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PC - 2009-15 - Approving Design Review 09-03 for a new off-sale beer and wine at 9000 Valley BlvdPC RESOLUTION 09-15 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING DESIGN REVIEW 09-04, FOR THE CONSTRUCTION OF A NEW 13,969 SQUARE FOOT FRESH AND EASY NEIGHBORHOOD MARKET, AND APPROVING CONDITIONAL USE PERMIT 09-03, FOR A NEW OFF-SALE BEER AND WINE (TYPE 20) ABC LICENSE, LOCATED AT 9000 E. VALLEY BOULEVARD IN THE CBD-D (CENTRAL BUSINESS DISTRICT WITH A DESIGN OVERLAY) ZONE (APN: 8954-001-031). WHEREAS, on May 27, 2009, Amstead Residuals, LLC filed an application for a Design Review application for the construction of a 13,969 square foot Fresh and Easy Neighborhood Market, and a Conditional Use Permit application for a new Off-Sale beer and wine (Type 20) ABC license; WHEREAS, this property located at 9000 E. Valley Boulevard is located in the CBD-D (Central Business District with a Design Overlay) zone; and WHEREAS, Section 17.72.050 of the Rosemead Municipal Code (RMC) provides the purpose and criteria for a design review; and WHEREAS, Sections 65800 & 65900 of the California Government Code and Section 17.72.050 of the Rosemead Municipal Code authorize the Planning Commission to approve, conditionally approve or deny design review applications; and WHEREAS, Section 17.72.030 of the Rosemead Municipal Code (RMC) states that design review procedures shall be followed for all improvements involving visible changes in form, texture, color, exterior fagade or landscaping. Section 17.72.050 sets the criteria by which the Planning Commission may approve, approve with conditions, or deny an application: • The plans indicate proper consideration for the relationship between the proposed structure and site developments that exist or have been approved for the general neighborhood; • 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, trash, storage and loading areas. • The proposed structure or site development is not, in its exterior design and appearance, so at variance with the appearance of other existing building or site developments in the neighborhood as to cause the nature of the local environment to materially depreciate in appearance and value. 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. 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; and The site plan and the design of the buildings, parking areas; signs, landscaping, luminaries and other site features indicates that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effect of the development from the view of public streets. Section 17.112.020(9) of the Rosemead Municipal Code (RMC) allows "off-sale alcohol licenses in the C-1, C-3, CBD and M zones upon the granting of a Conditional Use Permit (CUP)." Section 17.112.010 sets criteria required for granting such a permit. These criteria require that the proposed use is deemed: The establishment, maintenance and operation of the use will not be detrimental to the health, safety, peace, morals, comfort or general welfare of persons residing or working in the neighborhood; The establishment, maintenance and operation of the use will not be detrimental or injurious to the property and improvements in the neighborhood and; The establishment, maintenance and operation of the use will not be detrimental to the general welfare of the city; and WHEREAS, on June 25, 2009, fifty-eight (58) notices were sent to property owners within a 300-foot radius from the subject property, in addition to notices posted in six (6) public locations and on-site, specifying the availability of the application, plus the date, time and location of the public hearing for Design Review 09-04 and Conditional Use Permit 09- 03; and WHEREAS, on July 6, 2009, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Design Review 09-04 and Conditional Use Permit 09-03; 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 09-04 is classified as a Class 32 Categorical Exemption pursuant to Section 15332(b) of CEQA guidelines and Conditional Use Permit 09-03 is classified as a Class 9 Categorical Exemption pursuant to Section 15309 of CEQA guidelines. Section 15332(b) of the California Environmental Quality Act exempts projects where the proposed development occurs within city limits on a project site of no more than five (5) acres substantially surrounded by urban. Section 15309 of the California Environmental Quality Act (CEQA) guidelines exempt projects that consist of the inspections to check for the performance of an operation, or quality, health, or safety of a project. SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Design Review 09-04 in accordance with Section 17.72.030 et seq., of the Rosemead Municipal Code as follows: A. 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; FINDING: The proposed office building is located within the central business district of the City, and the property is designated Mixed Use: Residential/Commercial (31- 45 du/acre) in the Rosemead General Plan. The applicant has provided an aesthetically pleasing design and the proposed improvements will vastly improve the partially vacant property. The proposed project is consistent with the goals and policies of the Land Use Element of the City's General Plan in that it calls for the upgrading of commercial uses by implementing architectural and design reviews of proposals for new a project. B. The plan for the proposed building 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, trash, storage and loading areas. FINDING: Staff has worked closely with the designers and architects of the project to ensure that the loading areas are screened from public view to avoid negative noise and visual impacts. A