�Z OF BELLFt ���
Stafeport -
TO: Honorable Mayor and Members of the City Council
ATTENTION: Jeffrey L. Stewart, City Manager
FROM: Elizabeth C. Oba, Director of Planning and Building Services Jason P. Clarke, Senior Planner
SUBJECT: Consideration and possible action to 1) conduct a public hearing to consider an application from Samir Hijazi of Archissance to approve a Development Review, a Tentative Map, a Zone Change, and a Site Design Review; 2) adopt Resolution No. 23-03 — A Resolution approving Development Review Case No. DR -5-2213055 to allow the construction of eight, two-story, single-family residences with attached garages; Tentative Map No. 83812 to allow the subdivision of a 41,174 -square foot lot into eight lots; and Site Design Review Case No. SDR 22-01 to allow flexibility of the development standards on property located at 10343-10351 Mapledale Street; 3) react by title only, waive further reading, and introduce Ordinance No. 1423 — An Ordinance approving a Zone Change (ZC 22-02) from R-1 (Low Density Residential Zone) to R-1 PD (Low Density Residential Planned Development Overlay District) on property located at 10343-10351 Mapledale Street and amending the zoning map.
DATE: January 23, 2023
EXECUTIVE SUMMARY
If approved, the Applicant would be allowed to subdivide an existing 41,174 -square foot lot into eight, single-family lots and construct eight, two-story, single-family residences with attached garages on each lot. On November 5, 2022, the Planning Commission recommended approval of the Project to City Council.
RECOMMENDATION TO CITY COUNCIL
1) Open the public hearing; take testimonial and documentary evidence; and after considering the evidence, adopt Resolution No. 23-03 and read by title only, waive further reading, and introduce Ordinance No. 1423; or
2) Alternatively, discuss and take other action related to this item.
_1_
Staff Report —10343-1035'1 Mapledale Street
January 23, 2023
TYPE OF ACTION LEGISLATIVE AND QUASI-JUDICIAL
Legislative: The recommended action includes a change to the Zoning Map. In considering such actions, the City Council acts in its discretionary legislative capacity (formulating rules that apply to all future cases). For the zone change, the City Council must make these findings (BMC § 17.104.030):
■ There are changed conditions since the existing zoning became effective to warrant other or additional zoning.
• The proposed zone change will not adversely affect adjoining property as to value or precedent, and will not be detrimental to the area.
The proposed zone change will be in the interest or furtherance of public health, safety and general welfare.
+ Approving the zone change will not adversely affect the City's Comprehensive Zoning Plana
Here, adopting Ordinance No. 1423 is required before any other approval may be granted for the project, i.e., Ordinance No. 1423 must become effective in order for the tentative map, development review, or site design review to be effective. Accordingly, all other approvals — if granted by the City Council — are dependent upon Ordinance No. 1423 becoming effective.
Quasi-judicial: The City Council will act in a quasi-judicial role when considering the tentative map and Development Review/Site Design applications. When doing so, the City Council applies facts gathered during a public hearing to existing law. Just like a court, the City Council can only consider facts that are relevant to the case. A party appearing before the legislative body is entitled to
• Notice of the proposed action;
• Reasons for the action;
A copy of the evidence on which the action is based; and The right to respond before a reasonably impartial, noninvolved reviewer. ' Editor's note: this phrase is not defined within the BMC, but is likely meant to be "Genera! Plan." —2—
Staff Report —1 0343-1 0351 Mapledale Street
January 23, 2023
TYPE OF ACTION (LEGISLATIVE AND QUASI-JUDICIAL — Continued The City Council must base its decisions upon substantial evidence within the record. "Substantial evidence" generally means enough relevant information and reasonable inferences from information gathered during a public hearing that a fair argument can be made to support a conclusion, even though other conclusions might also be reached.
Argument, speculation, unsubstantiated opinion or narrative, evidence which is clearly erroneous or inaccurate, or evidence of social or economic impacts does not constitute substantial evidence. Substantial evidence includes facts, reasonable assumptions predicated upon facts, and expert opinion supported by facts. If the City Council asks irrelevant questions and bases its decision-making on such questions, a court may overturn the City Council's decision and potentially hold the City liable for violating the applicant's constitutionally protected due process rights.
Pursuant to Government Code § 66474, a tentative map must be approved UNLESS the City Council can make specific findings for denial (see also SMC §§ 16.08.080 and
16.08.090). As set forth in the Resolution, there are no facts that would support findings for denial after Ordinance No. 1423 becomes effective. Thereafter, the project will comply with the BMC's zoning requirements and is consistent with the General Plan.
To approve the Map, the City Council must find that the Project meets the findings outlined in BMC § 16.08.070 (Tentative Maps -- Required Findings):
A. That the proposed Project is consistent with the Bellflower General Plan.
B. That the proposed Project is consistent with any applicable Planned Development.
C. That the proposed Project is consistent with the provisions of the Bellflower Municipal Code.
D. That the proposed Project is in the interest of public health and safety.
E. That the proposed Project is a necessary prerequisite to the orderly development of the surrounding area.
To approve the DR, the City Council must find that the Project meets the findings outlined in Bellflower Municipal Code ("BMC") § 17.80.040 (Findings Required):
A. That the proposal is consistent with the Bellflower General Plan and this Code.
B. That the design of the proposal is appropriate to the City, the neighborhood, and the lot on which it is proposed; and
C. That the design of the proposal is compatible with its environment with respect to use, forms, materials, colors, setbacks, location, height, design, or similar qualities as specified in § 17.80.010.
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Staff Report – 10343-10351 Mapledale Street
January 23, 2423
TYPE OF ACTION (LEGISLATIVE_ AND QUASI-JUDICIAL] – Continued To approve the SDR, the City Council must find that the Project meets the findings outlined in BMC § 17.50.060 (Site Design Review—Findings for Approval):
A. That the proposed Project is compatible with the surrounding neighborhood and adjacent properties,
B. That the proposed Project incorporates superior site design techniques that demonstrate innovative and creative utilization of design principles.
C. That the proposed Project demonstrates superior architecture and the use of high- quality building materials, building fixtures and architectural treatments, and amenities.
D. That the proposed Project has open space that is designed in a manner where the open space is functional and is grouped in a manner that maximizes the appearance and use of open space.
FISCAL IMPACT
There is no identifiable cost to the City associated with approving this Project. It is anticipated that the City may benefit from increased revenues from property taxes collected for the residential units. Additionally, new residents may provide an increase in sales tax.
PUBLIC NOTICE
A Notice of Public Hearing was published in the Los Cerritos Community News newspaper on January 13, 2023. Public hearing notices were sent on January 11, 2023 to 39 property owners within a 300' radius of the Project area and posted at City Hall, Bellflower Substation, Thompson Park, Simms Park, and Caruthers Park. A public hearing notice was also posted on the subject site on January 12, 2023. As of the writing of this staff report, the City has not received any correspondence.
CEQA STATUS
The actions in adopting the Resolution and Ordinance are exempt from environmental review under the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., "CEQA") and CEQA Guidelines (14 California Code of Regulations §§ 15000, of seq.) pursuant to CEQA Guidelines § 15532, Class 32 (in -Fill Development Projects). The proposed Project consists of an in -fill development that is consistent with the applicable general plan designation, general plan policies as well as with the applicable zoning designation and regulations. The Project Site is less than five acres, surrounded by urban uses and has no value as habitat for endangered, rare, or threatened species. The Project would not result in significant effects related to traffic, noise, air quality, or water quality and it can be adequately served by a I I required utilities and public services. Furthermore, it can be seen with certainty that no special circumstances exist that would create a reasonable possibility that the proposed Project will have a significant adverse effect on the environment. –4–
Staff Report — 1 0343-1 0351 Mapledale Street
January 23, 2023
BACKGROUND
On December 5, 2022, the Planning Commission considered the proposed Project. At that time, the Planning Commission received testimony from the Applicant and the public.
The individual from the public that spoke was a property owner in the neighborhood and expressed concerns regarding the size of the lot to accommodate eight units, fire truck or trash company access to the property, potential vehicular traffic, and impacts to the nearby schools. After closing the public Bearing, the Planning Commission recommended the City Council approve the Project with modified and added conditions as follows:
19. Trash service must be provided in an appropriate manner subject to the review and approval by the Director of Planning and Building Services, and the City's franchise trash collector (e.g., CR&R). The Developer must coordinate with the trash collector to provide onsite pick-up service only; curb side pick-up service is not permitted. Each dwelling unit must provide the following carts for their disposal need:
a. One (1) black cart for trash,
b. One (1) cart for food waste,
c. One (1) green cart for green waste, and
d. One (1) blue cart for recyclable waste.
32. Each of the subject properties are limited to future additions. No additional bedrooms may be added or converted to any of the dwelling units. All lofts, dens/office are prohibited from being converted to bedrooms. Other additions including enlarging bedrooms or other areas of the dwelling unit may be processed for a Planning approval and Construction Permit through the City's Development Review process. In the event the proposed addition is substantially changipg a dwelling unit, the Director of Planning and Building Services may require the City Council to review the Project through a public hearing. This condition must be included in the CC&R's.
42. The Applicant must install and maintain mature landscaping throughout the subject property, as depicted on the Project's fly -through video.
PROJECT PROPOSAL
The Applicant is proposing to subdivide an existing 41,174 -square -foot lot into eight single-family lots (see Table 2.0 Lot Coverage by Percentage for total lot sizes). The developer will demolish the two existing units on the lot, regrade the site and then construct eight, two-story, single-family residences with attached garages on the subject property. Approval of a DR, Tentative Map, ZC, and SDR are required for this Project.
SitelBuilding Confi urafion and Fencin : The Applicant proposes eight, separate units ranging in size from 2,175 -square feet to 2,778 -square feet, along with attached two or three -car garages. The Applicant proposes to remove the existing chainlink fences along the perimeter and construct decorative 6 -foot high block walls, construct 6 -foot high vinyl fences between each unit, and construct a 42 -inch high decorative fence/wall in the front/street side yard adjacent to Mapledale Street.
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Staff Report — 10343-14351 Mapledale Street
January 23, 2023
BACKGROUND — Continued
Floor Plan Configuration: The proposed floor plan for each unit is as follows:
• Units 1 & 2: The first floor includes a two -car garage, kitchen, great room, dining room, and a power room. The second floor includes 2 bedrooms, upper family room, 2 bathrooms and a power room, and laundry room.
• Units 3 to 6: The first floor includes a three -car garage (including 2 tandem spaces), dining room, kitchen, bathroom, great room, and a den/office. The second floor includes 3 bedrooms, laundry room, balcony, a loft area, and 2 bathrooms. ■ Units 7 & 8: The first floor includes a three -car garage (including 2 tandem spaces), kitchen, dining room, great room, and powder room. The second floor includes 3 bedrooms, 2 bathrooms, a laundry room, a balcony, and a loft area. (See Table
1.0 Building Statistics below for complete details for each unit).
Driveway and Parking: Pursuant to BMC §17.24.126, the minimum required driveway width for this Project is 20 feet. The proposed 20 -foot wide driveway is located in the middle of the development and flanked by four units on each side. Decorative material is proposed throughout the Project. A total of 30 parking spaces are proposed, which includes 2 attached two -car garages, 6 attached three -car garages (with two tandem spaces), and 8 visitor spaces. The visitor spaces are placed parallel to the driveway.
R-1 Development Standards: Attachment
compliance with the R-1 Zone, related
development. The Applicant is requesting
flexibility on certain development standards.
