HomeMy Public PortalAboutCommunity Development Director Resolution 17-0007 CDD 5832 Primrose AvenueJ1�
TEMPLE
CITY
City of Temple City
Resolution 17-0007 CDD
File No. 16-535
Address: 5832 Primrose Avenue
A RESOLUTION OF THE TEMPLE CITY COMMUNITY DEVELOPMENT
DIRECTOR APPROVING A MAJOR SITE PLAN REVIEW FOR THE
DEVELOPMENT OF TWO DETACHED DWELLING UNITS ON THE PROPERTY
LOCATED AT 5832 PRIMROSE AVENUE.
SECTION 1. The Community Development Director has considered all of the evidence
submitted into the administrative record, which includes but is not limited to:
1. Reports and presentations of project related data and analysis prepared by the
Community Development Department; and
2. The Temple City Municipal Code, General Plan, Subdivision Map Act, and all other
applicable regulations and codes; and
3. Public comments, both written and oral, received or submitted at or prior to the
public hearing; and
4. Testimony and comments submitted by the applicant and representatives in both
written and oral form at or prior to the public hearing; and
5. All other related documents received or submitted at or prior to the public hearing.
SECTION 2. This resolution is made with reference to the following prefacing facts as
more fully set forth in the administrative record:
1. On November 8, 2016, the applicant submitted the application.
2. On March 16, 2017, the application was deemed complete.
3. Notice of the Community Development Director public hearing was mailed to
property owners within 300 feet of the property at least ten (10) days prior to the
hearing.
4. Notice of the public hearing satisfied the noticing requirements set forth in
Government Code Sections 65090 and 65091.
5. The project site is zoned R-2, Light Multiple Family.
Resolution No. 17-0007 CDD
File 16-535
5832 Primrose Avenue
Page 2 of 4
6. The project site is designated Medium Density Residential by the General Plan.
7. The applicant is proposing to construct two (2) detached dwelling units.
SECTION 3. Based upon the information above, the Community Development Director
finds:
1. The construction complies with all applicable provisions of this Zoning Code.
The architectural plans have been reviewed by staff under applicable standards of
the Zoning Code. Staff has arrived at the conclusion that the project would be in
compliance with the Zoning Code. Therefore, the project meets this finding.
2. The construction is consistent with the General Plan, any applicable specific
plan, and any special design theme adopted by the City for the site and
vicinity.
The proposed project would be in compliance with the General Plan in that the
density proposed by the project is 9.9 units per acre, complying with the 12 units
per acre desigantion of the General Plan. Therefore, the project meets this finding.
3. The approval of the site plan review is in compliance with the California
Environmental Quality Act (CEQA).
The approval of the site plan review is in compliance with CEQA because it is
categorically exempt, according to CEQA Guidelines, Section 15303 (New
Construction or Conversion of Small Structures). Therefore, the project meets this
finding.
4. The proposed structures, signs, site development, grading and/or
landscaping are compatible in design, appearance and scale, with exiting
uses, development, signs, structures, and landscaping for the surrounding
area.
The project is comaptble with the developments in the surrounding area. The
majorty of the residential properties in the neighborhood have been improved with
a mulitple-family developments at a density similar to the proposed project. To
address compatiblity issues with the commercial use on the north and on the east,
Resolution No. 17-0007 CDD
File 16-535
5832 Primrose Avenue
Page 3 of 4
the project proposes to use landscaping to buffer the impact. A hege would be
provided behind the block wall on the north, and five -feet of landscaping would
be provided next to the alley on the east. Security lights would be installed on the
building side facing the alley. For compatiblity with the residential neighbors on
the south and on the west, the project would provide comparable landscaping in
the open space area and extenisve use of pavers in the driveway for a good
permeable coverage. Therefore, the project meets this finding.
5. The site is adequate in size and shape to accommodate the proposed
structures, yards, walls, fences, parking, landscaping, and other development
features.
The project site has an land area of 8,750 square feet which is large encough to
accommodate the proposed development. Proper front, side, and rear yards would
be provided and the amount of landscaping would be comparable to those on the
neighoring properties. The open space would be provided at 1,845 square feet,
exceeding the 1,000 square feet minimum area required by the Zoning Code.