twenty-one (21) foot wide landscaped planter will be provided along the east property line. This will provide a buffer between the Fresh and Easy Neighborhood Market and the adjacent properties to the east. A five (5) foot wide landscape planter will continue along the east property line, between the parking lot area and the residential property to the southeast. The loading dock is located approximately forty (40) feet away from the residential property to the southeast. The applicant is proposing to install a stone veneer wall with a railing along the loading dock area. All parking lot lighting will be fully shielded to mitigate glare on adjacent properties. Lastly, conditions of approval have been incorporated to eliminate any adverse effects on the environment as a result of the proposed project. Conditions of approval will specifically address factors such as noise, construction hours, screening of mechanical equipment, landscaping, lighting and the overall maintenance of the property. This development will not adversely affect surrounding properties. C. 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; FINDING: The proposed Fresh and Easy Neighborhood Market will be harmonious with the exterior designs of the surrounding buildings in the neighborhood. The proposed Fresh and Easy Neighborhood Market will create a development that is aesthetically pleasing and enhance land values in the general area. D. The proposed building or structure is in harmony with the proposed developments on land in the general area, especially in 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. FINDING: The proposed project is consistent with the goals and policies of the Land Use Element of the City's General Plan in that it calls for the upgrading of commercial uses by implementing architectural and design reviews of proposals for new projects. The proposed Fresh and Easy Neighborhood Market will provide a cohesive architectural style and color scheme and an aesthetically pleasing design when viewed from Rosemead Boulevard and Valley Boulevard as well as other surrounding properties/streets. E. 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. FINDING: This proposed development meets all of the minimum code requirements for the CBD-D (Central Business District with a Design Overlay) zone, and all applicable referenced code sections of the Rosemead Municipal Code. F. The site plan and the design of the buildings, parking areas, signs, landscaping, luminaries, and other site feature indicates that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effect of the development from the view of public streets. FINDING: Staff has worked extensively with the applicant to develop a plan that improves functional aspects like parking and traffic circulation as well as visual effects of the development. Access to the site will be via three (3) driveways, one (1) right-in/right- out driveway on Valley Boulevard and two (2) full access driveways on Steele Street. The proposed driveway along Valley Boulevard will be 27'-0" wide. The existing driveway at the southeast corner of the lot, along Steele Street is 26'-0" wide and the driveway at the southwest corner of the lot, along Steele Street is 25-0" wide. This development provides the required parking for two retail buildings, which is conveniently located adjacent to the proposed Fresh and Easy Neighborhood Market and "Bank of the West" building. All parking lot lighting will be fully shielded to mitigate glare on adjacent properties. Lastly, 20.47% of the entire site will be devoted to landscaping. SECTION 3. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Conditional Use Permit 09-03 in accordance with Section 17.112.010 of the Rosemead Municipal Code as follows: A. The Conditional Use Permit applied for is authorized by the provisions of this title and that the granting of such conditional use permits will not adversely affect the established character of the surrounding neighborhood or be injurious to the property or improvements in such vicinity and zone in which the property is located. FINDING: Staff finds this request to be consistent with land uses in the general area with no foreseeable negative impacts to the adjacent neighborhood. This site will be operated in accordance with applicable City regulations, and is in conformity with the development in and around the project site. Regular inspections by City Staff, State ABC and the Sheriffs Department will ensure that the location is monitored for compliance with conditions of approval and ensuring that the business of selling alcohol at this site does not become detrimental to the persons residing or working in the area. B. The establishment, maintenance or conduct of the use for which the conditional use permit is sought will not, under the particular case, be detrimental to the health, safety, morals, comfort, convenience or welfare of persons residing or working in the neighborhood. FINDING: The site is designated in the General Plan as Mixed Use: Residential/Commercial (31-45 du/acre). The proposed use is located within an established central business district of the City. The proposed use is in conformance with the General Plan, in that the policies of the General Plan encourage complementary uses that will contribute to the economic well being of the commercial areas of the City. Conditions have been added to protect the adjacent residential neighborhoods from being affected by this commercial establishment. Therefore, the project is not anticipated to be detrimental to the health, safety, morals, comfort, convenience or welfare of persons residing or working in the neighborhood. C. The establishment, maintenance, and