E is included, which details the Project's
to a typical single-family type residential
approval of a Site Design Review to allow
Building and Site Specifics: Following are tables containing the specifics for the building and site:
Table 1.0 Building Statistics
Lot
Bedrooms
Bathrooms
Total 15t
Floor Area
Totai 2nd
Floor
Area
Habitable
Area
Garage
Area
1 2
2,5
993
1,182
2,175
430
2 2
2.5 993
1,182
2,175
430
3 3
3 1,182
1,596
2,778
683
4 3
3 1,182
1,596
2,778
683
5 3
3 1,182
1,596
2.778
683
6 3
3 1,182
1,596
2,778
683
7 3
2 980
1,519
2,499
683
8 3
2 980
1,519
2,499
683
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Staff Report — 10343-18351 MapledaIe Street
January 23, 2023
BACKGROUND — Continued
Table 2.0 Lot Coverage by Percentage
Lot
Lot Area
Landscaped
Percent
Concrete
Percent
Building
Lot
Area
Area
Area
Coverage
1 5,351.19
2,118.56
39.60°I°
1,611.57
30,11%
1,621.06
30.29°/0
2 5,308.56
2,079.79
39.18°I°
1,507.71
30.28%
1,521.06
30.54%
3 5,078.75
1,455.6828.68°Io
1,527.07
30.07°/n2,095
41.25%
4 5,078.71
1,456.64
28.68°/4
1,527.07
30.07%
2,095
41.25°/°
5 5,078.75
1,490.05
29.34%
1,493.74
29.41%
2,25
41,25%
6 5,078.71
1,490.01
29.34°I°
1,493.70
29.41 %
2,095
41.25°I4
7 51089.15
1,491.64
29.31%
1,726.05
33.92%
1,871.46
36.77%
8 5,109.92
1,508.88
29.53°Io
1,729.58
33.85%
1,871.46
36.62%
PROJECT ANALYSIS
Develo meet Review: Pursuant to BMC § 17.80.020(A)(5) (Improvements Subject to Development Review), the proposed building is subject to Development Review by the Planning Director, or designee. However, pursuant to BMC § 17.80.030(C), (Development Review Procedures for Improvements Listed in § 17.80.020 (A)}, when a development review application requires other approvals by the City, such as a variance, conditional use permit, subdivision or zone change, the development review will occur concurrently with the City Council's review of the other requests, to expedite the development process. As conditioned, the Project meets all the findings, as outlined in Resolution No. 23-03 (Attachment A).
Tentative Map: By subdividing the existing lot, it would allow each lot to be sold separately. As conditioned, the Project meets all the findings, as outlined in Resolution No. 23-03 (Attachment A).
Zone Chan e: Pursuant to BMC Chapter 17.60, a Zone Change is required for this Project in order to vary from the provisions of the Zoning and/or Subdivision Ordinances. Before it may adopt the Zone Change, the City Council must find that the Project complies with all the provisions of the Planned Development Overlay Zone. As conditioned, the Project meets all the findings, as outlined in Resolution No. 23-03 (A ttachment A).
Site Design Review: Pursuant to BMC §17.60.410 (P -D Planned Development Overlay District — Purpose and Intent), a Planned Development, through the approval of a Site Design Review, is intended to allow for flexibility with respect to the underlying development standards. The Applicant is requesting flexibility on the following standards:
1. No street frontages for lots 3 --- 8;
2. Exceed maximum allowable concrete area within front yard setback for all lots; and
3. Provide reduced landscaped within front yard setbacks for all lots. —7—
Staff Report --10343-1035'1 Mapledale Street
January 23, 2023
BACKGROUND — Continued
See the Planning Commission staff report in Attachment C for a complete description of the above three flexible design requests. As conditioned, the Project meets all findings, as outlined in Resolution No. 23-03 (Attachment A).
General Plan and Zoning: Based on the General Plan and Zoning density requirements for the site, the subject site is allowed to be developed with a maximum of eight units. The proposed development does not exceed the allotted density for the property as prescribed in the Bellflower General Plan and the development standards of the R-1 Zone. Therefore, the proposed development complies with the allotted density for the area and is consistent with the Goals and Policies of the General Plan and standards of the Zoning Ordinance, as outlined in Resolution No. 23-03 (Attachment A).
ATTACHMENTS
A. Resolution No. 23-03.............................................................................................09 B. Ordinance No. 1423................................................................................................25 C. Planning Commission Staff Report (without attachments).......................................32 D. Resolution No. PC 22-14 (without exhibit)...............................................................39 E. Development Standards Compliance Table............................................................47 F. Aerial Map, Assessor's Map, Zoning Map and General Plan Map ..........................48 G. Documents and Plans Submitted by Applicant................................................52 ME
CITY OF BELLFLOWER
RESOLUTION NO. 23-03
A RESOLUTION APPROVING DEVELOPMENT REVIEW CASE
NO. DR -5-22-13055 TO ALLOW FOR THE CONSTRUCTION OF EIGHT,
TWO-STORY, SINGLE-FAMILY RESIDENCES WITH ATTACHED
GARAGES; TENTATIVE MAP NO. 83812 TO ALLOW THE SUBDIVISION OF A 41,174 -SQUARE FOOT LOT INTO EIGHT LOTS; AND SITE
DESIGN REVIEW CASE NO. SDR 22-01 TO ALLOW FLEXIBILITY OF
THE DEVELOPMENT STANDARDS ON PROPERTY LOCATED AT
10343-10361 MAPLEDALE STREET
THE CITY COUNCIL RESOLVES AS FOLLOWS:
SECTION 1. Recitals. The City Council finds as follows.
A. On May 18, 2022, Samir Hijazi of Archissance ("Applicant") filed an application for Development Review for the construction of eight, two-story, single-family dwelling units; a Tentative Map to allow the subdivision of a 41,174 -square foot lot into eight lots; a Zone Change to change the zone from R-1 (Low Density Residential Zone) to R-1 PD (Low Density Residential Planned Development Overlay District); and a Site Design Review to allow flexibility of the R-1 Zone development standards;
B. The Application was reviewed by the Director for, in part, consistency with the General Plan and conformity with the Bellflower Municipal Code ("BMC"), C. In addition, the City reviewed the project's environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA"), the regulations promulgated thereunder (14 Cal. Code of Regulations §§15000, et seq., the "CEQA Guidelines"), and the City's Environmental Guidelines ("Bellflower Guidelines"; CEQA, CEQA Guidelines and Bellflower Guidelines collectively referred to as "CEQA Regulations");.
D. The Director completed review and scheduled public hearings regarding the application before the Planning Commission on December 5, 2022, and before the City Council on January 23, 2023;
E. Notices of Public Hearings before the Planning Commission and City Council were duly given and published in the time, form, and manner as required by law;
F. On December 5, 2022, the Planning Commission adopted Resolution No. PCi22-14 recommending the City Council approve DR -5-22-13065, Map No. 83812, ZC 22-02, and SDR 22-01;
G. On January 23, 2023, the City Council held a public hearing to receive and consider public testimony and other evidence regarding the project including, without limitation, information provided to the City Council by the Applicant; and
City of Bellflower
Resolution No. 23-03
H. The City Council considered the information provided by City staff and public testimony, and the Applicant's representatives. This Resolution, and its findings were made based upon the entirety of the administrative record including, without limitation, evidence presented to the City Council at its January 23, 2023 hearing including, without limitation, the staff report.
SECTION 2. Factual Findings and Conclusions. The City Council finds that the following facts exist:
A. The Applicant seeks approval of Development Review to allow for the construction of eight, two-story, single-family residences with attached garages; a Tentative Map to allow the subdivision of a 41,174 -square foot lot into eight lots; a Zone Change to allow the zone change from R-1 (Low Density Residential Zone) to R-1 PD (Low Density Residential Planned Development Overlay District); and a Site Design Review to allow flexibility of the R-1 Zone development standards;
B. Pursuant to the purpose and intent of the Planned Development Overlay District (BMC §§ 17.60. 010 and 17.60.070), the Applicant is requesting to vary from the provisions of the zoning regulations for the following development standards: absence of street frontage for Lots 3 -8; more than 40% concrete area within the front yards for all lots; absence/reduced landscaping within the front yard for all lots;
C. The Project Site is a 41,174 square foot (0.95 acre) lot that is currently improved with two, detached dwelling units that are proposed to be demolished; D. The Project Site is accessible from Mapledale Street, a 60 -foot wide local street;
E. The Project Site is located within the R-1 (Low Density Residential) Zone, with a General Plan Land Use Designation of "L" (Low Density Residential); and F. The Project Site is bounded to the north by Public Uses (P) Zone and developed with an elementary school. To the south, the properties are zoned Single -Family Residential (SF), which includes four separate lots with a home on each lot. To the west, the property is zoned Low Density Residential (R-1) and developed with a multifamily lot with three dwelling units, and to the east, the properties are zoned Low Density Residential. (R-1), which includes two separate lots with one home on each lot.
SECTION 3. Environmental Assessment. Because of the facts identified in Section 2 of this Resolution, the proposed project is categorically exempt from additional environmental review under the California Environmental Quality Act (Pub. Res. Code §§ 21000, et. seq., "CEQK) and CEQA Guidelines (Cal. Code Regs. Title 14, §§ 15000, et. seq.) pursuant to CEQA Guidelines § 15332, Class 32 (In -Fill Development Projects) because the proposed Project consists of an in -fill development that is consistent with the applicable general plan designation, general plan policies as well as with the applicable zoning designation and regulations. The Project Site is less than five acres, surrounded by urban uses and has no value as habitat for endangered, rare, or threatened species.
The Project would not result in significant effects related to traffic, noise, air quality, or
City of Bellflower
Resolution No. 2303
water quality and it can be adequately served by all required utilities and public services.
Furthermore, it can be seen with certainty that no special circumstances exist that would create a reasonable possibility that the proposed Project will have a significant adverse effect on the environment.
SECTION 4. Notice of Exemption. The City Manager, or designee, is directed to file a Notice of Exemption in accordance with CEQA §15062; and any other applicable law.
SECTION 5. General Plan and Zoning. The proposed project conforms with the City's General Plan and Title 17 (Zoning) of the BMC as follows:
A. The Land Use Designation of the project site is "L" (Low Density Residential).
Moreover, the proposed project is consistent with the following goals and policies of the General Plan Land Use Element:
1. General Plan Land Use Element - General Goal 2 (Create a City that functions efficiently, is aesthetically pleasing, and makes the best use of its various resources); and
2. General Plan Land Use Element - General Goal 2, Policy 2.7 (Carefully scrutinize plans for developments which will have a significant impact on the city or on surrounding developments to ensure the highest quality design).
B. The project is consistent with the following goals and policies of the General Plan Housing Element:
General Plan Housing Element — Goal 5, Policy 5.1 (Provide a range of housing types, including low density single-family dwelling units and moderate density townhomes in order to address the City's share of Regional Housing Needs and Assessment (RHNA)j; and
2. Policy 5.3 (Encourage infill development and reuse of underutilized land, where reuse is consistent with the desired neighborhood character).
C. Upon the effective date of Ordinance No. 1423, the BMC zoning classification for the project site is R--1 (Low Density Residential) which allows Planned Developments.
SECTION 6. Development Review Findings. Pursuant to BMC § 17.80.040 (Findings Required), the City Council finds the following facts exist:
A. That the proposal is consistent with the Bellflower General Plan and the Bellflower Municipal Code.
The proposed project is consistent with the goals and policies of the General Plan, as identified in § 5 of this Resolution. Also, the development is designed
City of Bellflower
Resolution No. 23-03
and conditioned to be consistent with the applicable laws of the Bellflower Municipal Code after Ordinance No. 1423 becomes effective.
B. That the design of the proposal is appropriate to the City, the neighborhood, and the lot on which it is proposed.
The development proposes single family homes that is similar to the developments currently in the surrounding area and are allowed under the R-1 zoning standards. For these reasons, the proposed Project is compatible with the surrounding neighborhood (e.g., other Planned Developments) and adjacent properties (e.g. single-family homes and multifamily homes).
C. That the design of the proposal is compatible with its environment with respect to use, forms, materials, colors, setbacks, location, height, design, or similar qualities as specified in BMC Section 17.84. 010.
The Project proposes Italianate and Tuscan influenced architectural. Features include two-story building heights, pitched roofs, decorative brackets and trims, window shutters, small and large entry porches, veneer stone material, varied exterior building colors, and balconies with metal railings. Additional exterior materials include stucco, wood siding, wood trim around windows, and wood corbels under the roof eaves. There are existing two-story Planned Developments and a two-story apartment on nearby cross streets that make the proposal compatible with its environment.