Therefore, the project meets this finding.
SECTION 4. This project is Categorically Exempt from environmental review pursuant to
Section 15303 (New Construction and Conversion of Small Structures) of the California
Environmental Quality Act (CEQA) Guidelines.
SECTION S. Accordingly, File No. 16-535 a request for a Major Site Plan Review to
construct two residential dwelling units is approved, subject to the applicant complying
with all requirements of the Temple City Municipal Code and the conditions as set forth
in Exhibits A through C to this resolution.
Resolution No. 17-0007 CDD
File 16-535
5532 Primrose Avenue
Page 4 of 4
SECTION 6. The Secretary shall certify to the adoption of this Resolution.
EXHIBITS
A. Planning Division Conditions of Approval
B. Building Division Conditions of Approval
C. Engineering and Public Works Division Conditions of Approval
/%:
Community Development Director
I hereby certify that the foregoing Resolution was approved by the Community
Development Director of the City of Temple City at a Director's Hearing held on the 11'h
of April, 2017.
i
_O / . /%iiiIr
EXHIBIT A
PLANNING DIVISION
CONDITIONS OF APPROVAL
1�
TEMPLE'
CITY
Temple City, Planning Division
Conditions of Approval
5832 Primrose Avenue
Project Specific Conditions
1. The project shall be in substantial compliance with architectural plans date
stamped March 16, 2017, except as modified by these conditions of
approval.
2. Prior to building permits being finaled, the applicant shall plant one 24 -inch
box Southern Magnolia — Magnolia Grandiflora in the public right of way
along Primrose Avenue. The tree(s) shall be planted, staked, and irrigated
per the City's street tree details, which shall be shown on the landscape plan.
The contractor shall call the Urban Forestry staff at (626) 285-2171 ext. 4500
to arrange staff to be present during planting. Prior to permits being finaled
the applicant shall call the Urban Forestry staff to inspect that the tree was
planted and staked correctly.
3. Fences in the front yard shall be 36 inches for a view -obstructing fence, or
42 inches for a none view -obstructing fence. Any existing wall/fence in good
condition can be used as an substitute to satisfy the requirement, subject to
the review and approval of the Community Development Department
Director. The color(s) and material(s) for the wall/fence visible from the
street shall match or complement the material(s) of the house.
General Conditions
4. The applicant and property owner(s), and their successors in interest, shall
indemnify and defend the City of Temple City and its officers, employees,
and agents from and against all liability and costs relating to the City's
actions concerning this project, including (without limitation) any award of
litigation expenses in favor of any person or entity who seeks to challenge
the validity of any of the City's actions or decisions in connection with this
project. The City shall have the sole right to choose its counsel and property
owners shall reimburse the City's expenses incurred in its defenses of any
lawsuit challenging the City's actions concerning this project.
5. This site plan review approval shall expire 24 months from the date of
approval. If building permits are not issued prior to the expiration date, the
property owner may apply in writing to the Community Development
Director at least forty (40) days before the expiration date for major site plan
File: 16-535
5832 Primrose Avenue
review. The major site plan review may be extended for up to two (2) years
from the date of approval, at the discretion of the Community Development
Director.
6. Substantial Compliance: The development shall be in substantial
compliance with the submitted approved site, floor, elevation, landscape,
and other applicable plans.
7. No Lesser Elements: The project shall not be developed with lesser
architectural elements or components intended to complement the
architectural style and design of the development than is proposed in the
submitted approved plans.
8. Certificate of Occupancy: Permits shall not be finaled and/or Certificate of
Occupancy issued until the project is fully completed to the satisfaction of
the Community Development Department.
9. Hardscape: The hardscape shown on the landscape plan and the
architectural plans shall be consistent in size, location, and material. The
applicant is responsible for submitting plans that are internally
consistent. The Planning Division shall verify compliance with this condition
prior to approving plans for building permit issuance. Proposed changes to
the hardscape shall be reviewed and approved by the Planning Division
prior to installation or construction. Changes to the proposed hardscape
shall be shown on both the architectural site plan and the landscape plan.
