
ENGINEER/DESIGNER:
BENJAMIN ZHU
BY DESIGN GROUP
111 S. WALNUT GROVE AVENUE, #201
SAN GABRIEL, CA 91776
INFORMATION SUMMARY
Zonin R-2, Multiple Family Residential
General Plan: Medium Density Residential (Up to 12 du/ac)
Lot: Area
Sq. Ft. Width Depth
26,610 82' 324.51'
Shape and Characteristics
Rectangular and level
Public Hearing: February 08, 2011
Tentative Tract Map 71205
Conditional Use Permit 10-1762
Page- 2 -
Public Improvements:
Environmental Review:
Previous Actions:
Pending Actions:
Background:
Curb, gutter and sidewalk
Negative Declaration
None
Final Map processing and approval, Building Department plan
check, issuance of building permits and construction
The subject property is a medium -density residential lot located on Santa Anita Avenue.
Currently, the lot is improved with five dwelling units with a total floor area of 4,647 square
feet. The lot is in the R-2 (Medium Density Residential) Zone and is surrounded by
similarly zoned properties to the north and to the west. The property is designated as
Residential by the General Plan.
Proposed Development:
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:
Max. permitted or
Proposed min. required by Code
6 7 max.
4 n/a
13,305 sq. ft. max.
13,270sq. ft. including
garages
Stucco, wood window shutters, cultured stone veneer,
and concrete roof tile
11 du/ac
4.065 sq. ft.
(677 avg.sf/unit)
.49
30.6%
25'-6"±
18
12
6
12 du/ac max.
3,000 sq. ft. min.
(500 sf/unit)
.50
50%
30'-0"
18 min.
Public Hearing: February 08, 2011
Tentative Tract Map 71205
Conditional Use Permit 10-1762
Page- 3 -
The proposed condominium subdivision project requires the approval of a Tentative Tract
Map and a Conditional Use Permit. The project features two floor plans with six
detached, two-story dwelling units along the northerly property line and a 26'-6" wide
access driveway adjacent to the south property line. The front unit (Unit 1) features a floor
plan with a total living area of 1,800 square feet and a garage area of 450 square feet. All
other units feature a floor plan with a total living area of 1,773 square feet and a garage
area of 425 square feet. All units are four -bedroom, three -bathroom dwellings. A total of
six onsite Guest Parking spaces will be provided on the site. The proposed Floor Area
Ratio is 49.9% and the proposed Lot Coverage is 30,6%.
Analysis:
The proposed project complies with all applicable development standards. In fact, the
proposed project will have a density of 11 dwelling units per acre, which is less than the
maximum density of 12 dwellings per acre allowed by the Zoning Code. The subject site
is sufficient in size and shape to adequately accommodate the proposed six dwelling
units, and the project provides adequate garage parking and adequate guest parking
spaces. It should be noted that this project does comply with the amended R-2
regulations and design standards 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 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.
The subject proposal has also been reviewed by the appropriate City and County
departments and the pertinent utility companies. The conditions of approval, which were
provided by the various departments and agencies, have been incorporated in the
attached draft resolution.
Recommendation:
Adopt a resolution recommending that the City Council adopt a Negative Declaration
and approve Tentative Tract Map 71205 and Conditional Use Permit 10-1762, based
upon the findings and subject to the conditions in the attached draft resolution. .
Attachments: 1. Staff Draft Resolution
2. Negative Declaration
3. Environmental Checklist
4. 8W x 11" Development Plans
5. Application
6. Land Use/Zoning Map
7. Vicinity Map
8. Aerial Photograph
Draft
RESOLUTION NO. 09-22xx PC
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TEMPLE CITY RECOMMENDING APPROVAL OF CONDITIONAL USE
PERMIT 10-1762 AND TENTATIVE TRACT MAP 71205 TO ALLOW THE
DEVELOPMENT OF A RESIDENTIAL CONDOMINIUM PROJECT WITH
SIX (6) UNITS FOR THE PROPERTY LOCATED AT 5535 SANTA ANIA
AVENUE. THE SUBJECT SITE IS ZONE R-2 AND IS DESIGNATED AS
MEDIUM -DENSITY RESIDENTIAL BY THE GENERAL PLAN (SUN
HOMELAND INC/BENJAMIN ZHU)
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 83 feet on and a depth of 324.54
feet with a total land area of approximately 26,612 square feet. The proposal
involves the construction of six (6) units in conformance with the allowable density
of the R-2 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 directly abuts Santa Anita Avenue which has a 100
foot right-of-way and 80 foot wide roadway. Direct access to the site can be taken
from Santa Anita Avenue; 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 site is zoned
for multiple -family residential and the project will comply with the development
standard established by the Zoning Code.
