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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