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PC – 2025-02 – Approve DR 24-05, Permit Modernize of Exterior Façade of Exist Drive-Through Restaurant, Renovate of the Exist Freestanding Sign, Various Site Improvements to the Exist Parking Lot, Trash Enclosure, & Landscape. Located at 9021 Valley BlvdEXHIBIT "A" PC RESOLUTION 25-02 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, APPROVING DESIGN REVIEW 24-05, PERMITTING THE MODERNIZATION OF THE EXTERIOR FAQADE OF AN EXISTING DRIVE-THROUGH RESTAURANT, RENOVATION OF THE EXISTING FREESTANDING SIGN, AND VARIOUS SITE IMPROVEMENTS TO THE EXISTING PARKING LOT, TRASH ENCLOSURE, AND LANDSCAPING. THE PROJECT SITE IS LOCATED AT 9021 VALLEY BOULEVARD (APN: 5391-013-052), IN THE CENTRAL BUSINESS DISTRICT WITH A DESIGN OVERLAY (CBD/D-O) ZONE. WHEREAS, on December 9, 2024, Peter Duong submitted a Design Review application proposing to modernize the exterior fagade of an existing drive-through restaurant, renovate the existing freestanding sign, and incorporate various site improvements, such as the rehabilitation of the existing parking lot, trash enclosure, and landscaping; WHEREAS, 9021 Valley Boulevard is located in the Central Business District with a Design Overlay (CBD/D-O) zone. WHEREAS, Section 17.28.020(C) of the Rosemead Municipal Code provides the criteria for a Design Review; WHEREAS, Sections 65800 & 65900 of the California Government Code and Section 17.28.020(C) of the Rosemead Municipal Code authorize the Planning Commission to approve, conditionally approve, or deny Design Review applications; WHEREAS, on February 20, 2025, fifty-eight (58) notices were sent to property owners within a 300 -foot radius from the subject property, the notice was published in the Rosemead Reader, and notices were posted in five (5) public locations and on site, specifying the availability of the application, and the date, time, and location of the public hearing for Design Review 24-05; WHEREAS, on March 3, 2025, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Design Review 24-05; and WHEREAS, the Rosemead Planning Commission has sufficiently considered all testimony presented to them in order to make the following determination. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Rosemead as follows: SECTION 1. The Planning Commission HEREBY DETERMINES that Design Review 24-05 is classified as a Class 3 Categorical Exemption, pursuant to Section 15303 of the California Environmental Quality Act guidelines. Section 15303 of the California Environmental Quality Act guidelines exempts projects consisting of construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure. SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Design Review 24-05, in accordance with Section 17.28.020(C) of the Rosemead Municipal Code as follows: FINDING: The plans indicate proper consideration for the relationship between the proposed building and site developments that exist or have been approved for the general neighborhood. FACT 1: The project site is located on Valley Boulevard, which is an established commercial corridor within the City. The applicant has provided an aesthetically complementary design, which consists of decorative vertical pinstripe awnings, contrasting paint colors, and the use of composite wood siding to modernize the existing drive-through restaurant. The renovation of the commercial fagade and freestanding sign, in addition to the various site improvements such as the rehabilitation of the existing parking lot, trash enclosure, and landscape would improve the overall aesthesis of the surrounding neighborhood and be complementary to the existing and approved developments in the vicinity. FINDING: The plan for the proposed structure and site development indicates the manner in which the proposed development and surrounding properties are protected against noise, vibrations, and other factors which may have an adverse effect on the environment, and the manner of screening mechanical equipment and trash, storage and loading areas. FACT 2: The proposed project would not modify the existing use and site configuration as the scope of work is limited to the renovation of the commercial fagade and freestanding sign, in addition to the various site improvements such as the rehabilitation of the existing parking lot, trash enclosure, and landscape. As such, the proposed project would not produce any foreseeable adverse impacts. All construction work would be required to comply with the timeframe and decibel levels indicated in the City of Rosemead Noise Ordinance. Conditions of Approval will address factors such as construction hours, noise, landscaping, screening of mechanical equipment, trash, storage and loading areas. FINDING: The proposed building or site development is not, in its exterior design and appearance, so at variance with the appearance of other existing buildings or site developments in the neighborhood as to cause the nature of the local environment to materially depreciate in appearance and value. FACT 3: The renovation of the commercial facade and freestanding sign, in addition to the various site improvements, such as the rehabilitation of the existing parking lot, trash enclosure, and landscape would not depreciate the appearance and value of the local environment. Staff has worked closely with the applicant to incorporate design elements such decorative awnings, contrasting paint colors, and use of high-quality materials to create visual interest at the street level. The proposed project would complement the surrounding neighborhood and appreciate the appearance of the project site along Valley Boulevard. FINDING: The proposed building or structure is in harmony with the proposed developments on land in the general area, especially those instances where buildings are within or adjacent to land shown on the General Plan as being part of the Civic Center or in public or educational use, or are within or immediately adjacent to land included within any precise plan which indicates building shape, size, or style. FACT 4: The project site is not located in or adjacent to land shown on the General Plan as being part of the Civic Center or in public or education use, or land in any precise plan which indicates building shape, size, or style. The proposed project consists of the renovation of the commercial fagade and freestanding sign, in addition to the various site improvements such as the rehabilitation of the existing parking lot, trash enclosure, and landscape and would not modify the use and site configuration. The applicant's proposal to utilize contrasting exterior finishes, high quality materials, and a modem color scheme would create an aesthetically high-quality project would be in harmony with the existing developments in the surrounding vicinity. FINDING: The proposed development is in conformity with the standards of this Code and other applicable ordinances in so far as the location and appearance of the buildings and structures are involved. FACT 5: The proposed commercial fagade renovation in addition to the various site improvements such as the rehabilitation of the existing parking lot, trash enclosure, and landscape would be in conformity with the standards of the Zoning Code and other applicable ordinances in so far as the location and appearance of the buildings and structures are involved. In addition, staff has verified that the proposed freestanding sign would be in compliance with Chapter 17.116 of the Rosemead Zoning Code. FINDING: The site plan and the design of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicate that proper consideration has been given to both the functional aspects of the site development, such as automobile ATTACHMENT "A99 (PC RESOLUTION 25-02) DESIGN REVIEW 24-05 9021 VALLEY BOULEVARD (APN: 5391-013-052) CONDITIONS OF APPROVAL MARCH 3, 2025 Standard Conditions of Approvals 1. Design Review 24-05 ('Project") is approved for an exterior fagade renovation of an existing drive-through restaurant and freestanding sign, in addition to various site improvements to the existing parking lot, trash enclosure, and landscaping, in accordance with the plans marked Exhibit "B", dated February 10, 2025. Any revisions to the approved plans must be resubmitted for Planning Division review and, if satisfactory, approval. 2. The following conditions must be complied to the satisfaction of the Planning Division prior to final approval of the associated plans, building permits, occupancy permits, or any other appropriate request. 3. The conditions listed on this exhibit shall be copied directly onto any development plans subsequently submitted to the Planning and Building Divisions. 4. Approval of Project shall not take effect for any purpose until the applicant(s) have filed with the City of Rosemead ("City") a notarized affidavit stating that he/she is aware of and accepts all of the conditions of approval as set forth in the letter of approval and this list of conditions within ten (10) days from the Planning Commission approval date. 5. The on-site public hearing notice posting shall be removed by the end of the 10 - day appeal period of Project. 6. Project is approved for a period of one (1) year. The applicant(s) shall commence the approved project or request an extension within 30 calendar days prior to expiration. The one (1) year initial approval period shall be effective from the Planning Commission approval date. For the purpose of this petition, project commencement shall be defined as beginning the permitting process with the Planning and Building Divisions, so long as the project is not abandoned. If Project has been unused, abandoned, or discontinued for a period of one (1) year, it shall become null and void. 7. The Planning Commission hereby authorizes the Planning Division to make and/or approve minor modifications to the project and to these conditions of approval. 8. Project is granted or approved with the City and its Planning Commission and City Council retaining and reserving the right and jurisdiction to review and to modify the permit, including the conditions of approval based on changed circumstances. Changed circumstances include, but are not limited to, the modification of the use, a change in scope, emphasis, size, or nature of the use, or the expansion, alteration, reconfiguration, or change of use. This reservation of right to review is in addition to, and not in lieu of, the right of the City, its Planning Commission, and City Council to review and revoke or modify any permit granted or approved under the Rosemead Municipal Code for any violations of the conditions imposed on Project. 9. The applicant(s) shall defend, indemnify, and hold harmless the City of Rosemead or its agents, officers, and employees from any claim, action, or proceeding against the City of Rosemead or its agents, officers, or employees to attack, set aside, void, or annul, an approval of the Planning Commission and/or City Council concerning the project, which action is brought within the time period provided by law. 10. The applicant(s) shall comply with all Federal, State, and local laws relative to the approved use, including the requirements of the Planning, Building, Public Works, Fire, Sheriff, and Health Departments. 