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
3. That the division and development of the property in the manner set forth on the
map of Tentative Map 69905 shall not unreasonably interfere with the free and
complete exercise of the public entity and/or public utility rights of way and/or
Resolution 09-22xx PC
Tentative Tract Map No. 71205
Conditional Use Permit 10-1762
easements within the Tract Map; and
Draft
Page 2
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 71205 and Conditional Use Permit
10-1762 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 and development plans dated July 06, 2010 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") box -size specimen trees. 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 Santa Anita Avenue and the side yard 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.
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
Resolution 09-22xx PC
Tentative Tract Map No. 71205
Conditional Use Permit 10-1762
Draft
Page 3
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 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.
12. 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 $374 prior to the issuance of building permits.
13. All windows shall be double pane to mitigate noise impacts and assist in energy
conservation.
Resolution 09-22xx PC
Tentative Tract Map No. 71205
Conditional Use Permit 10-1762
Page 4
14. 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.
15. That a method for continual 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, 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 Sheriffs
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 lanes)", 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
16. Prior to approval of the Final Map or the issuance of building permits, plans must
be approved to:
a. Eliminate sheet overflow and ponding.
b. Provide for contributory drainage from adjoining properties.
c. Provide for the proper distribution of drainage.
17.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.
18.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.)
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.
Resolution 09-22xx PC
Tentative Tract Map No. 71205
Conditional Use Permit 10-1762
pray
Page 5
20. 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.
21. 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.
22.Obtain will serve letter from the Los Angeles County Sanitation District for the
discharge of sewer into the sewer trunk line.
23. 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.
24. 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.
25. 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.
26. 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.
27.A deposit is required to review documents and plans for final map clearance in
accordance with Section 21.36.010(c) of the Subdivision Ordinance.
28. 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 six (6) units.
29. 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.
Resolution 09-22xx PC
Tentative Tract Map No. 71205
Conditional Use Permit 10-1762
Page 6
30.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.
31. 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.
32. 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.
33.A final guarantee will be required at the time of filing of the final map with the
County Recorder.
34. 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.
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.
BUILDING AND SAFETY
36. Building permits are to be obtained for all demolition work.
37. Abandoned sewer lines are to be capped within five (5) feet of the front property
line.
38. Each new building must have a separate connection to the public sewer.
Resolution 09-22xx PC
Tentative Tract Map No. 71205
Conditional Use Permit 10-1762
FIRE PROTECTION
Draft
Page 7
39. 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.
40. Provide Fire Department and City approved building address numbers prior to
occupancy.
41. Fire Department access shall extend to within 150 feet distance of any portion of
structures to be built unless waived by the Fire Department.
42. Provide 26.5 feet paved width 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 Sheriffs 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 Sheriffs 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.
43. 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.
44. 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.
45. The required fire flow for public fire hydrants at this location is 1500 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.
46.A site plan delineating the distances to the closest fire hydrants and a completed
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.
47. All hydrants shall measure 6" x 4" x 2-1/2" brass or bronze, conforming to current
AWWA standard C503 or approved equal. All hydrants shall be installed a
Resolution 09-22xx PC
Tentative Tract Map No. 71205
Conditional Use Permit 10-1762
Draft
Page 8
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.
48. 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.
49. 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
50. Curbs, gutters, and sidewalks: Replace and/or upgrade driveway apron(s) as may
be required by the City's Community Development Department and the Los
Angeles County Public Works Division. Driveways to be abandoned shall be
replaced with standard curb, gutter and sidewalk. Repair any broken or damaged
curb, gutter and pavement on street within or abutting the subdivision.
51. Street Lights: None required.
52. Street Trees: Plant two twenty-four inch (24") box -size Windmill Palms
(Trachycarpus Fortunei) in the public right-of-way on Santa Anita Avenue to the
satisfaction of the City's Community Development Department.
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. Sewers: Provide an on -site sewer main for the project and laterals as required by
Code.
55. 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.
56. Dedications: Dedicate a ten (10) foot wide easement for the on -site sewer main.
57. 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.
Resolution 09-22xx PC
Tentative Tract Map No. 71205
Conditional Use Permit 10-1762
Drab
Page 9
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.
58. 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.
59. 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.
60. 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 8100-8405).
SPECIAL REQUIREMENTS
61. 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.
62. All existing structures on the subject site shall be removed prior to recordation of
the final map.
63. 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.
64. 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.
Resolution 09-22xx PC
Tentative Tract Map No. 71205
Conditional Use Permit 10-1762
Draft
Page 10
65. "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.
66. The conditions of approval contained in this Resolution may be enforced by the
Sheriffs Office as well as City staff. Any violation of any condition is a
misdemeanor and may be processed directly by criminal complaint.
67. 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.
68. There shall be installed a separate water meter for each dwelling unit as well as a
separate meter for common irrigation, if applicable.
69. This Resolution shall not become valid until all responsible parties have signed
and agreed to the aforementioned condition of this Resolution.
70. 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 09-22xx PC
Tentative Tract Map No. 71205
Conditional Use Permit 10-1762
prop
SECTION 4. The Secretary shall certify to the adoption of this Resolution.