operation of the proposed use so applied for will not, under the circumstances of the particular case will not be detrimental or injurious to the general welfare of the City. FINDING: The proposed use will not be detrimental or injurious to the general welfare of the City as conditions of approval have been incorporated upon the issuance of this permit. The City of Rosemead Public Safety Center has found no unusual situation or concern at the subject site. Staff feels that the proposed Fresh and Easy Neighborhood Market will not create negative impacts to the general welfare of the City. D. The proposed use will not present problems including, but not limited to, loitering, obstruction of pedestrian traffic, vehicular traffic, parking, crime, interference with children on their way to school, interference with shoppers using streets, defacement and damage to structures. FINDING: The serving of off-sale beer and wine will not cause obstructions to pedestrian traffic, vehicular traffic or parking. The applicant will be required to install an automated surveillance system which will deter problems such as loitering and damage of structures. Regular inspections by the City staff, State ABC and the Sheriff's Department will ensure that the location is regularly monitored such that the serving of beer and wine will not interfere with shoppers or result in defacement of surrounding properties. E. The proposed use will not lessen the suitability of any nearby commercially zoned properties for commercial use. FINDING: The proposed use will not endanger or otherwise constitute a menace to the surrounding commercial properties, as conditions of approval have been incorporated upon the issuance of this permit to uphold the integrity of the site and the nearby properties. The majority of businesses along Rosemead Boulevard and Valley Boulevard are retail, which will be in harmony with the proposed use. F. The use shall not adversely affect the welfare of area residents or result in undue concentration in the neighborhood of establishments dispensing alcoholic beverages, including beer and wine. Consideration shall be given regarding whether the proposed use will detrimentally affect nearby residentially zoned communities, considering distance to residential buildings, churches, schools, hospitals, public playgrounds, and other establishments dispensing alcoholic beverages. FINDING: The proposed use will not endanger, or otherwise constitute a menace to, the surrounding properties, as specific conditions of approval will be in effect upon the issuance of this permit. Although the Department of Alcoholic Beverage Control has found that there is an "overdue concentration" of off-sale beer and wine licenses for this census tract, the City of Rosemead currently has no guidelines specifying the maximum number of ABC licenses allowed in a census tract. Therefore, all data obtained from Department of Alcoholic Beverage Control and other agencies is only advisory information. The City of Rosemead Public Safety Center has also found no unusual situations or concerns at the subject site. The applicant has also submitted a letter of support, which indicated that alcoholic beverages are expected to comprise a small percent of the store shelf-space. Furthermore, conditions of approval outlining acceptable measures to mitigate any potential problems with the addition of alcohol sales at this property will minimize the impact of undue concentration. Additionally, with respect to undue concentration, the applicant will have to provide the burden of proof to the State Department of ABC during their application permitting process. SECTION 4. The Planning Commission HEREBY APPROVES Design Review 09- 04 for the construction of a 13,969 square-foot Fresh and Easy Neighborhood Market and Conditional Use Permit 09-03 for a new off-sale beer and wine (Type 20) ABC license. SECTION 5. This resolution is the result of an action taken by the Planning Commission on July 6, 2009, by the following vote: YES: ALARCON, ENG, HERRERA, HUNTER AND RUIZ NO: NONE ABSENT: NONE ABSTAIN: NONE SECTION 6. The secretary shall certify to the adoption of this resolution and shall transmit copies of same to the applicant and the Rosemead City Clerk. PASSED, APPROVED and ADOPTED this 6th day of July,--2009- J11~ Tana Herrera, Chairwoman CERTIFICATION I hereby certify that the foregoing is a true copy of a resolution adopted by the Planning Commission of the City of Rosemead at its regular meeting, held on the 61h day of July, 2009, by the following vote: YES: ALARCON, ENG, HERRERA, HUNTER AND RUIZ NO: NONE ABSENT: NONE ABSTAIN: NONE Sheri Bermejo, SecretOy- EXHIBIT "B" DESIGN REVIEW 09-04 and CONDITIONAL USE PERMIT 09-03 9000 E. VALLEY BOULEVARD (APN: 8954-001-031) CONDITIONS OF APPROVAL July 6, 2009 1. Design Review 09-04 and Conditional Use Permit 09-03 is approved for a the construction of a new 13,969 square foot Fresh and Easy Neighborhood Market and a new Off-Sale beer and wine (Type 20) ABC license, to be developed in accordance with the plans marked Exhibit "C", dated June 22, 2009. Any revisions to the approved plans must be resubmitted for the review and approval of the Planning Division. 2. The conditions listed on this exhibit shall be copied directly onto any development plans subsequently submitted to the Planning and Building divisions for review. 3. Design Review 09-04 and Conditional Use Permit 09-03 is approved for one (1) year from the Planning Commission approval date. The applicant shall make progress towards initiation of proposed use, or request an extension from the Planning Division within 30 days prior to expiration date. Otherwise Design Review 09-04 and Conditional Use Permit 09-03 shall become null and void. 4. The Planning Commission hereby authorizes the Planning Division to make and/or approve minor modifications. 