SECTION 7. Tentative Map Findings. Pursuant to SMC §§ 16.08.080 and
16.08.090 and Government Code § 66474, the City Council finds that none of the mandatory or additional findings for denial are present with this project. Further, pursuant to BMC § 16.08.070, the City Council finds as follows:
A. That the proposed subdivision is consistent with the Bellflower General Plan.
As set forth in § 4 of this Resolution, the tentative map is consistent with the Bellflower General Plan.
B. That the proposed subdivision is consistent with any applicable Planned Development.
The proposed tentative map establishes external and internal property lines for the e€ght-lot subdivision, as well as the setbacks far the individual lots, common areas and the placement of the proposed homes within the proposed Planned Development. Furthermore, as conditioned, the proposed subdivision will be consistent with the standards of the Planned Development which includes flexibility to the following requested standards: absence of street frontage for Lots 1 & 2; more than 40% concrete area within the front yards for all lots; and reduced landscaping within the front yard for all lots.
C. That the proposed subdivision is consistent with the provisions of the Bellflower Municipal Code.
City of Bellflower
Resolution No, 23-03
As conditioned, the proposed tentative map is consistent with all applicable provisions of the BMC.
D. That the proposed subdivision is in the interest of public health and safety.
As conditioned, the proposed tentative map will not cause any public health and safety issues as it complies with all applicable laws including, without limitation, the BMC and building codes, as adopted by reference in the BMG.
Compliance with these standards and requirements ensure that the tentative map would not be compromised or cause hazards to the public.
E. That the proposed subdivision is a necessary prerequisite to the orderly development of the surrounding area.
The proposed tentative map is a necessary prerequisite to the orderly development of the surrounding area in that the map will allow the developer to subdivide an existing underdeveloped single lot into eight lots that will meet the minimum lot sizes consistent with the proposed R-1 PD Zone and the underlying R-1 zoning designation.
SECTION 8. Site Design Review Findings. Pursuant to BMC § 17.50.060 (Site Design Review --Findings for Approval), the City Council finds as follows:
A. That the proposed project is compatible with the surrounding neighborhood and adjacent properties.
The development proposes multiple single-family homes that is similar to the developments currently in the area and in the city and will be conditioned and developed under the R-1 Zone development standards with the exception of flexibility from the following: absence of street frontage for Lots 1 & 2; more than 40% concrete area within the front yards for all lots; and reduced landscaping within the front yard for all lots. For these reasons, the proposed Project is compatible with the surrounding neighborhood (e.g., other Planned Developments) and adjacent properties (e.g., single-family homes and multifamily homes).
B. That the proposed project incorporates superior site design techniques that demonstrate innovative and creative utilization of design principles.
The proposed development incorporates superior site design techniques that include functional open spaces, decorative driveways, and pedestrian walkways, on the property. The proposed driveway is code compliant for vehicles and provides adequate access to emergency vehicles. Additionally, the site is sufficiently parked with 30 spaces, which are accessed via a code compliant common driveway.
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City of Bellflower
Resolution No, 23-03
C. That the proposed project demonstrates superior architecture and the use of high-quality building materials, building fixtures and architectural treatments and amenities.
The proposed architectural theme for the project is Italianate and Tuscan influenced; features include two-story building heights, pitched roofs, decorative brackets and trims, window shutters, small and large entry porches, veneer stone material and balconies with metal railings. Additional exterior materials include stucco, wood siding, wood trim around windows, and wood corbels under the roof eaves.
D. That the proposed project has open space that is designed in a manner where the open space is functional and is grouped in a manner that maximizes the appearance and use of open space.
As proposed, the project includes large back yards (e.g., private open space) for each lot. In addition, Lots 1 and 2 also have sufficient street side/fro nt yards.
The total private open space within the development is in the form of landscape/private areas of approximately 13,092.25 total square feet and balconies and porches which is approximately 1,301.62 total square feet.
SECTION 9. Approval. Based on the foregoing, the City Council approves ❑R-5-22-13065, TT 83812, and SDR 22-01, subject to conditions listed on attached Exhibit 'A" which are incorporated by reference.
SECTION 10. Construction. This Resolution must be broadly construed in order to achieve the purposes stated in this Resolution. It is the City Council's intent that the provisions of this Resolution be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Resolution.
SECTION 11. Reliance On Record. Each and every one of the determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the matter. The determinations constitute the independent findings and determinations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole.
SECTION 12. Limitations. The City Council's analysis and evaluation of this matter is based on the best information currently available. It is inevitable that in evaluating the matter that absolute and perfect knowledge of all possible aspects of the matter will not exist. One of the major limitations on analysis of the matter is the City Council's lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional,' state, and national .problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework.
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City of Bellflower
Resolution No. 23-03
SECTION 13. Preservation. This Resolution does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before this Resolution's effective date. Any such amended part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Resolution.
SECTION 14. Severability. If any part of this Resolution or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications and, to this end, the provisions of this Resolution are severable.
SECTION 15. Electronic Signatures. This Resolution may be executed with electronic signatures in accordance with Government Code §16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature.
SECTION 16. Effective Date. This Resolution will become effective immediately upon adoption and will remain effective until superseded by a subsequent resolution.
SECTION 17. The City Clerk is directed to mail a copy of this Resolution to the Applicant and any other person requesting a copy.
SECTION 18. The Mayor, or presiding officer, is hereby authorized to affix his signature to this Resolution signifying its adoption by the City Council of the City of Bellflower, and the City Clerk, or her duly appointed deputy, is directed to attest thereto.
PASSED, APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF BELLFLOWER ON THIS 23RD DAY OF JANUARY 2023.
Sonny R. Santa Ines, Mayor
ATTEST:
Mayra Ochiquii, City Clerk
APPROVED AS TO FORM:
Karl H. Berger, City Attorney
ATTACHMENT:
Exhibit A — Conditions of Approval
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RESOLUTION NO. 23-03
EXHIBIT A
CONDITIONS OF APPROVAL FOR
DEVELOPMENT REVIEW CASE NO. DR -5-22-13855
TENTATIVE TRACT MAP CASE NO. TT 83812
SITE DESIGN REVIEW CASE NO. SDR 22-01
In addition to all applicable provisions of the Bellflower Municipal Code ("BMC"), Samir Hijazi of Archissance ("Applicant"), agrees that he will comply with the following provisions as conditions for the City of Bellflower's approval of Development Review Case No. DR -5-22- 13055, Tentative Map No. 83812, and Site Design Review Case No, SDR 22-01 ("Project Conditions").
Unless the contrary is stated or clearly appears from the context, the construction of words and phrases used in this Conditions of Approval use the definitions set forth in the BMC.
Standard Project Conditions
1. The project site must be developed and/or used in the manner requested and must be in substantial conformity with the submitted plans date-stamped October 10, 2022 and December 14, 2022, unless revisions and/or additional conditions are specifically required herein.
2. The Approval of the Planned Development as set forth in these Conditions o€Approval, and the Resolution granting such approvals, coincide with the effective date of Ordinance No. 1423 as adapted on February 13, 2023.
3, Approval of the Planned Development is valid for 12 months after the date of approval.
If a complete building permit (plan check) application is submitted to the Building Official, or designee, during that 12 -month period, then the approval is extended until the application is completed or denied. Upon good cause shown, the Planning Director may grant one extension of an approval of not more than 12 months in the aggregate, from the original expiration date. Within 24 months after the date the City Council approves the tentative map, or any later date that may be authorized by an extension granted, the applicant must cause the subject property to be accurately surveyed and a final map to be prepared in conformance with the tentative map and any and all applicable conditions.
4. This approval runs with the land. All rights and obligations of this approval, including the responsibility to comply with these Project Conditions, are binding upon Applicant's successors in interest. These Project Conditions may be modified, terminated, or abandoned in accordance with applicable law including, without limitation, the Bellflower Municipal Code (BMC).
5. Any proposed deviations from the exhibits, Project Description or Project Conditions must be submitted to the Director for review and approval. Any unapproved deviations from the Project approval will constitute a violation of the permit approval.
0. When exhibits and/or written Project Conditions are in conflict, the written Project Conditions prevail.
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City of Bellflower
Resolution No. 23-03 - Exhibit A
7. The effectiveness of this Project will be suspended for the time period that any Project Condition is appealed whether administratively or as part of a legal action filed in a court of competentjurisdiction. If any Project Condition is invalidated by a court of law, the Project must be reviewed by the City and substitute conditions may be imposed.
8. The Permittee is responsible for ascertaining and paying al City fees including, without limitation, Public Facilities, Park, and Public Art Fees as required by the BMC. In addition, the impact fees established by the Consolidated Fire Protection District of Los Angeles County and Bellflower Unified School District must also be paid in accordance with the requirements of those entities. This condition also serves as notice pursuant to Government Code § 66020(d) that the City of Bellflower is imposing development impact fees ("D1Fs") upon the project in accordance with the Mitigation Fee Act (Government Code § 66000, of seq.) and the BMC. The Applicant is informed that it may protest DIFs in accordance with Government Code § 66020.
9. The Applicant/Property Owner agrees to indemnify and hold the City harmless from and against any claim, action, damages, costs (including, without limitation, attorney's fees), injuries, or liability, arising from the City's approval of DR -5-22-13065, Map No. 83812, and SDR 22-01, except for such loss or damage arising from the City's sole negligence or willful misconduct. Should the City be named in any suit, or should any claim be brought against it by suit or otherwise, whether the same be groundless or not, arising out of the City's approval of DR -5-22-13065, Map No. 83812, and SDR 22-01, the Applicant agrees to defend the City (at the City's request and with counsel satisfactory to the City) and will indemnify the City for any judgment rendered against it or any sums paid out in settlement or otherwise. For purposes of this section, "the City" includes the City of Bellflower's elected officials, appointed officials, officers, and employees.
10. The Applicant/Developer must comply with all requirements of this Resolution, the applicable zone, the BMC, rules and regulations and applicable law, policies and regulations of any State, Federal or local agency with jurisdiction thereof.
11. The App Iicant/Developer must sign this Conditions of Approval, as set forth below, to acknowledge acceptance within 30 days from the date of approval by the City Council.
12. The City will only issue permits for development, including grading, when the construction documents (e.g., grading plans and building plans) substantially comply with the approved plans. The size, shape arrangement, use and location of buildings, walkways, parking areas, drainage facilities, and landscaped areas must be developed in substantial conformity with the approved plans. Substantial conformity may be determined by the Director.
13. This decision is not effective until Applicant/Developer acknowledges acceptance of all conditions and any appeal period has lapsed, or a waiver of right to appeal is filed or if there is an appeal, until a final decision has been made on the appeal. By use of the entitlements granted by a development application, the Applicant acknowledges agreement with Project Conditions.
14. The Applicant/Developer most reimburse the City for ail attorneys' fees expended by the City that are directly related to the processing of this project. The City will not issue a Certificate of Occupancy or other final occupancy approval until all attorneys' fees are paid by the Applicant.
City of Bellflower
Resolution No. 23-03 - Exhibit A
15.Anything which is not shown on the application/plans, or which is not specifically approved, or which is not in compliance with this section, is not approved. Any application and/or plans which are defective as to, but not limited to, omission, dimensions, scale, use, colors, materials, encroachments, easements, etc., will render any entitlements granted by this section null and void. Construction must cease until all requirements of this section are complied with. Development entitlements may be withheld until violations of the BMC are abated.
16. The Applicant/Developer must provide a sheet on the construction plans with the City of Bellflower signed Resolution stating the Project Conditions as adopted by the Planning Commission. The information must be incorporated into the plans before the City issues a construction permit.
17. The Applicant/Developer must comply with all Project Conditions before the City issues a certificate of occupancy.
Specific Pro'ect Conditions
Planning
18. Postal delivery receptacles must be located behind the sidewalk and installed in a manner approved by the United States Post Office.
