PC RESOLUTION NO. 06- 017
A RESOLUTION OF THE PLANNING COMMISSION OF THE C[ TY OF POMONA APPROVING TENTATIVE TRACT MAP NO. 063194 ( TTM OS-013) FOR ASIX- UNIT RESIDENTIAL CONDOMINIUM SUBDIVISION ON PROPERTY LOCATED AT 252 WEST FRANKLIN AVENUE.
THE PLANNING COMMISSION OF THE CITY OF POMONA DOES RESOLVE AS FOLLOWS:
WHEREAS, the applicant, Fanny Leung, has submitted an application for a Tentative tract Map No. 063194 ( TTM OS-013) for asix- unit residential condominium subdivision on property located at 252 West Franklin Avenue;
WHEREAS, the subject property is located within the R-3 ( Medium-Density Multiple- Family) zone;
WHEREAS, the subject property is on a parcel designated as " Medium Density Residential" on the General Plan Land Use Map;
WHEREAS, a public hearing is required for projects involving the subdivision of land; WHEREAS, the Planning Commission of the City of Pomona has, after giving notice thereof as required by law, held a public hearing on March 8, 2006 concerning "Tentative Tract Map No. 063194 ( TTM OS-013);
WHEREAS, the proposed development meets all the development standards of the R-3 zone; and
WHEREAS, the Planning Commission has carefully considered all pertinent testimony and the staff report offered in the case as presented a[ the public hearing.
NOW, THEREFORE, BE IT HEREBY RESOLVED:
SECTION 1. The Planning Commission exercising their independent judgment has determined that pursuant to the Guidelines for Implementation of the California Environmental Quality Act ( CEQA), that the project is Categorically Exempt under Section 15332, Class 32 In- fill Development). The Planning Commission finds thaC; 1) the proposed project is consistent with the General Plan and Zoning Ordinance of the City; 2) the parcel is smaller than five acres; 3) the project site has no value as habitat for endangered, rare or threatened species; 4) this project will not have significant effects upon the environment and; 5) the site can adequately be served by utilities and public services.
SECTION 2. In accordance with the Subdivision Map Act and the City's Subdivision Ordinance, the Planning Commission must make seven findings in order to approve Tentative Tract Map No. 063194 ( TTM OS-Ol3). Based on consideration of the whole record before it, ATTACHMENT NO. 3
252 West Franklin Avenue
PC Resolution No. Q6- 017
including but not limited to, the staff report, public testimony received at the public hearing on this matter, and evidence made part of the public record, the Planning Commission hereby finds as follows:
L The proposed tentative tract map is consistent with the City of Pomona General Plan.
The project site has an existing General Plan Land Use designation of Medium Density Residential. One of the findings needed to approve the proposed tract map is consistency with the General Plan. With the R-3 zoning designation, the proposed subdivision is in conformance with the General Plan for the City of Pomona, which designatesthe project site as Medium Density Residential. This General Plan land use designation provides for single and multiple- family residential development with densities up to 30 units per acre. 7t is the policy of the City to encourage the construction of new low- density developments and [ o be receptive to medium or higher density residential uses if properly located "
2. The design or improvement of the proposed subdivision is consistent with the Clly of Pomona General Plan.
The design and improvements of the proposed subdivision are consistent with the General Plan in that on- site improvements, such as driveways, sidewalks and drainage facilities will be designedand constructed in accordance with City standards. In addition, the project design, which is intended for condominium residential development, provides for satisfactory pedestrian and vehicular circulation. Furthermore, the design of the proposed development is consistent with the following objective of the Community Design Element of the General Plan:
To insure the highestpossible aesthetic quality in the architecture ar¢d other design considerations of new development. "
3. The site is physically suitable for the type of development.
The site is physically suitable for the development in that the proposed subdivision is planned for condominium residential development. Given the shape and topography of the 22, 939 square foot site, the subdivision design accommodates adequate land for 6 dwelling units, accompanying driveways and open space areas to service the development. Further, the site is relatively flat which will allow for minimal grading and compatible building pad heights with adjacentpropertiessurrounding the project site.