5. The following conditions must be complied with to the satisfaction of the Planning Division prior to final approval of the associated plans, building permits, occupancy permits, or any other appropriate request. 6. Design Review 09-04 and Conditional Use Permit 09-03 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 Design Review 09-04 and Conditional Use Permit 09-03. 7. The applicant 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 side, 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. 8. Approval of Design Review 09-04 and Conditional Use Permit 09-03 shall not take effect for any purpose until the applicant has filed with the City of Rosemead an affidavit stating that they are aware of and accept all of the conditions set forth in the letter of approval and this list of conditions. 9. The applicant shall comply with all Federal, State and local laws relative to the approved use including the requirements of the Planning, Building, Fire, Sheriff and Health Departments. 10. 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. 11. The numbers of the address signs shall be at least 6" tall with a minimum character width of 1/4", 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 City Planner, or his or her designee, prior to installation. 12. All requirements of the Building and Safety Division and the Planning Division shall be complied with prior to the final approval of the proposed construction. 13. Prior to issuance of building permits, all school fees shall be paid. The applicant shall provide the City with written verification of compliance from the School District. 14. The hours of construction shall be limited from 7 a.m. to 8 p.m. Monday to Saturday. No construction shall take place on Sundays or on any legal holidays without prior approval by the City. 15. The Planning staff shall have access to the subject property at any time during construction to monitor progress. 16. The onsite public hearing notice posting shall be removed within 30 days from the end of the 10-day appeal period of Design Review 09-04 and Conditional Use Permit 09-03. 17. Applicant shall obtain a public works permit for all work in or adjacent to the public right-of-way. 18. All utilities shall be placed underground including facilities and wires for the supply and distribution of electrical energy, telephone, cable television etc. The underground conversion of these utilities shall consider all future connections to the satisfaction of the Planning Division. 19. The developer shall comply with the City's storm water ordinance and Los Angeles County's SUSMP requirements with respect to planning and development of the site. 20. A "STOP" sign shall be clearly posted at all parking lot exits and it shall be unlawful for any motorist to fail to stop at such sign before leaving the parking lot. 21. Decorative paving shall be incorporated into all driveways and shall match the color of the existing. 22. A detailed elevation drawing shall be submitted to the Planning Department for review and approval of the trash enclosure prior to submittal of construction drawings. All trash enclosures shall be of an integral part of the building design, and incorporate complementary colors and materials, including stone veneer. All trash enclosure doors shall be opaque, self-closing and self- latching. Each trash enclosure shall also accommodate both a trash bin and a recyclable bin. 23. The trash enclosure located along the east property line shall incorporate building design elements of the "Fresh and Easy Neighborhood Market" building, and shall be fully enclosed. 24. The trash enclosure located along the west property line shall incorporate building design elements of the "Bank of the West" building, and shall have a wood stained decorative trellis top. The exterior finish of the enclosure shall incorporate stone veneer. 25. Adequate lighting shall be provided in the vehicle parking area. All exterior lighting shall be fully shielded on all sides, and that are directed away from adjacent properties. Wall packs shall be prohibited. Final light cut sheets shall be reviewed and approved by the Planning Division prior to the issuance of building permits. 26. The proposed monument sign located at the northwest corner of the lot shall be low profile, and not exceed a height limit of 4'-0." 27. The drive-thru ATM proposed along the south property line shall match the existing ""Bank of the West"" building in colors and materials. 28. Electronic shopping cart wheel locks shall be installed on all shopping carts that are utilized on the site to contain all carts within the perimeter property lines of the commercial development. 29. All parking stalls that abut a shopping cart storage facility shall be 11'-0" wide. 30. A new 18" deep shield shall be installed on the existing light standard located along the southeast corner of the lot to prevent light from impacting the adjacent residential property. At no time shall light exceed 0.2 foot candle measured at the property line (Modified by the Planning Commission on July 6, 2009). 31. Signs shall comply with Chapter 17.104 of the Rosemead Municipal Code and the Commercial Revitalization Guidelines. Window signs shall not cover more than 15% of any window. All signage for the Fresh and Easy Neighborhood Market shall be reviewed and approved prior to the Planning Division final inspection. 