19. The address sign on each residential unit must be illuminated and visible from the public right-of-way.
20. Trash service must be provided in an appropriate manner subject to the review and approval by the Director of Planning and Building Services, and the City's franchise trash collector. The Developer must coordinate with the trash collector to provide onsite pick-up service only; curb side pick-up service is not permitted. Each dwelling unit must provide the following carts for their disposal need:
a. One black cart for trash,
b. One cart for food waste,
c. One green cart for green waste, and
d. One blue cart for recyclable waste.
21. The Applicant/Developer must submit grading plans that include details showing the location, height, and material of all walls.
22, The perimeter walls for the subject property must be decorative (e.g., stuccoed with decorative concrete cap), with a minimum height of 6-0", as measured from the finished grade of the subject property, except within the front yard/street side yard setback (adjacent Mapledale Street) where a fence, wall, or hedge is not to exceed 42 inches in height, as measured from the paved driveway surface to ensure safe vehicular sight distance, and to the satisfaction of the Director or their designee. If a gate is proposed at the entrance of the driveway, it must be decorative, cannot exceed 6 feet in height, and must be placed at the front garage walls of Units 1 and 2.
23. The Applicant/Developer must obtain the neighbor's consent and approval in writing before removing any existing shared or private fences located on adjacent properties and prior to the and construction of any new block walls
City of Bellflower
Resolution No. 23-03 - Exhibit A
24. The garages must be used exclusively for the parking of the residents' vehicles. This condition must be part of the Covenants, Conditions and Restrictions.
25. All parking spaces are limited to passenger vehicles only and at no time can the spaces be used for RV, trailers or other recreational vehicles.
26. Covenants, Conditions and Restrictions (CC&R's) and Homeowners' Association (HOA) are required for the project. The CC&R's must be in conformance with all requirements pursuant to the BMC, and address maintenance by all unit owners of all common areas of the property, including the driveway and perimeter walls. The CC&R's must be submitted for City's review before recordation of the Tentative Map.
The developer or designee must serve as a member of the HOA for a period of one year, which must begin when the HOA is established. A fee in the amount applicable per the most recent fee resolution, plus the actual cost of City Attorney services is required to review all CC&R's documents.
27. The CC&R's for the project must be recorded before the Building Official issues a building permit.
28. Window and door trims must be of heavy-duty materials.
29. No outside storage (e.g., recreational vehicles, trailers, disrepair or dismantled vehicles, furniture) may be permitted within the driveway areas, guest parking or areas accessing the enclosed parking garages.
30. Repair of vehicles and furniture is prohibited within any parking and driveway areas.
31. For the enjoyment and safety of its residents, the project must include adequate exterior lighting fixtures throughout the development. Before the City issues building permits, the Applicant must submit for the Director's review a selection of lighting fixtures to be used far each dwelling unit. The lighting fixtures must be compatible with the architecture of the dwelling unit. lighting (i.e., light sensor) must be provided throughout the driveway, parking areas and common areas. A lighting plan must be submitted to the Director for approval.
32. The curbs adjacent to non -parking areas along the driveway must be striped, labeled and designated as a "No Parking" area in order to accommodate appropriate vehicle turning movement. Parking in front of garages is prohibited.
33. Each of the subject properties are limited to future additions. No additional bedrooms may be added or converted to any of the dwelling units. All lofts, densloffice are prohibited from being converted to bedrooms. Other additions including enlarging bedrooms or other areas of the dwelling unit may be processed for a Planning approval and Construction Permit in accordance with the BMC. In the event the proposed addition is substantially changing a dwelling unit, the Director may require the City Council to review the project through a public hearing. This condition must be included in the CC&R's.
34. Each unit can include a 10' x ,10' attached patio trellis to match the development, can only be placed within the rear yard of each unit and cannot be placed no closer than five feet from the rear property line.
City of Bellflower
Resolution No- 23µO3 - Exhibit A
35. The final exterior material and color must be maintained throughout the existence of the dwelling. Any deviation from the approved elevations and color requires Development Review and approval by the Director.
35. All ground mechanical equipment must be completely screened behind a permanent structure and no rooftop mechanical equipment may be permitted. Screening methods must be architecturally compatible with the main building. The Applicant is responsible for ensuring that the project complies with this development standard.
37. The driveway surface must be designed and constructed in a manner to support ingress and egress of vehicles to the satisfaction of the City Engineer.
38. Vehicles associated with the construction of the project including, without limitation, work trucks of the contractors and their employees must be parked off-street.
39. During construction, the subject site must be posted with a notice containing 24-hour contact information for complaints and concerns regarding the project. The notice must be approved by the Building Official before it may be posted at the site.
40. In an effort to maintain a landscaped area in front of the proposed dwelling units, no expansion, whether concrete area or building area, may be allowed within the designated front yard and street side yard landscaped areas.
41. Before the Building Official issues a final certificate of occupancy, the Applicant must provide landscaping for the entire project, excluding the designated backyard areas which are the responsibility of the individual owners.
42. The landscape plan must comply with the State Model Water Efficient Landscape Ordinance (MWELO).
43. The Applicant must install and maintain mature landscaping throughout the subject property, as depicted on the project's fly -through video.
Building
44. The project must fully comply with the 2022 California Green Building Standards Code, the 2022 California Building, Plumbing, Mechanical, and Electrical Codes, the 2022 California Energy Standards Code, the 2022 California Fire Code, and the Bellflower Municipal Code as adopted and amended by the City of Bellflower.
45. At the time of plan check submittal, a Geotechnical Report with Iiquefication results must be submitted to the Building Official.
46. Ali Licensed Professionals must stamp and sign each submittal sheet of the plans.
47. All Licensed Professionals names must be identified on the plans.
48. At the time of plan check submittal, the Sheet Index must list all sheets (including structural) of the plans.
49. At the time of plan check submittal, the Bellflower Municipal Code must be listed as an Applicable Code on the plans.
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City of Bellflower
Resolution No. 23-03 - Exhibit A
50. At the time of plan check submittal, the plans must be revised to include the Occupancy Group as R-2.
51. At the time of plan check submittal, a list of deferred submittals must be provided (solar, fire sprinklers, fences/gates 6'-0" and greater, etc.) on the plans.
52. At the time of plan check submittal, the design must incorporate all accessibility codes for a residential multi -story dwelling unit without elevator (including, without limitation, parking, routes, and signage).
53. At the time of plan check submittal, the site plan must be revised to provide the following information:
a. Site drainage slope;
b. All utility (electrical, gas, sewer, and water) pipe sizes, location, connection location, and distances must verify minimum 2022 CPC, 2022 CMC, and 2022 CEC requirements are met. Add a notation that the City lnspector will field verify the sizes are compliant based on the existing conditions; and c. All exterior mechanical and electrical equipment must be identified as existing or proposed.
54. At the time of plan check submittal, the submittal package must provide Mechanical Plans, Electrical Plans, and Plumbing Plans.
55. At the time of plan check submittal, all elevations must provide the following information:
a. Dimension ground to top of roof peak;
b. Roof slope;
c. Roofing materials;
d. Roof underlayment;
e. Exterior finish materials;
f. Exterior mechanical equipment; and
g. Exterior electrical equipment.
56. At the time of plan check submittal, there must be a minimum of two cross sections provided with the locations identified on the floor plans for reference. The sections are to be at a '/" = 1'— 0" scale.
57. At the time of plan check submittal, the cross sections must include all construction materials (foundationlfooting size, slab thickness, floor joist size, stud size, insulation type, etc.) of all existing and proposed conditions. In addition, include all items behind the cut lines (doors, windows, cabinetry, etc.).
58. At the time of plan check submittal, natural light calculations must be provided.
59. At the time of plan check submittal, ventilation calculations must be provided.
60. At the time of plan check submittal, all roof slopes less than 4:12 must comply with the underlayment identified in CRC R905 tables.
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City of Beliflower
Resolution No. 23-03 - Exhibit A
61. At the time of plan check submittal,
following information:
a. Roof Slope;
b. Roof materials;
c. Class;
d. Underlayment; and
e, Ventilation locations.
the roof plan must be revised to provide the
62. At the time of plan check submittal, the following drawings must be submitted at minimum:
a. Floor Plans at'/4" = V— 0" scale;
b. Roof Plan at 1/" = 1'— 0" scale;
c. Sections at 1/4" = 1'— 0" scale;
d. Elevations at %4" = V - 0" scale;
e. Foundation Plan at'/" = 1' — 0" scale (to comply with Geotechnical Report); and
f. Framing Plan at W = 1'— 0" scale
63. At the time of plan check submittal, structural calculations must also be submitted.
64. The Special Inspections list must include those identified in the Geotechnical Report.
65. A notation that all Special Inspector certifications must be provided to the City Building Official for review and must be included in the plan check submittal package.
66. A notation that all Special Inspection observation reports and testing results must be provided to the Building Official for review and must be included in the plan check submittal package.
67. At the time of plan check submittal, all details (both foundation and framing) must provide job specific information (foundation depth, footing sizes, floor joist sizes, ceiling joist sizes, roof rafter sizes, beam sizes, stud wall size for interior and exterior wall framing, insulation rating, hardware, roof sheathing, drywall, etc.). Notations stating "Per Plan," "See Arch," etc. is not acceptable.
68. At the time of plan check submittal, a Title 24 Report for each unit must be provided.
Traffic Engineering
69. The site plan must show all existing right-of-way improvements and dimension the public right of way.
70. Landscape and hardscape improvements located within the 20 -foot front yard setback cannot exceed 42" in height as measured from the paved driveway surface to ensure safe vehicular sight distance.
71. The site plan must show the designated disabled access path from the public right -of way.
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City of Bellflower
Resolution No. 23-03 - Exhibit A
City Engineering
72. The Applicant must contact the local Water Company to determine the existing fire flow rate in this area. If the existing fire flow capabilities are below the required minimum, the Applicant must provide the necessary means for meeting the fire flow rates.
73. A grading plan prepared by a California licensed engineer is required. The minimum slope on concrete flow lines must be 0.50%. Minimum slope on asphalt concrete or turf must be 1.0%. Existing elevations of adjacent property and street flow fines must be shown around the perimeter of the proposed development. All applicable NPDES requirements must be complied with.
74. Any landscaping in the public right-of-way must be installed per the City of Bellflower Master Street Tree Plan.
75. The Tentative Map must show the width and location of all easements for drainage, sewerage, water supply, and utilities; the approximate width and location of any watercourses; trees, and the existing topography on a 1 -foot contour interval.
75. The f=inal Map must:
a. Meet all the provisions of the latest Subdivision Map Act relating to tract/parcel maps.
b. Give reference to all monuments found or set.
c. Include traverse calculations of the tractiparcel lots indicating closure within 1:10,000.
d. The developer will be required to pay all applicable checking fees with the City prior to the start of map checking.
e. Tentative Map improvements established by the City Engineer not completed and accepted at the time of approval of the final map requires the Applicant to enter into an agreement with the City of Bellflower to complete such improvements at the Applicant's expense and guaranteed by improvement secu rities.
f. Be recorded by the Los Angeles County Recorder.
g. The Applicant must provide the City with two duplicate, medium weight mylars and four sets of prints of the recorded parcel map. All existing and/or proposed easements must be shown on the final map.
77. Two-inch I.P. monuments (24 -inch minimum length) must be set at all lot corners, except where sidewalks are to be constructed or are existing. The surveyor must set Lead and Tack in the sidewalk at these locations.
78. All existing or newly damaged, cracked or displaced sidewalk, property line to property line must be removed and reconstructed in accordance with current City of Beliflower and ADA standards.
79. The site plan must show and dimension all existing and proposed perimeter walls/fences.
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City of Bellflower
Resolution No. 23-03 - Exhibit A
80. A photometric analysis must be provided to ensure sufficient parking and drive aisle lighting is provided, and to ensure light does not "spillover" to adjacent properties.
81. The site plan must include typical sections at all side and rear property lines. Said sections must show the property line, perimeter walls/fences, adjacent building walls and roof overhangs with dimensions from property line to each feature described.
Sections must also show the perimeter wall/fence height measured on both sides of said wall/fence.