Page 11
Chairman
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 8th of February
2011, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioner-
Commissioner-
Commissioner-
Commissioner -
Secretary
READ AND APPROVED AND CONDITIONS ACCEPTED:
Property Owner
(Sun Homeland Inc.)
Engineer
(Benjamin Zhu)
Date
Date
NOTICE OF INTENT TO ADOPT A NEGATIVE DECLARATION
To: County Clerk From: City of Temple City
County of Los Angeles 9701 Las Tunas Drive
12400 E. Imperial Highway, Room 2001 Temple City, CA 91780
Norwalk, California 90630
Notice is hereby given that the Community Development Department has completed an Initial
Study of the following project:
• Application(s): Tentative Tract Map 71205 and Conditional Use Permit 10-1762: A Tentative
Tract Map and Conditional Use Permit to allow a subdivision consisting of six (6) residential
condominium dwelling units at 5535 Santa Anita Avenue, Temple City, CA, 91780. The subject
site is located in the R-2 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 / 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 final public hearing,
which is anticipated to be scheduled for Tuesday, March 1, 2011. 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, February 8, 2011, 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 Tuesday, March 1, 2011.
COMMUNITY DEVELOPMENT DEPARTMENT
Joseph M. Lambert, Community Development Manager
Date Received for Filing
By Los Angeles County: _
(County Clerk Stamp Here)
CALIFORNIA ENVIRONMENTAL QUALITY ACT
NEGATIVE DECLARATION
Applicant: CITY OF TEMPLE CITY
Type of Permit: DISCRETIONARY
File No: TENTATIVE TRACT MAP 71205
CONDITIONAL USE PERMIT 10-1762
Description of the proposed project:
A CONDITIONAL USE PERMIT AND TENTATIVE TRACT MAP TO ALLOW A
DEVELOPMENT OF A RESIDENTIAL CONDOMINIUM PROJECT CONSISTING OF SIX (6)
DETACHED DWELLING UNITS. THE SUBJECT PROPERTY IS LOCATED IN THE
MULTIPLE FAMILY RESIDENTIAL (R-2) ZONE, AND DESIGNATED AS MEDIUM
RESIDENTIAL DENSITY ON THE CITY'S GENERAL PLAN MAP.
The Community Development Manager of the City of TEMPLE CITY has examined the
plans for the above -captioned amendment as submitted by the applicant, and on the
basis of the Initial Study and "Assessment of Environmental Impact Questionnaire" on file
as a public document, it has been determined that this amendment will have no
significant impact upon the environment within the meaning of the California
Environmental Quality Act of 1970.
DATED: January 14th, 2011
COMMUNI
CITY OF'
EVELOPMENT MANAGER
MPLE CITY
Any person may file a protest to the Negative Declaration with the City Clerk prior to the
issuance of the permit or approval of the project. The protest must be in writing and must
state the environmental factors on which the protest is based. The protest shall be
reviewed by the City Manager or his agent. If he finds that the protest is based on one or
more significant environmental factors not previously considered, and which may have a
substantial adverse effect on the environment, the permit shall be suspended and an EIR
shall be processed. The decision of the reviewer shall be final. Copies of the Initial Study
may be obtained for $1.00 for the first page and $.25 for each additional page.
POSTED AT CITY HALL on the 14th day of January, 2011.
City of Temple City
ENVIRONMENTAL CHECKLIST FORM
PROJECT TITLE
Tentative Tract Map 71205
Conditional Use Permit 10-1762
LEAD AGENCY NAME AND ADDRESS
City of Temple City
9701 Las Tunas Drive
Temple City, California 91780
CONTACT PERSON AND PHONE NUMBER
Joseph M. Lambert, Community Development Manager
(626) 285-2171
PROJECT LOCATION
5535 Santa Anita Avenue (APN: 8573-020-041)
PROJECT SPONSOR'S NAME AND ADDRESS
Applicant/Owner:
Liang Liang Sung
308 S. First Avenue, Unit F
Arcadia, CA 91006
GENERAL PLAN DESIGNATION
Medium Density Residential
ZONING
R-2
Engineer:
Benjamin Zhu
111 S. Walnut Gave Ave. #201
San Gabriel, CA 91776
DESCRIPTION OF PROJECT: (Describe the whole action involved, including but not limited to later phases of the
project, and any .secondary, support, or ol=.site features necessary for its implementation. Attach additional sheets if
necessal y).
A Conditional Use Permit and Tentative Tract Map to allow a Subdivision consisting of six (6) residential condominium
dwelling units. The subject site is located in the R-2 zone.
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
Impact Mitigated Impact
1. LAND USE AND PLANNING. Would the proposal:
a. Conflict with general plan designation or ❑ ❑ ❑
zoning
b. Conflict with applicable environmental ❑ ❑ ❑
plans or policies adopted by agencies with
jurisdiction over the project?
c. Affect agricultural resources or operations ❑ ❑ ❑
(e.g. impacts to soils or farmlands, or
impacts from incompatible land uses?
d. Disrupt or divide the physical arrangement ❑ ❑ ❑
of an established community (including a
low income or minority community?