10. Water Efficient Landscaping: The landscaping of the site shall be
implemented to fully comply with the criteria of the City's Water Efficient
Landscape Ordinance. Prior to permits being approved, the applicant shall
provide the required Landscape Documentation Package or a
demonstration that the Prescriptive Measures have been met. The
Landscape Documentation Package is required for the projects with an
aggregate landscape area over 2,500 square feet. A project with an
aggregate landscape area between 500 to 2,500 square feet shall comply
with the Prescriptive Measures or submit a Landscape Documentation
Package. The Landscape Architect shall certify conformance with the
Ordinance on a form provided by the Planning Division.
11. Walls and fences: Walls and fences shall be designed in a style, material and
color that complement the architecture of the dwelling units to which they
Page 2 of 5
File: 16-535
5832 Primrose Avenue
are attached. Concrete masonry unit (CMU) walls shall be constructed with
slump block, split face, or other decorative block style. Both sides of all
perimeter walls or fences shall be architecturally treated.
12. Submittal of Soils Analysis Report: For sites that will be regraded and a
Landscape Documentation Package (LDP) is required, a soils characteristic
report will not be a required portion of the LDP. After the site is graded the
property owner shall perform a soils test for agricultural suitability including
a soils analysis report and specific amendment recommendations. Soil
testing shall be done following final grading and before planting, as the
surface soil in landscape areas may change due to grading work. Any soil
amendments listed in the specifications are for bidding purposes only. The
contractor shall adjust actual amendments and backfill mixes to conform to
soil analysis report recommendations. Prior to requesting a final inspection
from the Planning Division the property owner or contractor shall provide
evidence in the form of receipts for the soil amendment and invoices for
services provided to the Planning Division.
13. Certification of Correct Landscape Installation: Prior to requesting a final
inspection from the Planning Division the applicant shall provide to the
Planning Division a certification (on a form provided by the Planning
Division) from a landscape architect that the landscape and irrigation
installed on the project site conform to the approved landscape plan and
the applicable Water Efficient Landscape Ordinance. If modifications to the
landscape plan are proposed, the applicant shall provide to the Planning
Division a revised plan prior to final inspection and the Planning Division
shall review the plan to determine compliance with the Residential Design
Guidelines as well as the Water Efficient Landscape Ordinance. This
condition shall be enforced to demonstrate compliance with Temple City
Municipal Code Section 9-1M-15 Table A, for applicants applying for a floor
area ratio incentive related to landscape design.
14. Grade and Drainage: At the time of submittal for building plan check, the
applicant shall submit plans showing:
a. Existing grade of the subject and adjacent sites and
b. Existing drainage patterns for the subject and adjacent sites.
15. Consistency of Plans: At the time of submittal for building plan check the
applicant shall submit architectural, grading, and drainage plans that are
Page 3 of 5
File: 16-535
5832 Primrose Avenue
consistent with one another and correctly demonstrate the proposed
grading.
16. Cross Lot Drainage: Where existing drainage flows from adjacent sites, then
the subject site shall continue to accept cross lot drainage and shall not be
designed in such a way as to drain toward adjacent sites. The subject site
shall not create any barriers that prohibit existing drainage flows from
adjacent sites. The applicant shall submit plans for building plan check
demonstrating compliance with this requirement and the Planning and
Building Division shall verify compliance. In cases where compliance with
this condition is deemed not feasible by the City, the Director shall approve
modifications to encourage as much onsite infiltration and detention as
feasible.
17. Grade Differences: If the proposed finished grade will not alter existing
cross lot drainage patterns, the difference between the grade of the subject
site and adjacent sites shall be within eight (8) inches. If the proposed
finished grade will alter existing cross lot drainage patterns, the applicant
shall demonstrate how the subject property will address existing cross lot
drainage patterns.
18. Grading and Drainage Plans: The applicant shall submit grading and
drainage plans that demonstrate compliance with this requirement. The
Planning and Building Divisions shall review plans for compliance with this
requirement. The Building Division shall verify compliance during
inspections.
