PD — 17 - Rose Townhomes

The following development standards shall apply to the property reclassified in Section 1 of Ordinance 6228:

A.

The site shall be limited to residential uses and other accessory uses related to residential uses as determined by the Zoning Administrator.

B.

The project density shall not exceed 184 units nor 12.9 dwelling units per net acre.

C.

The lots fronting on Rose Avenue or Woodlyn Road shall be at least 5,000 square feet in area.

D.

All other lots in the project shall be at least 2,393 square feet in area.

E.

Lot coverage on lots fronting Rose Avenue or Woodlyn Road shall be limited to a maximum of 40% of the total lot area.

F.

Lot coverage on all other lots in the project shall be limited to a maximum of 50% of the total lot area.

G.

The front yard for lots fronting Rose Avenue or Woodlyn Road shall be a minimum of 20 feet in depth.

H.

The front yard for all other lots in the project shall be a minimum of 10 feet in depth; and when garages open to the street, the front yard shall be a minimum of 18 feet in depth (measurement is to be taken from the rear of the carriage walk or sidewalk to the garage door or wall plane facing the street, as shown on Exhibit C), entitled Site Plan, dated September 23, 1987 (hereinafter, Exhibit C).

I.

Lots fronting Rose Avenue or Woodlyn Road shall have a "0" side yard along one side lot line, and a 10-foot minimum side yard along the other side lot line. All other lots shall have a "0" side yard along one side lot line and a 5-foot minimum side yard along the other side lot line, provided that in no event there be less than 10 feet between the adjoining residences.

J.

There shall be a minimum 10-foot setback along any side yard abutting a street. This requirement applies to all corner lots in the project.

K.

There shall be a minimum 25-foot rear yard on lots fronting on Rose Avenue or Woodlyn Road. There shall be a minimum 15-foot rear yard on lots fronting on Washington Boulevard. On all other lots, there shall be a minimum 10-foot rear yard.

L.

No building in the boundaries of this planned development shall exceed two stories or 24 feet in height. The wall along Washington Boulevard shall not exceed 6 feet in height; provided, however, that in the area impacted by drivers' line of sight considerations the wall shall not exceed 4 feet in height. The impacted area extends from the northerly boundary of the southerly driveway into the planned development from Washington Boulevard to a point 350 feet north along the Washington Boulevard frontage. Both height measurements shall be made from the finished grade.

M.

The applicant shall submit a landscaping plan for review and approval by the Zoning Administrator and the design review committee; such approval must be obtained prior to the issuance of any grading permits. This plan shall include:

1.

Tree retention and removal. Special effort should be given to preserving existing mature trees on the site. If retention of the clump of three oaks at the entrance of the project (as shown on Tree Inventory Plan I kept in the zone change file) is not feasible, the applicant shall replace it with a 48-inch box tree (Oak) in the common recreation area as shown on Exhibit C.

2.

(1) 36-inch box tree shall be planted in the front yard of each interior lot.

3.

(2) 36-inch box trees shall be planted in the front yard or side yard of each corner lot.

4.

Automatic irrigation systems shall be installed on all front yards, side yards adjacent to the street, in the common recreation area, and in the area next to the wall on Washington Boulevard as shown on site plan, Exhibit C of Ordinance 6228.

5.

The outer perimeter of the wall along Washington Boulevard and along the Pasadena High School property line shall have vines (e.g., creeping fig) growing on them to deter graffiti and to soften their appearance. In addition, 15-gallon trees shall be planted along the wall on Washington Boulevard at intervals of 52 feet approximately in the area shown on the revised site plan (Exhibit C of Ordinance 6228) where a minimum 5-foot setback is provided.

6.

Street trees along Washington Boulevard, Woodlyn Road and Rose Avenue shall be in accordance with Public Works Department requirements.

7.

A landscaping treatment shall be developed to break up the large areas of concrete on the driveways of lots 29 and 30.

N.

The applicant shall submit a parking plan for review and approval by the Zoning Administrator prior to issuance of any building permits. Said plan shall include:

1.

All driveways shall be paved with concrete;

2.

Automatic garage door openers shall be provided for each unit;

3.

The developer shall implement the sight distance improvement measures (striping plan on Washington Boulevard) recommended in the EIR (page IV-36);

4.

Use of the emergency driveway on Rose Avenue for any purpose other than emergencies shall be limited to the date of the Rose Parade only and the 3 days immediately following the Rose Parade. Access through this driveway shall be controlled with a locked gate approved by the Fire Department;

5.

Fire Prevention Bureau approval of posting and general fire flow for the site so that all required fire prevention measures are included (This requires specific posting of no parking on one side of each driveway);

6.

