Loading...
PC – 2026-04 – Approving CUP 25-02, DR 25-02, Minor Exception 26-05 Permit Establishment Automobile Car Wash/Detailing Use Exterior Façade Renovation for Existing Car Wash Facility increase in Height for Portions of Existing Perimeter Walls Adjacent to RePC RESOLUTION 26-04 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 25-02, DESIGN REVIEW 25- 02, AND MINOR EXCEPTION 26-05 PERMITTING THE ESTABLISHMENT OF AN AUTOMOBILE CAR WASH/DETAILING USE, AN EXTERIOR FACADE RENOVATION FOR THE EXISTING CAR WASH FACILITY, AN INCREASE IN HEIGHT FOR PORTIONS OF THE EXISTING PERIMETER WALLS ADJACENT TO RESIDENTIAL USES, AND THE IMPLEMENTATION OF VARIOUS SITE IMPROVEMENTS AT 9540 VALLEY BOULEVARD WHEREAS, on July 9, 2025, 7 Planning, Construction & Development, Co., on behalf of Sun Day Carwash submitted applications requesting to establish an automobile car wash/detailing use, modernize the exterior fagade of the existing 5,726 -square -foot car wash facility, propose a tenant improvement, rehabilitate and increase the heightof portions of the existing perimeter walls, and implement various site improvements, including upgrades and modifications to the parking lot, trash enclosure, freestanding signage, lighting, and landscaping for the subject site located at 9540 Valley Boulevard; WHEREAS, 9540 Valley Boulevard (APN: 8593-002-038) is located in the Medium Commercial with Residential/Commercial Mixed -Use and Design Overlays (C-3/RC- MUDO/D-O) Zone; WHEREAS, Section 65901 of the California Government Code and Section 17.132.040 of the Rosemead Municipal Code (RMC)authorize the Planning Commission to approve, conditionally approve, or deny Conditional Use Permits, Design Review, and Minor Exception applications; WHEREAS, RMC §17.132.040 specifies the findings required for approval of a Conditional Use Permit; WHEREAS, RMC §17.28.020.0 specifies the findings required for approval of a Design Review; WHEREAS, RMC §17.142.020 provides the criteria for approval of a Minor Exception; WHEREAS, Section 17.120.030.B. of the Rosemead Municipal Coderequiresthat multiple applications for the same project shall be processed concurrently, and shall be reviewed, and approved or denied by the highest review authority designated by the Rosemead Zoning Code for any of the applications; WHEREAS, Government Code Section 65863 (No Net Loss Law) provides the criteria for findings that must be met in order to approve a development with a lower density than what was assumed in the sites inventory of the Housing Element; WHEREAS, on May 21, 2026, forty-two (42) notices were sentto property owners within a 300 -foot radius from the subject property, the notice was published in the Rosemead Reader, and notices were posted in six (6) public locations and on site, specifying the availability of the application, and the date, time, and location of the public hearing forConditional Use Permit25-02 (CUP 25-02), Design Review 25-02 (DR 25-02), and Minor Exception 26-05 (ME 26-05); WHEREAS, on June 1, 2026, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to CUP 25-02, DR 25-02, and ME 26-05; 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. CEQA. The Planning Commission HEREBY DETERMINES that the Project, consisting of CUP 25-02, DR 25-02, and ME 26-05, is classified as an exempt project, pursuantto Section 15301 (Class 1 Categorical Exemption) of the California Environmental Quality Act (CEQA) guidelines. Section 15301 of the CEQA guidelines exempts projects consisting of the operation, repair, maintenance, permitting, leasing, licensing, or minoralteration of existing publicor private structures, facilities, mechanical equipment, ortopographical features, involving negligible orno expansion of use beyond that existing at the time of the lead agency's determination. SECTION 2. CONDITIONAL USE PERMIT 25-02. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Conditional Use Permit 25-02, in accordance with Section 17.132.040 of the Rosemead Municipal Code as follows: FINDING 1: Approval of the application will not be incompatible or injurious toother properties or land uses in the vicinity or create conditions materially detrimental to the public health, safety and general welfare. FACT 1: The subject site is located along Valley Boulevard, an established commercial corridor within the City, and is surrounded by commercial uses to the east and west, residential uses to the south, and the City of EI Monte to the north. Given the nature of the proposed use and the proximity of the vacuum stations to the residential properties to the south, the applicant conducted community outreach and submitted a focused transportation analysis and noise study to evaluate potential traffic and noise impacts. Overall, the response from the community outreach was largely positive, particularly from owner -occupied residences directly south of the site, whose occupants supported the renovation and re-establishment of the car wash and both studies concluded that the project would not result in significant traffic or noise impacts. Furthermore, the proposed conditions of approval