ATTACHMENT NO. 3
252 West Franklin Avenue
PC Resolution No. 06- 017
4. The site is physically suitable for the proposed density of development.
The site is physically suitable to accommodate dre proposed density resulting from the subdivision. The subdivision proposes 6 dwelling units on 22, 939 square feet, which results in a density of approximately 11.5 units per acre. This density is consistent with the City's General Plan.
S. The design of the subdivision or the proposed improvements is nit likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
The site is currently developed with asingle-family residence and does not contain any significant vegetation or habitat for wildlife. Further, the proposed project will comply with the policies and regulations of the Pomona City Code and General Plan and with all local or regional plans, policies, regulations, and any requirements by the California Department of Fish and Game or U. S. Fish and Wildlife Service. Based on these factors, the proposed subdivision will not cause substantial environmental damage or injure wildlife or their habitat.
6. The design of the subdivision or type of improvements is not likely to cause serious public health problems.
The design of the subdivision and the type of improvements are not likely to cause serious problems to public health because the building and infrastructure improvements shall be constructed to conform to all City standards. The adopted City standards relating to the Uniform Building Code and Grading Code are designed to protect the public health and welfare and have been approved by the City.
7. The design of the subdivision or type of improvements will not conflict with easements, acquired by the pn~blic at large, for access through or use ofproperry within the proposed subdivision.
1' he design of the subdivision or type of improvements will not conflict with easements acquired by the public at large. In addition, there are no easements currently on the subject site. Further, the project is compatible with adjacent residential properties in the vicinity.
SECTION 3. Based on the above findings, the Planning Commission hereby approves feutative Tract Map No. 063194 ( TTM OS-013) subjectto the following conditions:
ATTACHMENT NO. 3
252 West Franklin Avenue
PC Resolution No. Q6- Ol7
Planning Division
The proposed Tentative Tract Map shall conform to the requirements of the State Subdivision Map Act and City Ordinance No. 2779.
2. The Tentative Tract Map No. 063194 ( TTM OS-013) shall expire on March 8, 2008, unless the Final Map has been recorded prior to that date and construction has commenced. The Planning Commission may grant a Time Extension for up to 12 additional months if a written request and application for Tentative Tract Map extension is submitted to the Planning Division within 30 days prior to the expiration date.
3. A Final Map shall be recorded prior to the issuance of a Certificate of Occupancy.
4. " The applicant shall submit detailed landscaping and irrigation plans for the review and approval of the Planning Division before issuance of building permits.
5. Before issuance of building permits, the applicant shall provide proof to the Planning Division that the project plans have been reviewed and approved by the Los Angeles County Fire Department.
6. The applicant shall record CC& R's at the time of recordation of the final tract map creating the individual air space rights of this subdivision. Prior to recordation; the CC& R's shall be reviewed and approvedby the Planning Division.
Public Works Department - Transportation & Development Division
7. The Tentative Map No. 063194 and the Final Map shall conform to the Subdivision Map Act and to City Ordinance No. 2779. Applicant shall show all existing and proposed easements on the Final Map. The Final Map shall be recorded before a certificate of final occupancy is issued.
8. At the time of development, the applicant shall submit a site plan and grading plan with hydrology calculations to the Building Division showing the handling of on- site drainage. Storm run- off shall be collected on- site and discharged through an approved drainage system. The Transportation & Development Division shall approve the cited plans before obtaining a building permit.
9. The applicantshall submit to Transportation & Development Division a public sanitary sewer plan for review and subject to approval by the City Engineer. Applicant shall dedicate a minimum ten feet wide public sanitary sewer easement in the proposed driveway location for access and maintenance. Applicant shall eight-inch VCP sewer main per City Standards. Applicant shall contact County Sanitation Districts of Los Angeles County for their sewer connection fee requirements prior to connection to the City sanitary sewer main.