19. During any demolition and/or construction, noise will be controlled by limiting
work on the site to 7:00 a.m. through 6:00 p.m., Monday through Saturday,
and by requiring all trucks and motorized equipmentto have proper operating
mufflers. No construction work shall occur on Sunday.
20. Disposal of Construction Waste: No construction activity waste or material of
any kind, including plaster, cement, paint, mud, or any other type of debris or
liquid shall be allowed to be disposed of in the street or gutter, storm drain,
or sewer system. All construction debris spills shall be removed daily and
shall use necessary dust control measures. Failure to comply with this
condition will result in charges filed by the District Attorney.
Page 4 of 5
File: 16-535
5832 Primrose Avenue
21. This approval and these conditions may be modified or revoked by the
granting body (the Community Development Director) should it be
determined that the project approved herein is detrimental to the public
health, safety, or welfare; is operated or maintained contrary to these
conditions of approval or any federal, state, or local law; or is operated or
maintained so as to constitute a public nuisance. Such modification or
revocation shall occur at a noticed public hearing and in accordance with the
provisions of Section 9-1F-40 of the Zoning Code.
22. By carrying out the project approved herein or otherwise using or exercising
this approval, the applicant acknowledges and accepts all of the conditions
imposed. The applicant acknowledges that failure to comply with these
conditions of approval may be cause for revocation of the approval. These
conditions are binding upon the applicant, the current and future property
owners, and any other party using or exercising this approval.
Page 5 of 5
ANIW
EXHIBIT B
BUILDING DIVISION
CONDITIONS OF APPROVAL
City of Temple City
9701 LAS TUNAS DRIVE
TEMPLE CITY CA 91780
JN 16654/PL 16-535
5832 -5834 PRIMROSE AVE
BUILDING DIVISION CONDITIONS
Address/Location: 5832-5834 PRIMROSE AVE
Applicant: KAMEN LAI
Scope of Work: NEW TWO UNIT, TWO STORY SINGLE FAMILY RESIDENCES
OFFICE USE ONLY:
Conditions Required
1. The initial plan check fee will cover the initial plan check and one recheck only.
Additional review required beyond the first recheck shall be paid for on an hourly
basis in accordance with the current fee schedule.
2. The second sheet of building plans is to list all conditions of approval and to
include a copy of the Planning Commission Decision letter. This information shall
be incorporated into the plans prior to the first submittal for plan check.
3. School Developmental Fees shall be paid to the School District prior to the
issuance of the building permit.
4. Fees shall be paid to the County of Los Angeles Sanitation District prior to issuance
of the building permit.
5. The front unit shall be addressed as 5832 Primrose Ave and the rear unit shall be
addressed as 5834 Primrose Ave and an application to assign addresses shall be
filed with Building Division prior to plan check submittal.
6. In accordance with paragraph 5538(b) of the California Business and Professions
Code, plans are to be prepared and stamped by a licensed architect.
7. Structural calculations prepared under the direction of an architect, civil engineer
or structural engineer shall be provided.
V20150224 Page 1 of 3
8. South Coast Air Quality Management District must be contacted prior to any
demolition or renovation. Call (909) 396-2000 for further information. Failure to
comply with the provisions of Rule 1403 may result in a penalty of up to $25,000
per day.
9. A geotechnical and soils investigation report is required, the duties of the soils
engineer of record, as indicated on the first sheet of the approved plans, shall
include the following:
a. Observation of cleared areas and benches prepared to receive fill;
b. Observation of the removal of all unsuitable soils and other
materials;
C. The approval of soils to be used as fill material;
d. Inspection of compaction and placement of fill;
e. The testing of compacted fills; and
f. The inspection of review of drainage devices.
10. The owner shall retain the soils engineer preparing the Preliminary Soils and/or
Geotechnical Investigation accepted by the City for observation of all grading, site
preparation, and compaction testing. Observation and testing shall not be
performed by another soils and/or geotechnical engineer unless the subsequent
soils and/or geotechnical engineer submits and has accepted by the Public Works
Department, a new Preliminary Soils and/or Geotechnical Investigation.