related to trash, lighting, and noise will ensure that the project does not generate foreseeable substantial adverse impacts on surrounding properties or create conditions materially detrimental to the public health, safety, or general welfare. FINDING 2: The use is consistentwith the General Plan. FACT 2: The General Plan Land Use Designation forthe projectsite is Mixed -Use: Residential/Commercial (30 du/ac), which supports a combination of residential and commercial development as well as standalone commercial uses. This designation emphasizes the establishment of businesses that provide goods and services to the surrounding community.The proposed project is consistentwith polices found within the General Plan, including but not limited to the following: • Policy2.3: Encourage continued developmentof self sustaining commercial uses within centers located at strategic intersections. • Policy 2.6: Rigorously enforce property maintenance standards for commercial and industrial properties. • Policy2.7: Establish and apply architectural design reviewto additions, remodel of existing buildings and new commercial and industrial development. • Policy5.7: Encourage developmentof high quality commercial or mixed-usecenter in the vicinity of the intersection of Valley Boulevard and Temple City Boulevard. Approval of the application will strengthen existing commercial activity within the established commercial corridor and promote opportunities for local economic development. The project is also consistent with Housing Element goals and policies. The subject site was identified within the Housing Element to accommodate 22 Above Moderate -Income housing units. While the proposed project does not include a residential component, approval of the project would not be inconsistent with the Housing Element as there is adequate capacity for housing of all income categories as quantified in Finding 14. Therefore, the proposed use is consistentwith the goals and policies of the City's General Plan. FINDING 3: The use is consistentwith the provisions of this Zoning Code. FACT 3: Per Rosemead Municipal Code, Table 17.16.020.1, approval of a Conditional Use Permit is required to establish an automobile car wash/detailing use within the Medium Commercial (C-3) zone. The use is consistent with the applicable provisions of the Zoning Code and has satisfied all of the applicable minimum requirements of the Zoning Code. FINDING 4: Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act. FACT 4: Staff has verified that the project (CUP 25-02, DR 25-02, and ME 26-05) is exempt from CEQA pursuantto Section 15301 (Class 1 Categorical Exemption) of the CEQA guidelines and a notice of exemption has been prepared. No further action is required. Therefore, the processing and approval of this project is in compliancewith the requirements of the California Environmental Quality Act. FINDING 5: If development is provided for underthe Conditional Use Permit, the project is consistentwith the goals and objectives of the applicable standards and Design Guidelines in the overlying district. FACT 5: The project site is located within the Design Overlay (D -O) zone and also includes a Design Review Application for fagade renovations and associated site improvements to the existing commercial property. The proposed improvements enhance the overall appearance and functionalityof the site through updated building elevations, improved architectural features, and upgraded site amenities such as lighting, landscaping, trash, and off-street parking. The project has been designed to be compatible with the surrounding commercial development pattern along the corridorand is consistent with the applicable development and design standards of RMC 17.28.020.6.3. As conditioned, the project will contribute to the visual quality of the area and promote an attractive and cohesive commercial environment. SECTION 3. DESIGN REVIEW25-02. The Planning Commission HEREBYFINDS AND DETERMINES that facts do exist to justify approving Design Review 25-02, in accordance with Section 17.28.020(C) of the Rosemead Municipal Code as follows: FINDING 6: 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 6: The proposed fagade renovations and associated site improvements to the subject site would enhance the overall appearance and functionality of the site through updated building elevations, improved architectural features, and upgraded site amenities such as lighting, landscaping, trash, and off-street parking. The project has been designed to be compatible with the surrounding commercial development pattern along the corridor and is consistent with the applicable development standards and design standards of RMC 17.28.020.B.3. As conditioned, the project will contribute to the visual quality of the area and promote an attractive and cohesive commercial environment. FINDING 7: The plan for the proposed structure and site development indicates the mannerinwhich theproposed developmentan d su rrou n ding properties are protected against noise, vibrations, and other factors which may have an adverse effect