2 POPULATION AND HOUSING. Would the proposal:
a. Cumulatively exceed official regional or ❑ ❑ ❑
local population projects?
b. Induce substantial growth in an area either ❑ ❑ ❑
directly or indirectly (e.g. through projects in
an undeveloped area or extension of major
infrastructure?
c Displace existing housing, especially ❑ ❑ ❑
affordable housing?
3. GEOPHYSICAL. Would the proposal result in or expose
people to potential impacts involving:
a. Seismicity: fault rupture?
b. Seismicity: ground shaking or liquefaction?
c. Seismicity: seiche or tsunami?
d. Landslides or mudslides?
e. Erosion, changes in topography or unstable
soil conditions from excavation, grading or
fill?
f. Subsidence of the land?
g. Expansive soils?
h. Unique geologic or physical features?
No
Impact
,
Er
v
❑ ❑ ❑ v
❑ ❑ ❑ v
❑ ❑ ❑
❑ 0 0
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 ❑ ❑
patterns, or the rate and amount of surface
runoff?
b. Exposure of people or property to water ❑ ❑ ❑
related hazards such as flooding?
c. Discharge into surface waters or other ❑ ❑ ❑
alterations of surface water quality (e.g.
temperature, dissolved oxygen or turbidity?
d. Changes in the amount of surface water in ❑ ❑ ❑
any water body?
e. Changes in currents, or the course or ❑ ❑ ❑
direction of water movements?
f. Changes in the quantity of ground either ❑ ❑ ❑
through direct additions or withdrawals, or
through interceptions of an aquifer by cuts
or excavations?
g. Altered direction or rate of flow of ❑ ❑ ❑
groundwater?
h. Impacts to groundwater quality? ❑ ❑ ❑
i. Storm water system discharges from area ❑ ❑ ❑
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 ❑ ❑ ❑
increase in the flow rate or volume of storm
water runoff?
k. A significantly environmentally harmful ❑ ❑ ❑
increase in erosion of the project site or
surrounding areas?
I. Storm water discharges that would ❑ ❑ ❑
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
systems and water bodies?
❑ ❑ ❑
tzr
v
Er
Le'J
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 contribute ❑ ❑ ❑ V
to an existing or projected air quality
violation?
b. Expose sensitive receptors to pollutants? ❑ ❑ ❑
c. Alter air movement, moisture, or ❑ ❑ ❑
temperature, or cause any change in
climate?
d. Create objectionable odors? ❑ ❑ ❑ 'ff
6. TRANSPORTATION/CIRCULATION. Would the proposal result in.
a. Increased vehicle trips or traffic congestion? ❑ ❑ kr ❑
b. Hazards to safely from design features (e.g. ❑ ❑ ❑ T'
sharp curves or dangerous intersections) or
incompatible uses (e.g. farm equipment) ?
c. Inadequate emergency access or access to ❑ ❑ ❑ V
nearby uses?
d. Insufficient parking capacity on -site or off- ❑ ❑ ❑ 1�'
site?
e. Hazards or barriers for pedestrians or ❑ ❑ ❑
bicyclists?
f Conflicts with adopted policies supporting ❑ ❑ ❑
alternative transportation (e.g. bus turnouts,
bicycle racks) ?
g. Rail, waterborne or air traffic impacts? ❑ ❑ ❑
7. BIOLOGICAL RESOURCES. Would the proposal result in impacts to:
a. Endangered, threatened or rare species or ❑ 0 0
their habitats (including but not limited to
plants, fish, insects, animals, and birds)?
b. Locally designated species (e.g. heritage ❑ ❑ ❑ 41'
trees) ?
c. Locally designated natural communities 0 0 ❑ V
(e.g. oak forest, costal habitat, etc.) ?
d. Wetland habitat (e.g. marsh, riparian and ❑ 0 0
vernal pool) ?
e. Wildlife dispersal or migration corridors? 0 0
ENVIRONMENTAL IMPACTS
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
8. ENERGY AND MINERAL RESOURCES Would the proposal:
a. Conflict with adopted energy conservational ❑ ❑ ❑
plans?
b. Use non-renewable resources in a wasteful ❑ ❑ ❑
and inefficient manner?
9. HAZARDS. Would the proposal involve:
a. A risk of accidental explosion or release of ❑ 0 ❑
hazardous substances (including, but not
limited to: oil, pesticides, chemicals or
radiation)?
b. Possible interference with an emergency ❑ ❑ ❑
response plan or emergency evacuation
plan?
c. The creation of any health hazard or ❑ ❑ 0
potential health hazard?
d. Exposure of people to existing sources of ❑ ❑ ❑
potential health hazards?
e. Increased fire hazard areas in areas with ❑ ❑ ❑
flammable brush, grass, or trees?