ATTACHMENT NO. 3
252 West Franklin Avenue
PC Resolution No. 06- 017
10. The property owner shall join the `Street Lighting and Landscaping District."
11. Applicant shall post cash in the amount of $59, 000.00 in lieu of construction of curb and gutter, sidewalk, A. C. pavement, relocate existing water meter, adjust existing gas meter box to grade and driveway approach along the property frontage of your development. 12 Applicant shall coordinate with all utility companies to install utility services to the development prior to the City start of reconstruction of street A. C. pavement, cur and gutter and sidewalk. In the event that the development is ready for construction before the start of the City's project, then the developer shall construct the public improvements per City Standards.
Public Works Department - Building and Safety Division
13. Applicant shall place all items shown on plan check sheets on plans for submittal.
14. Applicant shall check dimensions on all bathroom fixtures for building code compliance.
I5. Submit engineering calculations for structures and trusses.
16. Applicant shall submit a soil report along with energy calculations per October 1, 2005 new standards.
Parks Division
17. All trees and landscaping to be maintained by property owner.
Public Works- Water Engineering
18. All improvements to the City's water system required for the development shall be at the developer's expense. Developer shall pay to the City, all 2- inch or smaller water meter- setting fees and all additional water facility advance payments.
19. Individual water services are recommended for all six units, with the meters for all units and irrigation set per City Standard 11 or 12, as appropriate, in the public street right-of- way, unless a private street is designed to City standards and acceptable easements are granted for water facilities and access.
20. Prior to issuance of a grading permit, the developer shall provide a hydraulic evaluation of existing water facilities and projectedimpact to facilities serving the proposed project site and adjacent sites. This evaluation shall be performed by a Registered Civil Engineer and submitted for review by and approval of the City Engineer.
ATTACHMENT NO. 3
252 West Franklin Avenue
PC Resolution No. 06- 017
21. The developer shall include in the water development plans, all recommended water system improvements required to meet minimum Federal, State ( DI- IS), County LACFD), and City requirements.
22. Reduced Pressure Backflow Preventers will be required for all irrigation water services and for all residential water services 1. 5 inches and larger. Reduced Pressure Principal Back- flow Prevention Device shall be installed above grade in the customer service line by his contractor as close as practical to the water meter and shall be between the water meter and the first point of connection to the service. A record of approved testing is required before acceptance by the City.
23. All requirements of the Los Angeles County Fire Department (LACFD) must be met.
Proof of LACFD approval is required at time of final water improvement plan submittal to the Public Works Department. Contact the LACFD for information at (909) 620- 2402.
24. All water facilities must be shown on the plans, including easements, right- of-way and curb lines, etc.
25. Developer shall not place buildings, structures or trees on any related water easements nor within 7 feet 6 inches of any City maintained water main without prior written approval from the City of Pomona.
26. Developer shall have a Registered Civil Engineer submit plans (as applicable) for review and approval of the Public Works Department for all additional water facilities that are required and/or are to be installed by the developer's contractor, and may elect to pay City for installation of water services 2- inch or smaller. Submittal of the water improvement plans will require:
a) An initial plan check deposit in the amount of $1, 000 at the time of the water plan submittal.
b) Submittal on 24" x 36" sheet with a standard City title block prepared under the direction of and signed by a Registered Civil Engineer showing all existing and new utilities, including existing and proposed water facilities and water services. Plans must correctly show property address, legal description, property lines, street centerline, curb-line, existing and proposed utility easements, and right- of--way with dimensions.
c) All water meters 2" and smaller shall be installed by the City of Pomona.
The Developers contractor shall install water meters and services larger than 2".
d) All project related trench repairs in City maintained streets to be per City Std. A- 26-02.
e) Double Detector Check Assemblies shall be installed for all fire services.
ATTACHMENT NO. 3
252 West Franklin Avenue
PC ResolutionNa. 06-017
f) All new water main lines shall be DIP with a minimum of 8- inches diameter, placed underground and 6' offset from curb lines, or as approved by the City Engineer.
g) The Mylar water development plan shall also be provided to the City on disk in Auto CAD V. 2000 format.
h) Water Development plans shall be for public water improvements only, and private water improvements shall be addressed on separate plans.
27. DeveloperlOwner shall not place buildings, structures or trees ( including block walls) on any related water easements nor within 7 %z feet of any City maintained water main without prior written approval fiom the City of Pomona.