on the environment, and the man nerof screening mechanical equipmentand trash, storage and loading areas. FACT 7: Due to the nature of the proposed use and the proximity of the vacuum stations to residential properties located south of the project site, the applicant prepared a focused transportation analysis and noise study to evaluate potential traffic and noise impacts associated with the project. Both studies concluded that the proposed development would not result in significant traffic or noise impacts. In addition, the applicant requested approval of a MinorException to increasethe heightof walls adjacent to residential properties from six feet to seven feet (a 20% increase). The Noise Study determined that the increased wall heightwould provide additional buffering and reduce noise levels by approximately 5.0 dBA, maintaining compliance with the City's residential noisestandard of 60.0 dBA. The site will also include anewtrash enclosureand upgraded mechanical equipment screening. Furthermore, construction activities shall comply with the construction hour restrictions and decibel limitations established by the City of Rosemead Noise Ordinance. Conditions of Approval will further address construction - related impacts, landscape maintenance, screening of mechanical equipment, and the placement and screening of trash, storage, and loading areas to ensure surrounding properties are protected against noise, vibrations, and otherfactors which may have an adverse effect on the environment. FINDING 8: The proposed building orsite developmentis 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 environmentto materially depreciate in appearance and value. FACT 8: The proposed project includes facade and site improvements that are compatible with and en hance the surrounding neighborhood character. Proposed fagade upgrades include repainting the building to reflect Sun Day Carwash branding, removal of rooftop HVAC units, rehabilitation of the existing standing -seam metal roof, and replacement of the existing car wash lettering on each stone pilaster with new disc signage designed to reinforce the site's futurist architectural style. Additional site improvements, including rehabilitation oftheexisting parking lot, a newtrash enclosure, lighting, and upgraded landscaping, wou ldfurtherimprove the appearance of the property and surrounding area. Collectively, the proposed improvements would revitalize the currently deteriorated car wash facility, rectify Code Enforcement Case 26-0016 to resolve the blight conditions associated with the vacant property, create a cohesive and visually attractive project, and enhance the architectural character and pedestrian orientation of the neighborhood without adversely affecting the appearance or value of the local environment. FINDING 9: The proposed building or structure is in harmonywith the proposed developmentson land in the general area, especially those instances where buildings are within oradjacent to land shown on the General Plan as being part of the Civic Centeror 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 9: 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 facade, in addition to the various site improvements such as the rehabilitation of the existing parking lot, newtrash enclosure, signs, and upgraded landscaping. Collectively, the proposed improvements would revitalize the currently deteriorated car wash facility, create a cohesive and visually attractive project and would be in harmony with the existing developments in the surrounding vicinity. FINDING 10: The proposed development is in conformity with the standards of this Code and other applicable ordin an ces in solar as the location and appearance of the buildings and structures are involved. FACT 10: The proposed commercial facade renovation in addition to the various site improvements such as the rehabilitation of the existing parking lot, signs, new trash enclosure, lighting, and upgraded landscaping would be in conformitywith 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. FINDING 11: 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 and pedestrian circulation, and thevisual effectof the developmentfrom the view of public streets. FACT 11: The project consists of the renovation of the commercial facade and various site improvements such as the rehabilitation ofthe existing parking lot, signs, new trash enclosure, lighting, and upgraded landscaping. Given the nature of the proposed use, the applicant submitted a focused transportation analysis to evaluate potential traffic impacts. The study concluded that the project would not result in significant traffic impacts. The aesthetically complementary design, in addition to the various site improvements would produce a visually pleasing effectof the developmentfrom the view of public streets. In addition, conditions of approval are incorporated to ensure all lighting is of low intensity, shielded, and will comply with RMC Section 17.88, landscaping will conformwith the City's Water Efficient Landscape Ordinance, and off-street parking and signage are