10. NOISE. Would the proposal result in:
a. Increases in existing noise levels?
b. Exposure of people to severe noise levels?
,/
❑ ❑ ❑
11. 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?
b. Police protection?
c. Schools?
d. Maintenance of public facilities, including
roads?
e. Other governmental services?
12(
lor
v
0
O 0 0 1121/
❑ 0 0 V
❑ 0 0
❑ 0 0 'V
O ❑ 0
ENVIRONMENTAL IMPACTS
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
12. 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?
b. Communications systems?
c. Local or regional water treatment or distribution
facilities?
d. Sewer or septic tanks?
e. Storm water drainage?
f. Solid waste disposal?
13. AESTHETICS. Would the proposal:
❑ ❑ ❑
❑ ❑ ❑ yr'
❑ ❑ ❑ 121
O 0 \Z' ❑
O 0 0
O 0 0
a. Affect a scenic vista or scenic highway? 0 0 0 ❑'
b. Have a demonstrable negative aesthetic 0 0 ❑ V
effect? _/
c. Create light or glare? 12 0 �L 1
14. CULTURAL RESOUCES. Would the proposal:
a. Disturb paleontological resources? 0 0 ❑ V
b. Disturb archaeological resources? ❑ ❑ ❑
c. Affect historical resources? ❑ 0 0 12'
d. Have the potential to cause a physical change ❑ 0 0 'Er
which would affect unique ethnic cultural
values?
e. Restrict existing religious or sacred uses within ❑ 0 0 6
the potential impact area?
15. RECREATION. Would the proposal:
a. Increase the demand for neighborhood or ❑ ❑ Er 0
regional parks or other recreational facilities?
b. Affect existing recreational opportunities? ❑ ❑ ❑ J
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 0 ❑ ❑
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 history or
prehistory?
b. Does the project have the potential to achieve ❑ 0 ❑
short-term, to the disadvantage of long-term,
environmental goals?
c. Does the project have impacts that are ❑ ❑ ❑
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 ❑ ❑ ❑ lL7j
which will cause substantial adverse effects on
human beings, either directly or indirectly?
v
ud
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least one impact
that is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated," as indicated by the checklist on
the preceding pages.
❑ Land Use and Planning
❑ Population and Housing
❑ Geophysical
❑ Water
❑ Air Quality
❑ Transportation/Circulation
❑ Biological Resources
O Energy and Mineral Resources
DETERMINATION (To be completed by the Lead Agency)
❑ Hazards
❑ Noise
❑ Mandatory Findings of Significance
❑ Public Services
❑ Utilities and Service Systems
❑ Aesthetics
❑ Cultural Resources
❑ Recreation
On the basis of this evaluation:
❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE
DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there will not be
a significant effect in this case because the mitigation measures described on an attached sheet have been
added to the project. A NEGATIVE DECLARATION will be prepared.
❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL
IMPACT REPORT is required.
❑ 1 find that the proposed project MAY have a significant effect (s) on the environment, but at least one effect,
1) has been adequately and analyzed in an earlier document pursuant to applicable legal standards, and 2)
has been addressed by mitigation measures based on the earlier analysis as described on attached sheets,
if the effect is a "potentially significant impact" or "potentially significant unless mitigated." An
ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be
addressed.
Signature
Joseph M.
Date
bert, 'ommunity Development Manager
i 42o(t
DISCUSSION OF THE ENVIRONMENTAL EVALUATION
4A. WATER: The proposed project will result in a reduced absorption rate
and an increase in water run-off. As a Condition of Approval, the developer shall
be required to submit a grading and drainage plan to the Drainage unit of the Los
Angeles County Public Works Department for approval. Additional run-off shall be
directed to gutters and ultimately to storm drain facilities. No drainage will be
permitted to flow across the public sidewalk.
6A. TRANSPORTATION/CIRCULATION: The proposed project will increase
the existing number of dwellings from five to six units and therefore will potentially
increase the number of vehicle trips and traffic congestion in and around the
subject site. However, the impact will be less than significant because the abutting
public street and the private driveway on the site will provide ample access for both
vehicular and pedestrian traffic.
10A. NOISE: The proposed project will presumably result in an increase in
the existing noise levels because of the increased number of dwelling units on the
site. The Tong -term increased noise levels would be caused by additional vehicular
traffic, residents, and visitors to the subject site. However, the impact is anticipated
to be less than significant. The short-term noise levels would be generated by site
preparation, grading and construction activities. A condition has been added
which states that noise shall not exceed the limits of the City's Noise Ordinance.
Construction work shall be limited from 7:00 a.m. to 6:00 p.m. Monday through
Saturday. No construction work shall occur on Sunday. All trucks and motorized
equipment shall have properly operating mufflers. Although negligible increases in
noise levels may result, the anticipated noise is not expected to pose any
significant adverse effect on the environment.