11. Prior to permit issuance the pdf copy of the soils report shall be provided by the
applicant
12. A grading and drainage plan shall be approved prior to issuance of the building
permit. The grading and drainage plan shall indicate how all storm drainage
including contributory drainage from adjacent lots is carried to the public way or
drainage structure approved to receive storm water.
13. Projects shall comply with the requirements of the NPDES (NATIONAL POLLUTION
DISCHARGE ELIMINATION SYSTEM) prior to issuance of a Demolition, Grading &
Building permit. These include requirements for sediment control, erosion
control, and construction activities control to be implemented on the project site.
14. The building permit will not be issued until the property has been surveyed and
the boundaries marked by a land surveyor licensed by the State of California.
15. Foundation inspection will not be made until the excavation has been surveyed
and the depth and location of the footings has been determined to be in
accordance with the approved plans by a land surveyor licensed by the State of
California. THIS NOTE IS TO BE PLACED ON THE FOUNDATION PLAN IN A
PROMINENT LOCATION.
V20150224 Page 2 of 3
16. No form work or other construction materials will be permitted to encroach in to
adjacent property without written approval of the affected property owner.
17. Demolition permit is required for any existing buildings which are to be
demolished.
18. All fire sprinkler hangers must be designed and their location approved by an
engineer or an architect. Calculations must be provided indicating that the
hangers are designed to carry the tributary weight of the water filled pipe plus a
250 pound point load. A plan indication this information must be stamped by the
engineer or the architect and submitted for approval prior to issuance of the
building permit.
19. Separate permit is required for Fire Sprinklers
20. The Los Angeles County Plumbing Code requires each building to have a
separate and Independent connection to the public sewer. Multiple
buildings can share a private main line sewer only if the Sewer Covenant
is completed and recorded with the Los Angeles County Recorder.
Reviewed by: AJ
Date: 12/5/2016
V20150224 Page 3 of 3
EXHIBIT C
ENGINEERING & PUBLIC WORKS
CONDITIONS OF APPROVAL
City of Temple City
9701 LAS TUNAS DRIVE
TEMPLE CITY CA 91780
JN 16654/PL 16-535
5832 -5834 PRIMROSE AVE
PUBLIC WORKS/ ENGINEERING CONDITIONS
Address/Location: 5832-5834 PRIMROSE AVE
Applicant: KAMEN LAI
Scope of Work: NEW TWO UNIT, TWO STORY SINGLE FAMILY RESIDENCES
OFFICE USE ONLY:
Conditions Required
Comments/Conditional Requirements:
I- The following are Public Works conditions and shall be incorporated into submittal
plans, show the conditions on site plans and on grading plans (No handwritten notes,
stickers etc. shall be accepted):
1. Install two driveway approach in accordance with SPPWC Standard Plan 110-2,
and as directed by the City Engineer or his/her designee. One driveway approach
for the use of the front unit and the second driveway approach at the alley for the
use of the rear unit.
2. Close existing driveway apron, and install necessary improvements (parkway,
landscape, sidewalk, curb and gutter, any others as applicable) to match required
adjacent sections, and as directed by the City Engineer or his/her designee.
3. Remove and replace broken and off grade sidewalk in accordance with SPPWC
standard plan 113-2, and as directed by the City Engineer or his/her designee.
4. Remove and replace broken and off grade curb and gutter in accordance with
SPPWC Standard Plan 120-2, and as directed by the City Engineer or his/her
designee.
5. Rehabilitate existing AC street pavement along the length of the property
frontage to the centerline of the street and the rehabilitate existing Alley
pavement along the length of the property frontage to the entire width of the
Alley as indicated below, and as directed by the City Engineer or his/her
designee:
Pay in -lieu fee in the amount of $3400 for the required rehab to the City.
City will use the in -lieu fees in the future for street rehabilitations as
necessary.
6. Underground all utility services to the property.
Reviewed by: VSUAJ
Date: 12/5/2016
V20160311 Page 1 of I