82. The existing residential driveway apron must be removed and reconstructed per the approved construction plans and in compliance with current City of Bellflower standard plans (BSP -01, residential) and Americans with Disability Act (ADA) requirements and along with all associated curb & gutter.
83. Curb, gutter and adjacent asphalt must be removed and replaced to conform to the newly reconstructed driveway apron.
84. On-site sanitary sewer lateral must be constructed to service the property. if a new lateral is proposed from the property to the existing sewer main, the minimum lateral size from main to property line is 6". A separate sewer clean-out must be provided for each property. Excavation permits with necessary insurance and bonds are required.
85. For any new sewer connections please contact the Los Angeles County Sanitation District and obtain any connection permits. Documentation of said permits must be submitted to the Building Official before the City issues building permits. Provide documentation from the District that sufficient sewer capacity is provided.
86. All utilities within the subject property must be placed underground before the City issues a certificate of occupancy in accordance with the BMC.
87. Un -sodded, ' mounded planters adjacent to public sidewalk must be provided with 6" curbs to prevent soil run-off onto the public sidewalk. Curbs are not required if the planter consists of sod.
88. The contractor must meet with the City Public Works Inspector before starting any construction within the public right-of-way.
89. All work within the public right-of-way, including placing and removal of traffic control devices, is restricted to the hours between 8.30 A.M. and 3:30 P.M., Monday through Friday. No work requiring continuous inspection or traffic control can be done on Saturday, Sunday or Holidays, unless prior arrangements have been made at least one week in advance with the approval of the City Engineer.
90. The developer, at his/her cost, is responsible for the relocation as necessary: of any public or private utility or other obstruction to facilitate the construction within the public right-of-way.
91. City encroachment permits are required for all work within the public right-of-way. —24—
City of Bellflower
Resolution No. 23-03 - Exhibit A
Water Company
92. Per Bellflower Somerset Mutual Water Company (BSMWC) each unit must be individually metered (no master meters accepted). The Applicant must ensure the plumbing plans incorporate these requirements.
Eire Department-- Land Development Unit
93. A digital copy of the Final Map must be submitted to the Fire Department's Land Development Unit for review and approval before recordation. Submittal must be provided through EPIC -LA using the following Plan Type: Fire Land Development— City Request—Final Map (Tract/Parcel).
By, signing this document, Samir Hijazi of Archissance (Applicant), certifies that he has read, understood, and agrees to the Project Conditions listed in this document.
Samir Hijazi of Archissance, Applicant
Applicant
{If Corporation or similar entity, need two officer signatures or evidence that one signature binds the company)
By, signing this document, KMH Paramount Investments LLC; (Manager/Member:
Mohammed Azzam) (Property Owners), certifies that they have read, understood, and agree to the Project Conditions listed in this document.
KMH Paramount Investments LLC; (Manager/Member: Mohammed Azzam), Property Owner
Property Owner
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CITY OF BELLFLOWER
ORDINANCE NO. 1423
AN ORDINANCE APPROVING A ZONE CHANGE (ZC 22-02) FROM R-1 (LOW DENSITY RESIDENTIAL ZONE) TO R-1 PD (LOW DENSITY
RESIDENTIAL PLANNED DEVELOPMENT OVERLAY DISTRICT) ON
PROPERTY LOCATED AT 10343-10351 MAPLEDALE STREET AND
AMENDING THE ZONING MAP
THE CITY COUNCIL DOES ORDAIN AS FOLLOWS:
SECTION 1. Findings. The City Council finds and declares as follows:
A. On May 18, 2022, Samir Hijazi of Archissance ("Applicant") filed an application for Development Review for the construction of eight, two-story, single-family dwelling units; a Tentative Map to allow the subdivision of a 41,17'4 -square foot lot into eight lots; a Zone Change to change the zone from R-1 (Low Density Residential Zone) to R-1 PD (Low Density Residential Planned Development Overlay District); and a Site Design Review to allow flexibility of the R-1 Zone development standards;
B. The Application was reviewed by the Director for, in part, consistency with the General Plan and conformity with the Bellflower Municipal Code ("BMC"); C. In addition, the City reviewed the project's environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA"), the regulations promulgated thereunder (14 Cal. Code of Regulations §§15004, et seq., the "CEQA Guidelines"), and the City's Environmental Guidelines ("Bellflower Guidelines"; CEQA, CEQA Guidelines and Bellflower Guidelines collectively referred to as "CEQA Regulations"); D. The Director completed review and scheduled public hearings regarding the application before the Planning Commission on December 5, 2022, and before the City Council on January 23, 2023;
E. Notices of Public Hearings before the Planning Commission and City Council were duly given and published in the time, form, and manner as required by law;
F. On December 5, 2022, the Planning Commission adopted Resolution No. PC 22-14 recommending the City Council approve DR -5-2213065, Map No. 83812, ZC 22-02, and SDR 22-01;
G. On January 23, 2023, the City Council opened a public hearing to receive public testimony and other evidence regarding the application including, without limitation, information provided to the City Council by the Applicant; and H. The City Council considered the information provided by the Director, public testimony, and the Applicant. This Ordinance, and its findings were made based upon the entirety of the administrative record including without limitation, evidence presented to the City Council at its January 23, 2023, hearings. —26— Page 1 of 5
City of Bellflower
Ordinance No, 1423
SECTION 2. General Plan and Zoning. The proposed project conforms with the City's General Plan and Title 17 (Zoning) of the BMC as follows; A. The Land Use Designation of the project site is "L" (Low Density Residential).
Moreover, the proposed project is consistent with the following goals and policies of the General Plan fund Use Element:
General Plan Land Use Element - General Goal 2 (Create a City that functions efficiently, is aesthetically pleasing, and makes the best use of its various resources); and
2. General Plan Land Use Element - General Goal 2, Policy 2.7 (Carefully scrutinize plans for developments which will have a significant impact on the city or on surrounding developments to ensure the highest quality design).
B. The project is consistent with the following goals and policies of the General Plan Housing Element:
1. General Plan Housing Element – Goal 5, Policy 5.1 (Provide a range of housing types, including low density single-family dwelling units and moderate density townhomes in order to address the City's share of Regional Housing Needs and Assessment (RHNA)); and
2. Policy 5.3 (Encourage infill development and reuse of underutilized land, where reuse is consistent with the desired neighborhood character).
C. The BMC zoning classification for the project site is R-1 (Low Density Residential) which allows Planned Developments.
SECTION 3. Environmental Assessment. Because of the facts identified in Section 2 of this Resolution, the proposed project is categorically exempt from additional environmental review under the California Environmental Quality Act (Pub. Res. Code §§ 21000, et. seq., "CEQA") and CEQA Guidelines (Cal. Code Regs. Title 14, §§ 15004, et. seq.) pursuant to CEQA Guidelines §15332 — In -Fill Development Projects} because the proposed Project consists of an in -fill development that is consistent with the applicable general plan designation, general plan policies as well as with the applicable zoning designation and regulations. The Project Site is less than five acres, surrounded by urban uses and has no value as habitat for endangered, rare, or threatened species. The Project would not result in significant effects related to traffic, noise, air quality, or water quality and it can be adequately served by all required utilities and public services. Furthermore, it can be seen with certainty that no special circumstances exist that would create a reasonable possibility that the proposed Project will have a significant adverse effect on the environment.
SECTION 4. Notice of Exemption. The City Manager, or designee, is directed to file a Notice of Exemption in accordance with CEQA §15062; and any other applicable law. Use exemption language.
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City of Bellflower
Ordinance No. 1423
SECTION 5. Zone Change Findings. Pursuant to BMC § 17.104.430, the City Council mattes the following findings:
A. There are changed conditions since the existing zoning became effective to warrant other or additional zoning.
The current zoning designation for the subject property is R-1 (Low Density Residential Zone). In order to subdivide this property into eight lots with only two lots having street frontage, BMC §17.60.030 requires the Planned Development Overlay Zone designation to be appended to the base zoning on the official zoning map. Once changed, the official zoning designation for this property will be R-1 PD (Low Density Residential Planned Development Overlay District) and will show as R-1 (PD) on the official zoning map. Lastly, the proposed Zone Change preserves the existing R-1 zone character because it is a zoning overlay to allow an individual residential style subdivision project.
B. Proposed change of zone will not adversely affect adjoining property as to value or precedent, and will not be detrimental to the area.
The proposed Zone Change will not adversely affect adjoining properties as to value or precedent and will not be detrimental to the area because it will allow for a community to be developed based on the standards of the underlying and adjacent R-1 zone properties, with the exception of flexibility to the street frontages, more concrete in the front yard and reduced landscape in the front yard for specific units/lots within the project. Furthermore, the development proposes multiple individual homes that are similar to other developments currently in the area and in the city. For these reasons, the proposed Zone Change from R1 to R-1 PD is compatible with other properties in the neighborhood and other Planned Developments in the city.
C. The change of zone will be in the interest or furtherance of public health, safety and general welfare.
The change of zone from R-1 to R-1 PD, will allow the lot to be subdivided to be sold to different homeowners and in the interest or furtherance of public health, safety and general welfare, each property has been designed to maintain elements of a single-family style dwelling unit, is adequately accessible to emergency vehicles and personnel, and is aesthetically pleasing.
Furthermore, the project creates new housing designed to be compatible with the existing zoning and the proposed project increases homeownership opportunities.
D. That the approval of such change of zone will not adversely affect the Comprehensive Zoning Plan being prepared for the City, or as adopted.
The proposed Zone Change is consistent with other developments zoned R-1 PD in the area and in the community, and with the Low -Density Residential Land Use Designation and does not increase the density of the subject property. Furthermore, as set forth in § 2 of this Resolution, the proposed Zone Change is consistent with the applicable General Plan.
Wo
City of Bellflower
Ordinance No, 1423
SECTION 6. Approval. Based on the foregoing, the City Council approves Zone Change Case No. ZC 20-02 to change the zone to R1—PD (Law Density Residential Planned Development Overlay District) on property located at 14343-10351 Mapledale Street as set forth in attached Exhibit "A" Zone Change Map which is incorporated by reference.
SECTION 7. Construction. This Ordinance must be broadly construed in order to achieve the purposes stated in this Ordinance. It is the City Council's intent that the provisions of this Ordinance be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Ordinance.
SECTION 8. Enforceability. Repeal of any provision of the Bellflower Municipal Code does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before this Ordinance's effective date. Any such repealed part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Ordinance.
SECTION 9. Reliance on Record. Each and every one of the findings and determinations in this Ordinance are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the matter. The determinations constitute the independent findings and determinations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole.
SECTION 14. Limitations. The City Council's analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on analysis of the project is the City Council's lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework.
SECTION 11. Severability. If any part of this Ordinance or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications and, to this end, the provisions of this Ordinance are severable.
SECTION 12. Electronic Signatures. This Resolution may be executed with electronic signatures in accordance with Government Code §16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature.
SECTION 13. Publications. The City Clerk is directed to certify the passage and adoption of this Ordinance; make a note of the passage and adoption in the records of this meeting; and, within 15 days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law. —29—
City of Bellflower
Ordinance No. 1423
SECTION 14. The City Clerk is directed to certify the passage and adoption of this Ordinance, cause it to be entered into the City of Bellflower's book of original ordinances, make a note of the passage and adoption in the records of this meeting, and, within fifteen days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law.
SECTION 15. Effective Date. This Ordinance becomes effective on the 30th day following its passage and adoption.
ORDINANCE NO. 1423 HAD ITS FIRST READING ON JANUARY 23, 2423, ITS SECOND READING ON 2023, AND WAS DULY PASSED,
APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF BELLFLOWER AT ITS REGULAR MEETING OF , 2023.