11C. PUBLIC SERVICES: The subject project is situated within El Monte Unified
School District. Based upon school enrollment data, each existing household in
the District generates 0.7 students. Based upon this figure, the proposed six -unit
project will generate 0.7 additional students. The developer will be paying the
current $2.97per square foot school fee, prior to obtaining building permits. The
developer fees will be used to negate potential impacts.
12D. UTILITIES AND SERVICE FACILITIES: Recently, the City completed a
comprehensive sewer capacity analysis; generally, the City's sewer system is in
excellent condition, however long term areas of deficiency have been identified. In
order to mitigate immediate and long term sewer deficiencies, the City has
established a sewer deficiency fee to aid in off -setting the anticipated long term
deficiencies in the sewer system. This project is subject to a $ 25,000 sewer
reconstruction fee.
15A. RECREATION: The project will result in one additional family on the
DISCUSSION OF ENVIRONMENTAL EVALUATION Page 2
site and therefore 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 for the proposed development. The
fee exaction will be used to mitigate the impact by potentially providing the facilities
in the future.
S:IWORDIFORMIPIanning\CEQAIEnvironmental DiscussionslENV. DISCUSSION; TTM 71205; 5535 Santa Anita
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APEC ENGINEERING
1115 . NALNIIT CONE A3 *, S UIT L201
5nN GOMEL, CA 91776
Tel 44341 294.96.10
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TEMPLE CITY
PLANNING APPLICATION
Conditional Use Permit
Zone Variance
Minor Zone Modification
General Plan Amendment
Zone Change
f
FILE NO.T! 1
(Assigned by City)
/toe,
71 21:),
Modification of Conditional Use Permit
Tentative Parcel Map (4 or less units)
Tentative Tract Map (5 or more units)
Other:
f
fi
Property Owner. 6 (.),(\ 0G, Ni E, LA -1,11) l N . Phone 6,2,6 4 74-0 6 E'bb
Address: (NO c- 7.--i R s i A-Ve C4 -c,A- t /a C7) Cl / tiUi
Applicant: 1- 1406- 1,A4 (r7c- t..)' i\) Phone )--1.-5-7toMg
Address: ;08 5 FIRS l A-VE f 2- Dc/N CA co ocfb
Address/Location of Project: 5 3 5 5'4-N TA Ati ITA
Description of permit requested: To &) I> 4 aN 0ET/ 1- o 64 -Put 00/1/41/1,0- j . b t
(Attached additional sheets if necessary) I
/e/1l�/NM -// / . 4ireAV . D J2ao f . / 7 Z (oft Cam} 4 D
ote
Reason given to support your request:
(Attached additional sheets if necessary) /702 UAL;
Notes: 1. All applications require site plan, floor plan(s), and elevations to be submitted, unless otherwise
specified by staff.
2. Additional processing documents may or may not be required to be submitted with this
application (e.g. environmental evaluation), schedule of classes, hours of operation (days & times),
schedule of facilities events.
3. A grant deed, showing the legal description, is required for all applications.
4. If applicant does not own the property that is the subject of this application, owner must
also sign application.
5. Applicant declares that this is an application for development approval.
6. Applications are not deemed complete until ALL REQUIRED MATERIALS are submitted.
Date: Lei' 2 'S /I ° Signature
Date: (. /25/i
Signature
' r
Prop - rty Owner
Appli, ant
(For Office Use Only)
Date Filed 7/e-7 7f Rec-d By
Fee Pd 3! 'eceipt No.
City of Temple City
Environmental Information Form
(To Be Completed By Applicant)
Dare Filed Received By
General Information
I. Developer (property owner) information:
Name:
Address:
City, State:
Phone Number:
2. Project Information:
Address:
City, State:
Assessor's Parcel
Number (APN or AIN):
Fi` r 4 F
,�► -cc ii - , -�°i `� 1 eat .
(,-7).--C) ; 74 c
37535 Ict,
, CA
81 -73 -o20 -c)41
3. Contact Person:
Name: 1i0 -,;.c1, u�--
Address: 1/ I - 5. Wari,1 t A -1(2 -
City, State: r , Qcy,b, h e_L , G.I 9/ 776,
Phone Number: (6 ,) 2.0 3 — 9/37
4. Application Number (Conditional Use Permit (CUP), Zone Variance (ZV), General Plan
Amendment, Zone Change, Residential Plan Development (RPD), etc.):
CUP 10-176 2, YT41 )7/2oS-
5. List and describe any other related permits and other public approvals required for this
project, including those required by city, regional, state and federal agencies:
Page 1 of 5
6. Existing zoning district:
1'
7. Proposed use of site (project for which this form is being filed):
Project Description
8. Lot Size:
9. Square footage:
/005-3y,
10. Number of floors of construction:
1-3 27c, 5/
o" J Irk rev.