If a left-hand turn aisle on Washington Boulevard (at the entrance of the project) is deemed necessary by the public works department, the applicant shall coordinate with this department for any required street improvements.

O.

The applicant shall submit a street lighting plan for approval by the design review committee prior to the issuance of any grading permits. Said plan shall include:

1.

All outdoor illumination for the completed project shall be positioned such that it will not spill over onto surrounding residential properties.

2.

Street lights shall be installed along the driveways within the interior of the project as required by the Pasadena Police Department for crime prevention. The type of street lighting fixtures shall be determined by the design review committee.

3.

Street lighting along Rose Avenue, Woodlyn Road and Washington Boulevard shall be installed in accordance with the requirements of Public Works Department. The type of lighting fixtures shall be determined by the design review committee.

P.

Because the noise level from traffic on Washington Boulevard exceeds 60 db Ldn on the property, the applicant must submit a sound insulation study verifying that the construction materials and techniques proposed will provide interior noise levels in accordance with state standards. This sound insulation study should be based on estimated future traffic volumes on Washington Boulevard which may be obtained from the department of public works. If the wall referred to in condition L is built for noise attenuation, only second story rooms and units adjacent to entry and exit driveways will require special sound insulation in construction.

Q.

All construction activity (including the starting of equipment and machinery and trucks idling on Washington Boulevard) shall be restricted to the hours of 7:30 a.m. to 5:30 p.m., Monday through Friday and from 8:00 a.m. to 1:00 p.m. on Saturdays. No construction shall be conducted on Sundays. [PRIOR TO COMMENCING ANY CONSTRUCTION ACTIVITY, THE DEVELOPER SHALL POST AND MAINTAIN A SIGN STATING THE WORKING-HOURS RESTRICTIONS. (THE SIZE AND LETTERING USED IN SUCH SIGNS SHALL BE APPROVED BY THE ZONING ENFORCEMENT SUPERVISOR.) THE SIGNS SHALL BE POSTED AT THE MAIN ACCESS POINTS FOR CONSTRUCTION PURPOSES, AND AT THE CONSTRUCTION TRAILER. ALSO, THE DEVELOPER SHALL HIRE A SECURITY SERVICE THAT WILL BE ALSO RESPONSIBLE FOR ENFORCING THE WORKING HOURS RESTRICTIONS DURING CONSTRUCTION AND SHALL INCLUDE IN THE CONTRACT WITH ANY SUB-CONTRACTOR A PROVISION STIPULATING THE WORKING HOURS RESTRICTION.]

R.

Construction activities shall be screened from adjacent land uses with additional temporary, solid fencing, eight feet in height, on the west, north and south boundaries of the property.

S.

The on-site project/site manager during construction shall have equipment to monitor noise levels to ensure compliance with the noise ordinance.

T.

The applicant shall prepare a Construction Transportation System Management Plan to be reviewed and approved by the Public Works Department prior to the issuance of any grading permits. The plan shall include:

1.

A description of the route(s), alternate route(s) and number of truck trips to and from the site during construction;

2.

A parking plan for the construction-related and employee vehicles which must contain a prohibition against parking on residential streets.

3.

Employee and construction vehicles shall enter and leave the interior of the job site from Washington Boulevard only and shall enter and leave the Rose Avenue and Woodlyn Road portions of the job site from the intersection of Woodlyn Road and Washington Boulevard only.

U.

Prior to the issuance of any grading permits, the applicant shall eradicate the gopher population on-site using either poison bait or aluminum phosphide.

V.

The applicant shall reduce construction-related emissions of dust by watering the site at least twice daily and cease dust producing grading activity during periods of high winds.

W.

The PD plan shall be subject to design review committee review and approval as specified by the Zoning Code (Chapter 17.92). The following shall be considered during the review:

1.

The frontage of residences along Rose Avenue and Woodlyn Road shall show a variety in building design. The units fronting these streets shall be particularly different in "massing and composition", not just in finish material. Also, placement and orientation of garages shall be carefully considered.

2.

Seventy-four units shall feature the "shared driveway" concept or have garages facing different streets.

3.

The design and treatment of the wall along Washington Boulevard shall be architecturally compatible with the buildings in the project. Special attention should be given to the articulation and materials and finish of the walls and fences.

4.

Buildings fronting Rose Avenue or Woodlyn Road shall have an overall design that achieves compatibility with the scale and massing of the existing residential neighborhood.

X.

There shall be a total of three different building elevations on the single family detached units on Rose Avenue or Woodlyn Avenue, each showing different massing and rooflines.

Y.