ATTEST:
Mayra Ochiqui, City Clerk
APPROVED AS TO FORM:
Karl H. Berger, City Attorney
ATTACHMENT:
Exhibit A — Zone Change Map
—30—
Sonny R. Santa Ines, Mayor
Exhibit A - Zone Chan - e Ma
Ordinance No. 1423 for ZC 22-02
Change zoning from R-1
(Low Density Residential
Zone) to R1 -PD (Low
Density Residential
Planned Development
Overlay District)
�� ❑F DFLLFt,or,_ t
h Stafleport
TO: Honorable Chairman and Members of the Planning Commission ATTENTION: Elizabeth Corpuz, Director of Planning and Building Services FROM: Jason P. Clarke, Senior Planner
SUBJECT: Consideration and possible action to conduct a public hearing to consider an application from Samir Hijazi of Archissance for a Development Review, Tentative Tract Map, Zone Change, and Site Design Review; and adopt Resolution No. PC 22-14 – a Resolution recommending the City Council approve Development Review Case No. DR -5-22-13055 to allow the construction of eight, detached, 2 - story, single-family residences with attached garages; Tentative Tract Map No. TT 83812 to allow the subdivision of a 41,174 -square foot lot into eight lots; Zone Change Case No. ZC 22-02 to allow the zone change from R-1 (Low Density Residential Zone) to R-1 PD (Low Density Residential Planned Development Overlay District); and Site Design Review Case No. SDR 22-01 to allow flexibility of the R-1 Zone development standards on property located at 10343- 10351 Mapledale Street.
DATE: December 5, 2022
RECOMMENDATION
Open the public hearing; take testimonial and documentary evidence; and, after considering the evidence, adopt Resolution No. PC 22-14; or
2. Alternatively, discuss and take other action related to this item.
PUBLIC NOTICE
A Notice of Public Hearing was published in the Los Cerritos Community News newspaper on November 25, 2022. Public hearing notices were sent on November 18, 2022 to 39 property owners within a 300' radius of the project area and posted at City Hail, Bellflower Substation, Thompson Park, Simms Park, and Caruthers Park. A public hearing notice was also posted on the subject site on November 25, 2022. As of the writing of this staff report, the City has not received any correspondence.
CEQA STATUS
Pursuant to the authority and criteria of the California Environmental Quality Act (CEQA), an environmental assessment has been conducted for this Project. This Project has been determined to be Categorically Exempt (Class 32, Section 15332 — In -Fill Development Projects) because the proposed Project consists of an in -fill development that is consistent with the applicable general plan designation, general plan policies as well as
Staff Report — 10343-10351 Mapledale Street
December 5, 2022
with the applicable zoning designation and regulations. The Project Site is less than five acres, surrounded by urban uses and has no value as habitat for endangered, rare, or threatened species. The Project would not result in significant effects related to traffic, noise, air quality, or water quality and it can be adequately served by all required utilities and public services. Furthermore, it can be seen with certainty that no special circumstances exist that would create a reasonable possibility that the proposed Project will have a significant adverse effect on the environment.
TYPE OF ACTION(LEGISLATIVE, QUASI-JUDICIAL- OR ADVISORY Advisory: In considering the applications (a Development Review ("DR"), Tentative Tract Map ("TT"), Zone Change ("ZC"), and Site Design Review ("SDR")), the Planning Commission is acting as an advisory body to the City Council; it does not have legal authority to approve or deny the application. The recommendation to the City Council, however, should include the factual and legal basis for the Planning Commission's findings. The City Council can then rely upon those findings to make its own determination.
To recommend approval of the DR, the Planning Commission must find that the project meets the findings outlined in Bellflower Municipal Code ("BMC"} § 17.80.040 (Findings Required):
A. That the proposal is consistent with the Bellflower General Plan and this Code.
B. That the design of the proposal is appropriate to the City, the neighborhood, and the lot on which it is proposed; and
C. That the design of the proposal is compatible with its environment with respect to use, forms, materials, colors, setbacks, location, height, design, or similar qualities as specified in § 17.80.010.
To recommend approval of the Tentative Tract Map, the Planning Commission must find that the project meets the findings outlined in BMC § 16.08.070 (Tentative Maps — Required Findings):
A. That the proposed project is consistent with the Bellflower General Plan.
B. That the proposed project is consistent with any applicable Planned Development.
C. That the proposed project is consistent with the provisions of the Bellflower Municipal Code.
D. That the proposed project is in the interest of public health and safety.
E. That the proposed project is a necessary prerequisite to the orderly development of the surrounding area.
Additionally, in the matter of the TT, the Planning Commission must also make findings outlined in BMC §§ 16.08.080 and 10.08.090 and Government Code § 66474- A. The Planning Commission must find that none of the mandatory or additional findings for denial are present with this project.
To recommend approval of the ZC, the Planning Commission must find that the project meets the findings outlined in BMC § 17.104.030 (Required Findings for Change of Zone):
A. That there are changed conditions since the existing zoning became effective to warrant other or additional zoning. —33—
Staff Report – 10343-10351 Mapledale Street
December 5, 2022
B. That the proposed change of zone will not adversely affect adjoining property as to value or precedent, and will not be detrimental to the area.
C. That the change of zone will be in the interest or furtherance of public health, safety and general welfare.
D. That the approval of such change of zone will not adversely affect the Comprehensive Zoning Plan being prepared for the City, or as adopted.
To recommend approval of the SDR, the Planning Commission must find that the project meets the findings outlines! in BMC § 17.50.000 (Site Design Review—Findings for Approval):
A. That the proposed project is compatible with the surrounding neighborhood and adjacent properties.
B. That the proposed project incorporates superior site design techniques that demonstrate innovative and creative utilization of design principles.
C. That the proposed project demonstrates superior architecture and the use of high- quality building materials, building fixtures and architectural treatments and amenities.
D. That the proposed project has open space that is designed in a manner where the open space is functional and is grouped in a manner that maximizes the appearance and use of open space.
BACKGROUND
Property Owner:
KMH Paramount Investments LLC;
(Manager/Member: Mohammed Azzam
General Plan Land Use Designation:
"L" Low Density Residential
Zoning Classification:
R-1 Low Density Residential
Property Size:
41,174 square feet 0.95 acre
Current Development:
two single-family residences
Surrounding Land Uses and
Zoning:
North
Public Uses P Zone: Elementay School
South
Single Family Residential (5F) Zone:
4 separate lots
West
Low Density Residential (R-1) Zone:
a multi -family lot with 3 units
East
Low Density Residential (R-1) Zone:
2 separate lots with 1 home on each lot
PROJECT PROPOSAL
The Applicant is proposing to subdivide an existing 41,174 -square -foot lot into eight single-family lots (see Table 2.0 Lot Coverage by Percentage for total lot sizes). The developer will demolish the two existing units on the lot, regrade the site and then construct eight, 2 -story, single-family residences with attached garages on the subject property. Approval of a Development Review, Tentative Tract Map, Zone Change, and Site Design Review are required for this project.
SitelBuilding Configuration and Fencing. The Applicant proposes eight, separate units ranging in size from 2,175 -square feet to 2,778 -square feet, along with attached 2 or 3- -34– car garages that range in size from 430 -square feet to 583 -square feet. The Applicant
Staff Report —14343-14351 Mapledale Street
December 6, 2022
proposes to remove the existing chainlink fences along the perimeter and construct decorative 6 -foot high block walls, construct 6 -foot high vinyl fences between each unit, and construct a 42 -inch high decorative fencelwall in the 20 -foot front/side setback adjacent Mapledale Street. A condition of approval is recommended that new perimeter walls be stuccoed with a decorative concrete cap. In addition, if a gate is proposed at the entrance of the driveway, it is recommended requiring it be decorative and placed at the front garage walls of Units 1 and 2 (Condition No. 21).
Floor Plan Confi uration: The proposed floor plan for each unit is as follows:
• Units 1 & 2: 15t floor includes a 2 -car garage, kitchen, great room, dining, room and a power room. The 2nd floor includes 2 bedrooms, upper family room, 2 bathrooms and a power room, and laundry room.
• Units 3 to 6: 11t floor includes a 3 -car garage (including 2 tandem spaces), dining room, kitchen, bathroom, great room, and a denloffice. The 2"" floor includes 3 bedrooms, laundry room, balcony, a loft area and 2 bathrooms. ■ Units 7 & 8: 1 st floor includes a 3 -car garage (including 2 tandem spaces), kitchen, dining room, great room, and powder room. The 2nd floor includes 3 bedrooms, 2 bathrooms, a laundry room, a balcony and a loft area. (See Table 1.0 Building Statistics below for complete details for each unit).
A condition of approval is recommended prohibiting lofts, dens/office from being converted to bedrooms (Condition No. 32). Also, a condition of approval is included include an attached 10' x 10' patio trellis to match the development, be placed within the rear yards of each unit and cannot be setback no more than 5 feet from the rear property line (Condition No. 33).
Architectural Theme and Building Materials: The architectural theme for the project is Italianate and Tuscan influenced; features include 2 -story building heights, pitched roofs, decorative brackets and trims, window shutters, small and large entry porches, veneer stone material and balconies with metal railings. Additional exterior materials include stucco, wood siding, wood trim around windows, and wood corbels under the roof eaves.
Driveway and Parking: Pursuant to BMC §17.24.120, the minimum required driveway width for this project is 20 feet. The proposed 20 -foot wide driveway is located in the middle of the development and flanked by 4 units on each side. Decorative material is proposed throughout the project. The Los Angeles County Fire Department — Land Development Unit approved the driveway width and site access.
Single-family residences require a minimum 2 -car garage. During the Development Review process, Staff recommended that additional parking be provided based on the number of units, number of bedrooms, and visitor spaces. A total of 30 parking spaces are proposed, which includes two, attached 2 -car garages, 6, attached 3 -car garages, and 8 visitor spaces. The visitor spaces are placed parallel to the driveway.
R-1 Development Standards- Attachment B is included, which details the project's compliance with the R-1 (Low Density Residential) Zone, related to a typical single-family residential development. The Applicant is requesting approval of a Site Design Review to allow flexibility on certain development standards.
—35—
Staff Report — 10343-10351 Mapledale Street
December 5, 2022
Building and Site Specifics: Following are tables containing the specifics for the building and site:
Table 1.0 Building Statistics
Lot
Bedrooms
Bathrooms
Total Ist
Floor
Area
Total
2nd
Floor
Area
Habitable
Area
Garage
Area
1 2
2.5 993
1,182
2,175
430
2 2
2.5 993
1,182
2,175
430
3 3
3 1,182
1,596
2,778
683
4 3
3 1,182
1,596
2,778
683
5 3
3 1,182
1,596
2,778
683
6 3
3 1,182
1,596
2,778
683
7 3
2 980
1,519
2,499
683
8 3
1 2
980
1,519
2,499
683
Table 2.0 Lot Coverage by Percentage
Lot
Lot Area
Landscap
Percen
Concrete
Percen
Building
Lot
ed Area
t
Area
t
Area
Coverag
e
1 5,351.19
2,118.56
39.60 1,611.57
30.11 1,621.06
30.29%
2 5,308.56
2,079.79
39.18 1,607.71
30.28 1,621.06
30.54%
3 5,078.75
1,456.68
28.68 1,527.07
30.07 2,095
41.25%
%
%
4 5,078.71
1,456.64
28.68 1,527.07
30.07 2,095
41.25%
5 5,078.75
1,490.05
29.34 1,493.70
29.41 2,095
41.25%
6 5,078.71
1,490.01
29.34 1,493.70
29.41 2,095
41.25%
7 5,089.15
1,491.64
29.31 1,726.05
33.92 1,871.45
36.77%
8 5,109.92
1,508.88
29.53 1,729.58
33.85 1,871.46
36.62%
%
%
PROJECT ANALYSIS
Development Review: Pursuant to BMC § 17.80.020(A)(5) (Improvements Subject to Development Review), the proposed building is subject to Development Review by the Planning Director, or designee. However, pursuant to BMC § 17.80.030(C), (Development Review Procedures for Improvements Listed in § 17.80.020 (A)), when a development review application requires other approvals by the City, such as a variance, conditional use permit, subdivision or zone change, the development review will occur concurrently with the Planning Commission's review of the other requests, to expedite the development process. As conditioned, the project meets all the findings, as outlined in Resolution No. PC 22-14 (Attachment A).