J 7
11. Amount of off-street parking provided: 1
12. Attach plans:
13. Proposed scheduling:
14. Associated project:
15. Anticipated incremental development:
16. If residential, include the number of units, schedule of unit sizes, range of sale prices or rents,
and type of household size expected:
L Unit #
Size in square feet
Range of prices
Type of household size
L200 sc, .
y
/779 .. ,,
7q
4
(77/
4
l 77 9
—6_ .--.
q
i 7 7 1
If more units, please attach additional paper work
17. If commercial, indicate the type, whether neighborhood, city or regional oriented, square
footage of sales area, and loading facilities:
Unit #
Size in square feet
Type of store
Loading facilities
If more units, please attach additional paper work
Page 2 of 5
18. If industrial, indicate type, estimated employment per shift and loading facilities:
Unit #
Type of business
Number of employees
Loading facilities
If more units, please attach additional paper work
19. If institutional, indicate the major function, estimated employment per shift, estimated occupancy,
loading facilities and community benefits to be derived from the project.
Major function
Number of
employees
Estimated
occupancy
Loading
facilities
Community
benefits
If more units, please attach additional paper work
20. If the project involves a zone variance, conditional use permit or rezoning application, state this
and indicate clearly why the application is required
Application
Why is it required
If more units, please attach additional paper work
Are the following items applicable to the project or its effects? Discuss below all items checked yes
(attach additional sheets as necessary).
21. Change in existing features of any bays, tideland, beaches, lakes or hills, or
substantial alternation or ground contours
22. Change in scenic views or vistas from existing residential areas or public
lands or roads
23. Change in pattern, scale or character of general area of project.
24. Significant amounts of solid waste or litter.
25. Change in dust, ash, smoke, fumes or odors in vicinity
26. Change in oceans, bay, lake, stream or ground water quality or quantity, or
alteration of existing drainage patterns.
Yes No
U E1
153)
Page 3 of 5
27. Substantial change in existing noise or vibration levels in the vicinity
28. Site on filled land or on slope of 10 percent or more.
29. Use of disposal of potentially hazardous materials, such as toxic substances,
flarnmables or explosives.
30. Substantial change in demand for municipal services (police, fire, water,
sewage, etc.).
31. Substantially increase fossil fuel consumption (electricity, oil, natural gas,
etc.).
32. Relationship to a larger project or series of projects.
Yes No
L__J
x
Discussions for 21-32, attach additional sheets as necessary:
Environmental Setting
33. Describe the project site as it exists before the project, including information on topography, soil
stability, plants and animals, and any cultural, historical or scenic aspects. Describe any existing
structures on the site, and the use of the structures. Attach photographs of the site. Photographs
orb, ig'tal photographs on a CD or DVD will be accepted. c tclo
5:1‘ 1.-P NO i it - 'Utz' -vin ov- e
[sv- .LLie:,l Th.. zJ --cti'L, Ls-: -da bitvti1 t 9 7 , S -s11 .9.- 911 (1
OtSs i . - , 7 Y-1 5' ;" 1. r? "` . , 010 :42-c.�-�l t a.4t,,,, /-i-rl'C
trr- 5�_Q4t1): ,-mac. tl.r.23 r9-ri tiv,
Page 4 of 5
34. Describe the surrounding properties, including information on plants and animals and any
cultural historical or scenic aspects. Indicate the type of land use (residentl4 commercial etc.),
intensity of land use (one -family, apartment houses, shops, department stores, etc.), and scale of
development (height, frontage, setback, rear yard, etc.). Attach photographs of the vicinity.
Photographs or digital photographs on a CD or DVD will be accepted,
2 s r !v s .
%�-- Li dti Cir / C ts-r+ 0�=4 � -7.p--17", r? u�—rC� , c� k;. 1D -1-0,1\ t, 4 -/Le
Li f_e S c LtI) 2 — - , - (j = t t 61, t rI �fi� ,y� c, �., � —
••
n i'-1 k.- .
Certification
I hereby certify that the statements furnished above and in the attached exhibits present the data and
information required for this initial evaluation to the best of my ability, and that the facts, statements,
and information presented are true and correct to the best of my knowledge and belief.
Date: 71 7 / 2-c / a Signature:
Print name: �-� {'`` J ,
For:
Page 5 of 5
CITY OF TEMPLE CITY
OWNER'S STATEMENT
SUBDIVISIONS
RECORD OWNER(S)
APPLICANT
APPLICANT'S AGENT (ENGINEER,
LICENSED SURVEYOR, OTHER)
Name:. -7
aGc,.rZ H�F1.Y.iC, ._l'>LC_.
Name` L c c
� 1 Chi L4.M.
Name: 4t 2+•u�� �ft.,.�
Street Address_: // _
G 5. j 1`.2T is Z x. r
Street Addd ss: r� JL
, L) 4 S, 'Pi t -Lt Ave #F
Street Address:� �y,
[ I t , to /4-/.1Li Cr,r 1 s- Pi -P -e
City: /f
,4-rc o -it c' c --L..-
City: r
et j i i--
City: f
-i C �-1�- r'1} .,L
Zip Code:
CT
Zip Code:
C4
Zip Code:
97 77.