Prior to the issuance of any building permits, the developer shall record a covenant (this covenant shall be part of the unit's sale contract), approved by the city attorney's office, to ensure the following:

1.

All lots with buildings covering 50% of the lot area will not be permitted to increase the present lot coverage, except with a structure that is unenclosed and with roofs 50% or more open.

2.

All units, except those fronting on Rose Avenue or Woodlyn Road shall have a homeowners' maintenance association responsible for maintenance of the masonry wall on the east and south side of the property, all common areas including the recreation area, the landscaped strip along Washington Boulevard, and the private driveways and related improvements such as carriage walks, gutters, sewers, lights, and required posting for fire flow purposes. Prior to the issuance of any building permits, the exact list of items which must be maintained by the homeowners' association shall be submitted to the Zoning Administrator for his review and approval.

3.

The developer shall make a good faith effort to employ minority-owned and female-owned businesses as contractors or subcontractors in the construction phase of the project. The applicant shall record a covenant similar to the covenant recorded for PD-10 (Lake/Colorado).

4.

The homeowners' association shall hire a private security service to provide adequate patrolling service to all residences in the interior of the project. Such security service shall also be responsible for enforcing the parking restrictions in condition N-4.

5.

The homeowners' association conditions, covenants and restrictions (CC&R's) shall include a provision, to the satisfaction of the city attorney's office, allowing access to licensed peace officers and law enforcement officials for routine patrol of the areas within the project.

6.

The homeowners' association CC&R's shall contain provisions satisfactory to the Risk Manager and the city attorney's office assuming liability for the driveways and their maintenance, and agree to indemnify the city of Pasadena and its employees and officers against personal injury including death, property damage or other liability arising out of the use of the land, and maintaining insurance or reserves in such amounts and in such type at the sole discretion of the risk manager.

7.

The homeowners' association CC&R's shall contain a provision to prohibit use of the "emergency driveway" as a regular means of ingress or egress to and from the property at any future time.

Z.

The applicant shall file a tract map to subdivide the property within 120 days from approval of this application by the Planning Commission. If the map is approved, he shall diligently pursue said map to recordation.

AA.

The applicant shall file a request to vacate the easterly 15 feet along portion of Rose Avenue with the public works department prior to approval of the subdivision map application.

AB.

The recommendations made in Pages 6 to 10 of the Soils and Engineering report by Geo Soils, Inc., included in the EIR, shall be incorporated into the grading, design and construction considerations on the site.

AC.

Energy efficient building materials and heating and cooling systems to reduce natural gas and electricity consumption shall be used in the project.

AD.

A location map at the entrance of the project and roof top addresses shall be provided, as required by the Pasadena Fire and Police Departments, for easy identification of the units within the development.

AE.

At each entrance, a sign shall be posted and maintained stating that the street is a private drive and not owned or maintained by the city of Pasadena. (The language and size of lettering used in such sign shall be approved by the city attorney's office.)

AF.

The street improvements required by the public works department along the east side of Rose Avenue shall extend further south to join the existing street improvements at the intersection of Rose Avenue and Cooley Place per revised conditions #4 and #12 of Parcel Map #17275.

AG.

The construction shall be in phases with the first phase being the single-family residences on Rose Avenue and Woodlyn Road. During the phased construction of the project, undeveloped portions of the site shall be maintained nuisance free and in accordance with Building Code requirements for sites under construction (Pasadena Administrative Code, Title 14.03, Section 104 (e)).

AH.

Within one year of the final discretionary approval required for this development, an assessment district shall be considered for street improvement on Woodlyn Road. The city traffic engineer shall determine the boundaries, and based on those boundaries, the developer shall pay his prorata share based on the assessed valuation of benefits within that area of benefit.

AI.

The developer shall dedicate additional land for park purposes and/or pay a park fee according to the following formula:

The maximum acreage dedication required per Quimby Act = 1.369 ac.
Approximate area in revised plan credited as park land = .688 ac.
Additional area to be provided = .681 ac.

Furthermore, if provision of additional park land entails reconfiguration of the site plan, the plan shall be subject to review by all city departments. In the calculation of the amount of land or fee, the applicant shall be credited with the amount of open space currently devoted to the common recreation areas. Such fee shall be paid prior to recordation of the final map.

AJ.

All drainage from the proposed development shall be conveyed in a new storm drain system to be designed and constructed by the developer. Said drainage system shall be below ground, and shall pick up the existing drainage on Rose Avenue. The size and alignment, including any need to upgrade existing systems adjacent to the site shall be approved by the public works and transportation and shall conform to LACFCD standards. All approvals shall be made prior to issuance of any grading or building permits for this site.

(Ord. 7099, § 55 (3), 2007)