Tentative Tract Map: Pursuant to BMC Chapter 16.08 (Tentative Maps), prior to approving a Tentative Map, it must be determined that the map complies with the Code and that the —36— project meets all of the findings outlined in BMC § 16.08.070. Furthermore, pursuant to
Staff Report --10343-10351 Mapledale Street
December 5, 2022
BMG §§ 16.08.080 and 16.08.090 and Government Code § 65474, the Planning Commission must find that none of the mandatory or additional findings for denial are present with this project. By subdividing the existing lot, it would allow each lot to be sold separately. As conditioned, the project meets all the findings, as outlined in Resolution No. PC 22-14 (Attachment A).
Zone Change: Pursuant to BMC Chapter 17.60, a Zone Change from R-1 (Low Density Residential) to R-1 PD (Low Density Residential Planned Development Overlay District) is required for this project in order to vary from the provisions of the Zoning and/or Subdivision Ordinances. Prior to approval of the Zone Change, the Planning Commission must find that the project complies with the provisions of the Planned Development Overlay Zone, and may recommend approval of the Site Design Review to the City Council.
Site Design_ Review. Pursuant to BMC §17.60.010 (P -D Planned Development Overlay District — Purpose and Intent), a Planned Development, through the approval of a Site Design Review, is intended to allow for flexibility with respect to the underlying development standards. The Applicant is requesting flexibility on street frontage (BMC §17.04.070), concrete area within front yard setback (BMC §17.24.070.B.), and reduced landscaping within front yard setbacks (BMC §17.24.184). Review and justification of the proposed modifications are explained further in the following paragraphs:
1. Street Frontage (Lots 3 - 8): The PD will allow for the subject site to be subdivided into eight separate lots. Lots 3-8 will not have the required street frontage. By requesting an eight -lot subdivision, each of the individual lots could be sold to independent homeowners. if the PD is not approved, the lot could still be developed with eight units.
2. Maximum Allowable Concrete Area Within Front Yard Setback (Lots 1 - 8): The paved areas within the front yards of all units can be justified, in that the designated front yards are either: 1) used as the common driveway which provides access to all lots, 2) used as parking spaces to meet the parking requirement, or 3} used as a walkway for the homes for safety and to create an inviting entry and enhance curb appeal.
3. Landscaped Front Yard Setbacks (Lots I - 8): Typical single-family developments require landscaped front yards. However, reduced landscape within the front yard for all the homes is justified, in that the area is used for parking and driveway purposes.
Pursuant to BMC 17.50.050, after the Planning Commission reviews the application for compliance with the provisions of the Planned Development Overlay Zone, then the Planning Commission must make a recommendation to the City Council. The approval would be based on meeting all of the findings outlined in BMC §17.60.054. As conditioned, the project meets all findings, as outlined in Resolution No. PC 22-14 (Attachment A).
General Plan and Zoning: Based on the General Plan and Zoning density requirements for the site, the subject site is allowed to be developed with a maximum of eight units. The proposed development does not exceed the allotted density for the property as prescribed in the Bellflower General Plan and the development standards of the R-1 zone. Therefore, the proposed development complies with the allotted density for the area and is consistent with the development provisions of the General Plan and Zoning Ordinance, as outlined —37— in Resolution No. PC 22-14 (Attachment A).
Staff Report —14343-1035'1 Mapledale Street
December 5, 2422
ATTACHMENTS
A. Resolution No. PC 22-14
B. Development Standards Compliance Table
C. Aerial, Assessor's Map, Zoning Map and General Plan Map D. Documents and Plans Submitted by Applicant
E. Fire Department approved plans
sum
CITY OF BELLFLOWER
RESOLUTION NO. PC 22-14
A RESOLUTION RECOMMENDING THE CITY COUNCIL APPROVE
DEVELOPMENT REVIEW CASE NO. DR -5-22-13665 TO ALLOW FOR THE CONSTRUCTION OF EIGHT, DETACHED, 2 -STORY, SINGLE-
FAMILY RESIDENCES WITH ATTACHED GARAGES; TENTATIVE
TRACT MAP NO. TT 83812 TO ALLOW THE SUBDIVISION OF A
41,174 -SQUARE FOOT LOT INTO EIGHT LOTS; ZONE CHANGE
CASE NO. ZC 22-62 TO ALLOW THE ZONE CHANGE FROM R-1 (LOW DENSITY RESIDENTIAL ZONE) TO R-1 PD (LOW DENSITY
RESIDENTIAL PLANNED DEVELOPMENT OVERLAY DISTRICT); AND
SITE DESIGN REVIEW CASE NO. SDR 22-01 TO ALLOW FLEXIBILITY OF THE R-1 ZONE DEVELOPMENT STANDARDS ON PROPERTY
LOCATED AT 10343-16351 MAPLEDALE STREET. APPLICANT;
SAMIR HIJAZI OF ARCHISSANCE
THE PLANNING COMMISSION RESOLVES AS FOLLOWS:
SECTION 1. Recitals. The Planning Commission finds and declares as follows:
A. On May 18, 2022, Samir Hijazi of Archissance ("Applicant") filed an application for Development Review for the construction of eight, 2 -story, single-family dwelling units; a Tentative Tract Map to allow the subdivision of a 41,174 -square foot lot into eight lots; a Zone Change to change the zone from R-1 (Low Density Residential Zone) to R-1 PD (Low Density Residential Planned Development Overlay District); and a Site Design Review to allow flexibility of the R-1 zone development standards;
B. The Application was reviewed by the City's Department of Planning and Building Services for, in part, consistency with the General Plan and conformity with the Bellflower Municipal Code (`BMC");
C. In addition, the City reviewed the project's environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., "CEQA"), the regulations promulgated thereunder (14 Cal. Code of Regulations §§15000, et seq., the "CEQA Guidelines"), and the City's Environmental Guidelines ("Bellflower Guidelines"; CEQA, CEQA Guidelines and Bellflower Guidelines collectively referred to as "CEQA Regulations"); D. The Department of Planning and Building Services completed its review and scheduled a public hearing regarding the Application before this Planning Commission on December 5, 2022;
E. Notice of Public Hearing before the Planning Commission was duly given and published in the time, form, and manner as required by law; F. On December 5, 2022, the Planning Commission opened a public hearing to receive public testimony and other evidence regarding the application including, without limitation, information provided to the Planning Commission by the Applicant; and
_39-
City of Bellflower
Resolution No. PC 22-14
G. The Planning Commission considered the information provided by City Staff, public testimony, and the Applicant. This Resolution, and its findings, are made based upon the evidence presented to the Planning Commission at its December 5, 2022 hearing including, without limitation, the staff report submitted by the Department of Planning and Building Services.
SECTION 2. Factual Findings and Conclusions. The Planning Commission finds that the following facts exist:
A. The Applicant seeks approval of Development Review to allow for the construction of eight, detached, 2 -story, single-family residences with attached garages; a Tentative Tract Map to allow the subdivision of a 41,174 -square foot lot into eight lots; a Zone Change to allow the zone change from R-1 (Low Density Residential Zone) to R-1 PD (Low Density Residential Planned Development Overlay District); and a Site Design Review to allow flexibility of the R-1 Zone development standards;
B. Pursuant to the purpose and intent of the Planned Development Overlay District (BMC §§ 17.60.010 and 17.60.070), the Applicant is requesting to vary from the provisions of the Zoning Ordinance for the fallowing development standards:
absence of street frontage for Lots 3 -8; more than 40% concrete area within the front yards for all lots; absence/reduced landscaping within the front yard for all lots;
C. The Project Site is currently improved with two detached dwelling units that are proposed to be demolished;
D. The Project Site is accessible from Mapledale Street, a 60 -foot wide local street;
E. The Project Site is located within the R-1 (Low Density Residential) zone, with a General Plan Land Use Designation of "L" (Low Density Residential); and F. The Project Site is bounded to the north by Public Uses (P) Zone and developed with an elementary school. To the south, the properties are zoned Single -Family Residential (SF), which includes four separate lots with a home on each lot. To the west, the property is zoned Low Density Residential (R-1) and developed with a multifamily lot with three dwelling units, and to the east, the properties are zoned Low Density Residential (R-1), which includes two separate lots with one home on each lot.
SECTION 3. Environmental Assessment. Pursuant to the authority and criteria of the California Environmental Quality Act (CEQA), an environmental assessment has been conducted for this Project. This Project has been determined to be Categorically Exempt (Class 32, Section 15332 — In -Fill Development Projects) because the proposed Project consists of an in -fill development that is consistent with the applicable general plan designation, general plan policies as well as with the applicable zoning designation and regulations. The Project Site is less than five acres, surrounded by urban uses and has no value as habitat for endangered, rare, or threatened species. The Project would not result in significant effects related to traffic, noise, air quality, or water quality and it can be adequately served by all required utilities and public services. Furthermore, it can be seen with certainty that no special circumstances exist that would create a reasonable possibility that the proposed Project will have a significant adverse effect on the environment. -40-
City of Bellflower
Resolution No. PC 22-14
SECTION 4. General Plan and Zoning. The proposed project conforms with the City's General Plan and Title 17 (Zoning) of the BMC as follows:
A. The Land Use Designation of the project site is "L" (Low Density Residential).
Moreover, the proposed project is consistent with the following goals and policies of the General Plan Land Use Element:
1. General Plan Land Use Element - General Goal 2 (Create a City that functions efficiently, is aesthetically pleasing, and makes the best use of its various resources); and
2. General Plan Land Use Element - General Goal 2, Policy 2.7 (Carefully scrutinize plans for developments which will have a significant impact on the city or on surrounding developments to ensure the highest quality design).
B. The project is consistent with the following goals and policies of the General Plan Housing Element:
1. General Plan Housing Element — Goal 5, Policy 5.1 (Provide a range of housing types, including low density single-family dwelling units and moderate density townhomes in order to address the City's share of Regional Housing Needs and Assessment (RHNA)}; and
2. Policy 5.3 (Encourage infill development and reuse of underutilized land, where reuse is consistent with the desired neighborhood character).
C. The BMC zoning classification for the project site is R-1 (Low Density Residential) which allows Planned Developments.
SECTION 5. Development Review Findings. Pursuant to BMC § 17.80.040 (Findings Required), the Planning Commission finds the following facts exist:
A. That the proposal is consistent with the Bellflower General Plan and the Bellflower Municipal Code.
The proposed project is consistent with the goals and policies of the General Plan, as identified in Section 4 of this Resolution. Also, the development is designed and conditioned to be consistent with the applicable laws of the Bellflower Municipal Code.
B. That the design of the proposal is appropriate to the City, the neighborhood, and the lot on which it is proposed.
The development proposes single family homes that is similar to the developments currently in the surrounding area and are allowed under the R-1 zoning standards, For these reasons, the proposed Project is compatible with the surrounding neighborhood (e.g. other Planned Developments) and adjacent properties (e.g. single-family homes and multifamily homes).
C. That the design of the proposal is compatible with its environment with respect to use, forms, materials, colors, setbacks, location, height, design, or similar qualifies as specified in Section 17.80.010.
—4i —
City of Bellflower
Resolution No. PC 22-14
The Project proposes Italianate and Tuscan influenced architectural. Features include 2 -story building heights, pitched roofs, decorative brackets and trims, window shutters, small and large entry porches, veneer stone material, varied exterior building colors, and balconies with metal railings. Additional exterior materials include stucco, wood siding, wood trim around windows, and wood corbels under the roof eaves. There are existing 2 -story Planned Developments and a 2 -story apartment on nearby cross streets that make the proposal compatible with its environment.
SECTION 6. Tentative Map Findings. Pursuant to BMC §§ 16.08.080 and 16.08.090 and Government Code § 66474, the Planning Commission finds that none of the mandatory or additional findings for denial are present with this project. Further, pursuant to BMC §
16.08.070, the Planning Commission finds as follows:
A. That the proposed subdivision is consistent with the Bellflower General Plan.
As set forth in § 4 of this Resolution, the tentative map is consistent with the Bellflower General Plan.