32. All roof top appurtenances and equipment shall adequately be screened from view to the satisfaction of the Planning Division. There shall be no mechanical equipment located on the sides of the building. Such equipment shall not exceed the height of the parapet wall. All ground level mechanical/utility equipment (including meters, back flow preservation devices, fire valves, A/C condensers, furnaces, utility cabinets 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 or other public space within the development. The Planning Division shall approve said screening prior to installation. 33. The applicant/developer shall keep the electrical and mechanical equipment and/or emergency exits free of any debris, storage, furniture, etc., and maintain a minimum required clearance. 34. The site shall be maintained in a graffiti-free state. Any new graffiti shall be removed within twenty-four (24) hours. A 24-hour, Graffiti Hotline can be called at (626) 569-2345 for assistance. 35. The site shall be maintained in a clean, weed and litter free state in accordance with Sections 8.32.010-8.32.040 of the Rosemead Municipal Code, which pertains to the storage, accumulation, collection, and disposal of garbage, rubbish, trash, and debris. All trash containers shall be stored in the appropriate trash enclosure at all times. All trash, rubbish, and garbage receptacles shall be regularly cleaned, inspected, and maintained in a clean, safe, and sanitary condition. 36. The parking area, including handicapped spaces, shall be paved and re- painted periodically to City standards to the satisfaction of the Planning Division. In accordance with Chapter 17.84 of the Rosemead Municipal Code, all designated parking stalls shall be double striped. Such striping shall be maintained in a clear, visible, and orderly manner. 37. The parking space markers shall be re-painted periodically to City standards to the satisfaction of the Planning Division, including double striping, wheel stops and handicapped parking/markings. 38. At least two percent of the required parking shall be designated for handicap space pursuant to California Vehicle Code Section 22511.8. A letter by the property owner shall be given to the City for authorizing enforcement. 39. The developer/applicant shall provide bicycle racks. Bicycle racks shall be provided to the satisfaction of the Planning Division. 40. All open area not covered by concrete, asphalt, or structures shall be landscaped and maintained on a regular basis. 41. All awnings shall be periodically power washed and cleaned to eliminate dirt and grime. The awnings shall be cleaned at least twice in any calendar year. 42. A final landscape and irrigation plan shall be submitted to the Planning Division prior to the issuance of building permits. The landscape and irrigation plan shall include a sprinkler system with automatic timers and moisture sensors.- The existing landscaping along the west property line shall be renovated with new landscape materials. 43. A permanent maintenance program of all landscaping shall be provided to Planning Division insuring regular irrigation, fertilization and weed abatement. Such maintenance program shall include but not limited to name of firm to maintain the site and landscaped areas, phone numbers, address, and contact person for the City to contact 24 hrs, 7 days a week in case of emergency. 44. The developer shall show all existing utilities and parkway trees within the public right-of-way prior to final approval of construction plans. 45. Decorative, colored, scored or stamped concrete shall be placed at all drive entrances and shall match the existing in color and design. 46. The applicant shall comply with Ordinance No. 567, which requires the posting of a sign prohibiting consumption of alcoholic beverages adjacent to the premises within the parking lot and public sidewalks. Said signs are subject to the review and approval of the Planning Division. 47. All requirements and appropriate licenses of the State of California and California State Department of Alcoholic Beverage Control shall be complied with and maintained at all times. 48. The hours of operation shall be posted in the front window or door. Hours of operation shall be limited to 6:00 a.m. to 12:00 a.m., daily. 49. The hours for delivery shall be limited from 6:00 a.m. to 10:00 p.m., daily (Modified by the Planning Commission on July 6, 2009). 50. Prior to construction commencing, the contractor shall schedule a pre- development meeting with the Planning Division staff to review the conditions of approval and construction plans. 51. No exterior vending machines shall be permitted. 52. A 24-hour electronic surveillance system shall be designed and installed to the satisfaction of the Sheriff's Department, which shall include surveillance of arrivals, departures, and parking areas from the store. It is the applicant's responsibility to keep electronic (tapes) copies of surveillance for a minimum of thirty (30) days. 53. Any outdoor storage associated with the use is expressly prohibited on the premises. 54. Violations of the conditions of approval may result in citation and/or initiation of revocation proceedings. 55. All delivery trucks are required to enter and exit the project site on Steele Street directly from Rosemead Boulevard. A "No Trucks Over 3 Tons" sign (R5-2, R20D-1(CA), minimum 24"x24" sign dimension) shall be posted for eastbound vehicles on the south side of Steele Street at the easterly property line of the project site. In addition, another sign stating "All delivery trucks shall exit this property by turning right onto Steele Street to access Rosemead Boulevard, RMC 10.08.010K (minimum 18"x24" sign dimension) shall be posted at a visible location to all delivery truck drivers in the loading area of the project site (Added by the Planning Commission on July 6, 2009).