28. Public water facilities that are EXISTING and/or proposed to be installed on private property shall requirethe following:
a) Approval of the City Engineer.
b) Dedicated easements that will be 15- foot wide minimum and shown on the water plans. The Developer/Owner, prior to the water plan approval, shall pay all easement-processingfees.
c) Access to City water facilities for water operation crews shall be made available at all time for servicing and maintaining the water system and for reading water meters.
29. Before issuance of a Grading permit, developer/owner shall:
a) Submit final water improvement plans, as applicable, for approval of the City Engineer.
b) Submit a performance bond in the amount of 100% of the estimated construction cost of the proposed water facilities, to be posted with the City prior to water plan approval.
c) Pay to the City of Pomona al] estimated costs to be incurred by the City, plus 30% overhead, for plan check, inspection, water operation cost, etc. associated with the proposed water facilities for the development. d) Following construction, developer/owner shall provide " AS BUILT" drawings of the final constructed improvements to the satisfaction of the City Engineer prior to acceptance of the improvements by the City.
Fire Department:
30. Access shall comply with Section 902 of the Fire Code, which requires all weather access. All weather access may require paving.
31. Fire Department access shall be extended to within 150 feet distance of any exterior portion of all structures.
ATTACHMENT NO. 3
2~ 2 West Franklin Avenue
PC Resolution No. 06- 017
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32. Private driveways shall be indicated on the final map as ` Private Driveway and Firelane" with the widths clearly depicted and shall be maintained in accordance with the Fire Code. All required fire hydrants shall be installed, tested and accepted prior to construction.
33. Vehicular access must be provided and maintained serviceable throughout construction to all required fire hydrants. All required fire hydrants shall be installed, tested and acceptedprior to construction.
34. Provide Fire Department or City approved street signs and building access numbers prior to occupancy.
35. Provide water mains, fire hydrants and fire flows as required by the County of Los Angeles Fire Department, for all land shown on map which shall be recorded.
36. The required flow of public fire hydrants at this location is 1500 gallons per minute at 20 psi for a duration of 2 hours, over and above maximum daily domestic demand.
Two hydrants flowing simultaneously may be used to achieve the required flow.
37. Fire hydrant requirements are as follows:
Upgrade/ Verify 1 existing Public fire hydrant.
All hydrants shall measure 6"x 4" x 2- 1/2" brass or bronze, conforming to current AWWA standard C503 or approved equal.
All on- site hydrants shall be installed a minimum of 25 feet from a structure or protectedby a two ( 2) hour rated firewall.
o Location: As per map on file with the office.
o Other location: north of Franklin Avenue, across from the proposed subdivision.
38. All required fire hydrants shall be installed, tested and accepted or bonded for prior to Final Map approval. Vehicular access must be provided and maintained serviceable throughout construction.
39. Upgrade no[ necessary, if existing hydrant(s) meet(s) fire flow requirements.
40. Provide evidence on LACFD fire flow form, Form195, that the hydrant(s) and available flow rate meets LACFD requirements.
SECTION 4. The Secretary shall certify to the adoption of this Resolution and forward the original to the City Clerk.
ATTACHMENT NO. 3
252 West Franklin Avenue
PC Resolution No. 06- 017
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s
APPROVED AND PASSED this 8thday of March 2006.
TIM SAUNDERS
ATTEST:
i~~~~ c~!d~~ `
MA CTHEW BASSI
PLANNING COMMISSION SECRE' CARY
APPROVED AS FORM:
R CHARD L. ADAMS II
ASSISTANT C[ TY ATTORNEY
STATE OP CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF POMONA
PLANNING COMMISSION
CHAIRPERSON
AYES: Atchley, Urey, Sanchez, Martinez, Delgado, Scharf and Saunders.
NOES: None.
ABSTAIN: None.
ABSENT: None.
Pursuant to Resolution No. 76- 258 of the City of Pomona, the time in which judicial review of this action must be sought is governed by Sec. 1094.6 C. C.P." Storage\ CFI-Depts\ Fconomic Development\ Planning\Master Planning\ pLANNINGCOMMISSION\ resolutions\252 Franklin_Resadoc ATTACHMENT NO. 3