Phone No:
- ( ;)_,b.) -:$7.41- --n63 j
Phone No: r
(4))-¢, 1.5744-- (16 3 Y
Phone No:
(A7 ) a"3 . ci `;3 C7
(Attach separate sheet if necessary, including names and addresses of members of partnerships, joint ventures, and
directors of corporations.)
Signed:
(All ecord Owner)
CERTIFICATION: I hereby certify under penalty of perjury that the information herein provided is correct to the
best of my knowledge.
Date: -7/;77 ) l `=
Signed:
Location:
Between:
(App ant or Applicant's Agent)
S53 5- Sa.„%aZ& iti; 1 a- /4--1,'„e_
(Street address or distance from nearest cross street)
L C)c 4 ►rL
(Street)
Date: -7/7/?of
and PaLl e5 �2r
(Street)
LEGAL DESCRIPTION (All ownership comprising the proposed lots/project). If petitioning for zone change, attach
legal description of exterior boundaries of area subject to the change. •
4 A io Ut
General Plan Category: Assessors Parcel No: 2- 6- '7 3 - 0:2-0 - D 4-1
Property Zoning: �� Z
Adjacent Zoning: North East South West
Present Use of Site: 5- i t,1,c CviLcto
Use Applied For: b t t dPet ctn./LLo
Note: Acceptance of this application in no way guarantees completeness of your application. Your submittal shall be considered
incomplete until reviewed and set for a Public Hearing.
CITY OF TEMPLE CITY
WATER FLOW AVAILABILITY WORKSHEET
INFORMATION ON FIRE FLOW AVAILABILITY FOR BUILDING PERMIT
Part I — Project Information (To Be Completed by Applicant):
Building Address: -3'� 5a i 4-i p +e Q- City: To-►'tp. 'k O�
Nearest Cross Street:
Distance to Nearest Cross Street: 3 C' .
Property Owner: Si4,3ti ] D'r i'a La..1.,4 3t
Mailing Address: S'S_ Th r —,t- 4, -p # (� �' �hone�No : (& ?i) 5-7 c, 6 j ?
Description of Building: 6 — C -0 Square Feet: ) 0/65'C
No. of Stories: Type of Construction: V — /I
Present Zoning:
Use of Building:
P -3/u-:
SIGNATURE OF APPLICANT: DATE:
Part II — Information on Fire Flow Availability (To Be Completed by Water Purveyor)
The fire hydrant nearest the proposed structure is within feet via vehicular access. The
fire flow service will be rendered from a inch diameter water main located in
(street)
from
(side)
(direction) (nearest cross street)
Under normal operating conditions, the fire flow available from this size:
Fire hydrant is g.p.m. at 20 p,s.i. residual for two hours.
Size (6" x 4" x 2 %z")
THIS INFORMATION IS VALID FOR SIX MONTHS
Note: Fire Department approval of building plans will be required before a building
permit can be issued by the Building official. Any and all approvals by the Fire
Department will be issued by the Fire Prevention Division only.. Deficiencies in
water systems will need to be resolved prior to Fire Department approval of
building plans.
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e
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43,
41'
39'
CUP 10-1762]
TTM 71205 6
53'
51'
47,
45'
43'
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r
r'
RESOLUTION NO. 11-4727
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMPLE
CITY APPROVING TENTATIVE TRACT MAP 71205 AND CONDITIONAL
USE PERMIT 10-1762 TO ALLOW THE DEVELOPMENT OF A
RESIDENTIAL CONDOMINIUM PROJECT WITH SIX (6) UNITS FOR
THE PROPERTY LOCATED AT 5535 SANTA ANITA AVENUE. (SUN
HOMELAND INC./ BENJAMIN ZHU)
THE CITY COUNCIL OF THE CITY OF TEMPLE CITY DOES HEREBY RESOLVE:
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 March 1, 2011, 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. 11-2321 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. 71205 and Conditional Use Permit 10-1762 are
hereby approved, subject to compliance with all conditions contained in Planning Commission Resolution No.
11-2321 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 151 day of March, 2011.
MAYOR
ATTEST:
City Clerk
I hereby certify that the foregoing resolution, Resolution No. 11-4727, was duly passed, approved
and adopted by the City Council of the City of Temple City at a regular meeting held on the 181 day of March,
2011 by the following vote:
AYES: Councilmember-
NOES: Councilmember-
ABSENT: Councilmember-
ABSTAIN: Councilmember-
City Clerk
Resolution No. 11-4727
Page 2
READ, APPROVED AND CONDITIONS ACCEPTED:
Property Owner— Sun Homeland, Inc. Date
Engineer — Benjamin Zhu Date