B. That the proposed subdivision is consistent with any applicable Planned Development.
The proposed tentative map establishes external and internal property lines for the eight -lot subdivision, as well as the setbacks for the individual lots, common areas and the placement of the proposed homes within the proposed Planned Development. f=urthermore, as conditioned, the proposed subdivision will be consistent with the standards of the Planned Development which includes flexibility to the following requested standards: absence of street frontage for Lots 1 & 2; more than 40% concrete area within the front yards for all lots; and reduced landscaping within the front yard for all lots.
C. That the proposed subdivision is consistent with the provisions of the Bellflower Municipal Code.
As conditioned, the proposed tentative map is consistent with all applicable provisions of the BMC.
D. That the proposed subdivision is in the interest of public health and safety.
As conditioned, the proposed tentative map will not cause any public health and safety issues as it complies with all applicable laws including, without limitation, the BMC and building codes, as adopted by reference in the BMC. Compliance with these standards and requirements ensure that the tentative map would not be compromised or cause hazards to the public.
E. That the proposed subdivision is a necessary prerequisite to the orderly development of the surrounding area.
The proposed tentative map is a necessary prerequisite to the orderly development of the surrounding area in that the map will allow the developer to subdivide an existing underdeveloped single lot into eight lots that will meet the minimum lot sizes consistent with the proposed R-1 PD zone and the underlying R-1 zoning designation
—42—
City of Bellflower
Resolution No. PC 22-14
SECTION 7. Zone Change Findings. Pursuant to BMC § 17.104.030 (Required Findings for Change of Zone), the Planning Commission finds as follows:
A. That there are changed conditions since the existing zoning became effective to warrant other or additional zoning.
The current zoning designation for the subject property is R-1 (Low Density Residential Zone). In order to subdivide this property into eight different lots to be sold separately, BMC §17.60.030 requires the Planned Development Overlay Zone (PD) designation to be appended to the base zoning on the official zoning map. Once changed, the official zoning designation for this property will be R-1 PD (Low Density Residential Planned Development Overlay District). The proposed Zone Change preserves the existing R-1 zone character because it is a zoning overlay to allow a single-family residential subdivision project.
B. That the proposed change of zone will not adversely affect adjoining property as to value or precedent, and will not be detrimental to the area.
The proposed Zone Change will not adversely affect adjoining properties as to value or precedent and will not be detrimental to the area because it will allow for a controlled community to be developed based on the standards of the underlying and adjacent R-1 zone properties, with the exception of flexibility to the street frontages, more concrete in the front yard and reduced landscape in the front yard for specific units/lots within the project. Furthermore, the development proposes multiple single family homes that is similar to other developments currently in the area and in the city. For these reasons, the proposed Zone Change from R1 to R-1 PD is compatible with other properties in the neighborhood and other Planned Developments in the city.
C. That the change of zone will be in the interest or furtherance of public health, safety and general welfare.
The proposed Zone Change from R-1 to R-1 PD, will allow the lot to be subdivided to be sold to different homeowners and in the interest or furtherance of public health, safety and general welfare, each property has been designed to maintain elements of a single-family dwelling unit, is adequately accessible to emergency vehicles and personnel, and is aesthetically pleasing. Furthermore, the project creates new housing designed to be compatible with the existing zoning and the proposed project increases homeownership opportunities.
D. That the approval of such change of zone will not adversely affect the Comprehensive Zoning Plan being prepared for the City, or as adopted.
The proposed Zone Change is consistent with other developments zoned R-1 PD in the area and in the community, and with the Low -Density Residential Land Use Designation and does not increase the density of the subject property.
Furthermore, as set forth in § 8 of this Resolution, the proposed Zone Change is consistent with the applicable General Plan.
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City of Bellflower
Resolution No. PC 22-14
SECTION 8. Site Design Review Findings. Pursuant to BMC § 17.50.060 (Site Design Review—Findings for Approval), the Planning Commission finds as follows:
A. That the proposed project is compatible with the surrounding neighborhood and adjacent properties.
The development proposes multiple single family homes that is similar to the developments currently in the area and in the city and will be conditioned and developed under the R-1 zone development standards with the exception of flexibility from the following: absence of street frontage for Lots 1 & 2; more than 40% concrete area within the front yards for all lots; and reduced landscaping within the front yard for all lots. For these reasons, the proposed Project is compatible with the surrounding neighborhood (e.g. other Planned Developments) and adjacent properties (e.g. single-family homes and multifamily homes).
B. That the proposed project incorporates superior site design techniques that demonstrate innovative and creative utilization of design principles.
The proposed development incorporates superior site design techniques that include functional open spaces, decorative driveways, and pedestrian walkways, on the property. The proposed driveway is code compliant for vehicles and provides adequate access to emergency vehicles. Additionally, the site is sufficiently parked with 30 spaces, which are accessed via a code compliant common driveway.
C. That the proposed project demonstrates superior architecture and the use of high-quality building materials, building fixtures and architectural treatments and amenities.
The proposed architectural theme for the project is italianate and Tuscan influenced; features include 2 -story building heights, pitched roofs, decorative brackets and trims, window shutters, small and large entry porches, veneer stone material and balconies with metal railings. Additional exterior materials include stucco, wood siding, wood trim around windows, and wood corbels under the roof eaves.
D. That the proposed project has open space that is designed in a manner where the open space is functional and is grouped in a manner that maximizes the appearance and use of open space.
As proposed, the project includes large back yards (e.g. private open space) for each lot. In addition, Lots 1 and 2 also have sufficient street sidelfront yards. The total private open space within the development is in the form of landscapeiprivate areas of approximately 13,092.25 total square feet and balconies and porches which is approximately 1,301.52 total square feet. —44—
City of Bellflower
Resolution No. PC 22-14
SECTION 9. Recommendation. Subject to the conditions set forth in the attached "Exhibit A," which are incorporated by reference, the Planning Commission recommends the City Council approve Development Review Case No. DR -5-22-13065, Tentative Tract Map No. TT 83812, Zone Change Case No. ZC 22-02, and Site Design Review Case No.
SDR 22-01.
SECTION 10. Attached hereto as Exhibit S is a locator map indicating the subject site and the proposed Zone Change from R-1 (Low Density Residential Zone) to R-1 PD (Low Density Residential Planned Development Overlay District), SECTION 11. Construction. This Resolution roust be broadly construed in order to achieve the purposes stated in this Resolution. It is the Planning Commission's intent that the provisions of this Resolution be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Resolution.
SECTION 12. Reliance On Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the Planning Commission in all respects and are fully and completely supported by substantial evidence in the record as a whole.
SECTION 13. Limitations. The Planning Commission's analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on analysis of the project is the Planning Commission's lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues.
The City must work within the political framework within which it exists and with the limitations inherent in that framework.
SECTION 14. Severability. If any part of this Resolution or its application is deemed invalid by a court of competent jurisdiction, the Planning Commission intends that such invalidity will not affect the effectiveness of the remaining provision or application and, to this end, the provisions of this Resolution are severable.
SECTION 15. Preservation. This Resolution does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before, this Resolution's effective date. Any such amended part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Resolution.
SECTION 16. This Resolution will remain effective until superseded by a subsequent resolution.
SECTION 17.' This Resolution is the Planning Commission's final decision and will become effective immediately upon adoption and remain effective unless the action is appealed within ten days pursuant to BMC §§ 17.96 and 17.112.
SECTION 18. The Planning Commission Secretary is directed to mail a copy of this Resolution to the Applicant and to any other person requesting a copy. -45-
City of Bellflower
Resolution No. PC 22-14
SECTION 19. Electronic Signatures. This Resolution may be executed with electronic signatures in accordance with Government Code §16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature.
SECTION 20. The Planning Commission Chairman, or presiding officer, is hereby authorized to affix his signature to this Resolution signifying its adoption by the Planning Commissions of the City of Bellflower, and the Planning Commission Secretary, is directed to attest thereto.
PASSED, APPROVED, AND ADOPTED BY THE PLANNING COMMISSION OF THE CITY OF BELLFLOWER THIS 51h DAY OF DECEMBER 2022.
Attest:
Elizabeth Corpuz, Secretary
Approved as to form:
Timothy E. Campen, Assistant City Attorney
Exhibit A - Conditions of Approval
Exhibit B -- Zone Change Map
-46-
Aaron Drake, Chairman
Development Standards Compliance Table
DR -5-22-13065, TT 83812, ZC 22-02, SDR 22-0110343-10351 Mapledale Street Table 1.0 — Devel❑ ment Standards based on R-1 Low Density Residential Zone BMC Chapter 17.24 Development
Required/Allowed
ProposedlExisting
Complies?
Standards
Building Height
Main: Maximum 2 stories or 30 ft.
Lots 1 & 2 : 2 -stories @ 27'- 6 112"
Yes
Accessory: Maximum 1 story or 18 ft.
Lots 3 — 6: 2 -stories Q 27'- 3 112"
Yes
Lots 7 & 8: 2-staries @ 26'-1 112"
Yes
Front Yard
Minimum 20 ft.
Lots 1 - 8: 23'-8"
Yes
Concrete Area
Maximum 40% of front yard
Lots 1 - 8: a 40%
Yes*
Side Yard
Minimum 5 ft.
Lots 1 & 2:
Yes
south: 16-8 112" (street side yard)
Minimum 10 ft. (street side yard)
north: 5'-0"
Lots 3 -- 8:
south: 5'-0"
north: 5'-0"
Rear Yard
Main: Minimum 15 ft.
Lots 1 -8: 15'-0"
Yes
Lot Area
Minimum 5,000 sq. ft.
Lot 1: 5,351.19
Yes
Lot 2: 5,308.56
Lot 3: 5,078.75
Lot 4: 5,078.71
Lot 5: 5,078.75
Lot 6: 5,078.71
Lot 7: 5,089.15
Lot 8: 5,109.92
Parking
Minimum 2 -car garage
Lots 1 & 2: Two -car garage, plus 1 visitor
Yes
space
Lots 3 - 8: Three -car garage, plus 1 visitor
space
Total: 30 spaces
Driveway
Minimum 20 ft.
20 ft.
Yes
Lot Coverage
Maximum 45% of lot area
Lots 1 & 2: 30.6%
Yes
Lots 3 - 5: 40.7%
Lots 7 - 8: 36.4%
Mechanical
Screening with Architecturally
Screening provided
Yes
Equipment
Compatible Materials
Landscaping
Landscaping within front -yard and
Lots 1 - 8: Reduced landscaped within front
Yes*
street -facing side -yard setbacks,
yard
excluding driveways and walkways,
must be landscaped and maintained
Street Frontage
Minimum 50 feet of street frontage
Lots 1 & 2: 85 -foot wide street frontage
Yes
Lots 3 - 8: No street frontage
Yes*
* Upon approval of the
planned development
-47-
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+ sh+ COUNTY OF LOS ANGELES FIRE DEPARTMENT
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,F FIRE PREVENTION DIVISION
Land Development Unit
5823 Rickenbacker Road
Commerce, CA 90040
Telephone (323) 890-4293, Fax (323) 890-9783
EPIC -LA NUMBER: FLDU2022006354 PROJECT NUMBER: TR83812 CITY/COMMUNITY: Bellflower STATUS: Cleared
PROJECT ADDRESS: 10343 Mapledale Street DATE: 08/05/2022 Bellflower, CA 90706
CONDITIONS
1. Tentative Tract Map 83812, 10343 Mapladale Street, Bellflower, California 90706, has satisfied the County of Las Angeles Fire Department Fire Prevention Division review.
2. A digital copy of the Final Map shall be submitted to the Fire Department's Land Development Unit for review and approval prior to recordation. Submittal shall be provided through EPIC -LA using the following Pian Type:
Fire Land Development—City Request --Final Map (Tract'Parcei).
For any questions regarding the report, please contact Nancy Rodeheffer at (323) 890-4243 or [email protected].
pylewed by: Page 1 of 1
City of Bellflower
The plans for this item are copyright protected and within the purview of Government Code 65103.5.
Consequently, they may not be displayed on the internet, unless the City obtains permission from the licensed designer. A copy of the plans may be viewed in the City Clerk’s Office.
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