11. Building permits will not be issued in connection with any project until such time as all plan check fees and all other applicable fees are paid in full. Prior to issuance of building permits, any required school fees shall be paid. The applicant shall provide the City with written verification of compliance from the applicable school districts. 12. The numbers of the address signs shall be at least six (6) inches tall with a minimum character width of 3/4 inch, contrasting in color and easily visible at driver's level from the street. Materials, colors, location, and size of such address numbers shall be approved by the Community Development Director, or his/her designee, prior to installation. 13. The hours of construction shall be limited from 7:00 a.m. to 8:00 p.m., Monday through Saturday. No construction shall take place on Sundays or on any federal holiday, without prior approval by the City. The applicant shall abide by the noise control sections of the Rosemead Municipal Code. 14. The Building Division, Planning Division, and Engineering Division shall have access to the project site at any time during construction to monitor progress. 15. All requirements of the Building and Safety Division, Planning Division, and Engineering Division shall be complied with prior to the final approval of the proposed construction. 16. There shall be no loading and unloading of commercial vehicles on the public streets. 17. All mechanical/utility equipment (including meters, back flow prevention devices, fire valves, A/C condensers, furnaces, and other equipment) shall be located away from public view or adequately screened by landscaping or screening walls so as not to be seen from the public right-of-way. 18. All lighting shall comply with Rosemead Municipal Code Chapter 17.88. Any exterior lighting shall be fully shielded and directed downwards as to not project over the property lines of the subject site. 19. Violations of the conditions of approval may result in citation and/or initiation of revocation proceedings. Project Specific Conditions of Approval 20. All property that is vacant, under construction, or being demolished shall be totally enclosed around the perimeter by a fence that is a minimum of six (6) feet in height as measured from adjacent property, subject to the approval of the Community Development Director or other designated officials. The following requirements shall be satisfied: a. The required fence shall be adequately constructed from chain-link, lumber, masonry or other approved materials. The fence shall be entirely self- supporting and shall not encroach or utilize structures or fencing on any adjacent property without prior written approval of the adjacent property owner. b. The fence shall be installed prior to the initiation of any construction or demolition and shall be continuously maintained in good condition. c. Signs stating "PRIVATE PROPERTY, NO TRESPASSING' shall be posted on the fence. 21. Planning Division approval of sign plans must be obtained prior to obtaining building permits and/or installation for any signs. 22. Parking area(s) shall be maintained free from conspicuous cracks or holes. All parking striping shall be rehabilitated and maintained in a clear, visible, and orderly manner to the satisfaction of the Planning Division. In addition, all existing light poles located within the subject property and parking areas shall be repainted to complement to fagade renovation. 23. All trash enclosures shall be designed to be an integral part of the overall project design, utilize complementary colors and materials, and incorporate a solid roof cover and doors shall be opaque, self-closing, and self -latching. 24. The site shall be maintained in a graffiti -free state. Any graffiti shall be removed within twenty-four (24) hours. 25. The site shall be maintained in a clean, weed and litter free state. Solid waste collection areas shall be maintained in a closed manner at all times to prohibit the visibility from public right-of-way or adjacent property. Doors shall be properly secured to prevent access by unauthorized persons and minimize scavenging, while allowing authorized persons' access for disposal and collection of materials. 26. All open areas not covered by concrete, asphalt, or structures shall be landscaped and maintained on a regular basis to the satisfaction of the Planning Division. Any outdoor area used for storage if visible from public right-of-way shall be completely enclosed by a solid masonry wall and solid gate not less than six feet in height. The Community Development Director may approve the substitution of a fence or decorative wall where such fence or wall provides adequate visual clearance, is structurally adequate, and equivalent in decorative appearance. In no event shall the height of such storage exceed the height of the wall or fence enclosing the storage area. Building and Safety Division Conditions of Approval 27. Plans prepared in compliance with the current Building Code shall be submitted to Building Division for review prior permit issuance. 28. In accordance with paragraph 5538(b) of the California Business and Professions Code, plans are to be prepared and stamped by a licensed architect. 29. Structural calculations prepared under the direction of an architect, civil engineer or structural engineer shall be provided for the reconfiguration of the existing pylon sign. 30. All State of California disability access regulations for accessibility shall be complied with. 31. A separate application and Electrical plan review is required for new lighting. 32. The Project shall comply with the CalGreen Non -Residential mandatory requirements.