rehabilitated and maintained. SECTION 4. MINOR EXCEPTION 26-05. RMC Section 17.142.020.A.1.a permits the Community Development Director to approve minor exception of fence, wall, hedge, sign, swimming pool, and storage regulations, including vehicles, boats, trailers, and campers, as may be necessary to secure an appropriate improvement or use of a lot, provided that such exceptions do not exceed a twenty (20) percent variation from existing regulations, and RMC Section 17.142.020.A.5, permits the Community Development Director, in his or her discretion, to referto the Planning Commission anyapplication for a minorexception forthe decision of the Planning Commission withoutfurtherfeeto the applicant. Accordingly, the Community Development Director has referred the applicants request for a Minor Exception to increase the heightof all walls adjacent to residential properties by one foot (20%) as it was determined by a Noise Study that increasing the wall heightto seven feetwould provide a greater bufferand more effectivelyreduce noise by 5.0 dBA below the City's applicable residential noise standard of 60.0 dBA. SECTION 5. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Conditional Use Permit 25-02, Design Review 25-02, and Minor Exception 26-05 in accordance with Government Code Section 65863 (No Net Loss Law) as follows: FINDING 13: The reduction is consistentwith the adopted general plan, including the housing element. FACT 13: The project proposes a stand-alone commercial use within the Mixed - Use Residential/Commercial land use designation. This designation permits both stand- alone commercial infill and mixed-use development at densities ranging from 0 to 30 dwelling units per acre. As the project does not include any residential component, it results in a density of 0 dwelling units per acre, which is permissible and consistentwith the General Plan designation. The City's remaining Housing Elementsites continueto provide adequate capacity to accommodate the outstanding RHNAforthe current planning period. Accordingly, the reduction in residential capacity associated with the project does not compromise the City's abilityto meet its RHNA obligations and remains consistentwith the General Plan, including the Housing Element. FINDING 14: The remaining sites identified in the housing elementare adequate to meet the requirements of Section 65583.2 and to accommodate the ju risdiction's share of the regional housing need pursuant to Section 65584. The finding shall include a quantification of the remaining unmet need for the jurisdiction's share of the regional housing need at each income level and the remaining capacity of sites identified in the housing element to accommodate that need by income level. FACT 14: The project deficit of 22 Above Moderate -Income units will be adequately offset by the surplus of 1,405 Above Moderate -Income units, 33 Moderate - Income units, and 369 Very Low/Low Income units. The City's overall capacity for remaining sites identified in the Housing Elementare adequate to meet thejurisdiction's remaining RHNA allocation forthe planning period. The following tables below provide a quantification of the remaining unmet need for the jurisdiction's RHNA at each income level and the remaining capacity of sites identified in the Housing Element, to accommodate that need by income level. IN:IA91aK-Ar1.1, 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 1s' day of June, 2026 by the following vote: AYES: BERRY, ESCOBAR, LOPEZ, TANG AND UNG NOES: NONE ABSTAIN: NONE ABSENT: NONE lk Lily Valenzuela, Secretary APPROVED AS TO FORM: FAQ �L4 Stephan Gutierrez, Planning Commission Attorney Burke, Williams & Sorensen, LLP Accordingly, based on the demonstrated surplus capacity across all income categories the City's remaining Housing Element sites provide sufficient capacity to meet its outstanding RHNA obligation for the planning period. Therefore, the project does not result in a net loss of residential capacity. SECTION 6. The Planning Commission HEREBY APPROVES CUP 25-02, DR 25-02, and ME 26-05, permitting the re-establishment of an automobile car wash/detailing use, an exterior fagade renovation for the existing car wash facility, and the implementation of various site improvements located at 9540 Valley Boulevard, and subject to the conditions listed in Attachment "A" attached hereto and incorporated herein by reference. SECTION 7. This action shall become final and effective ten (10) days after this decision by the Planning Commission, unless within such time a written appeal is filed with the City Clerk for consideration by the Rosemead City Council as provided in Rosemead Municipal Code, Section 17.160.040 — Appeals of Decisions. SECTION 8. This resolution is the result of an action taken by the Planning Commission on June 1, 2026, by the following vote: AYES: Very Low Income Low Income Moderate Income Above Moderate Income 611 Cycle RHNA Allocation 1,154 638 686 2,134 Permitted Units 0 11 0 759 Remaining Allocation 1,154 627 686 1,375 Current Capacity 2149 719 2802 Proposed Project (Sun Day Car Wash) 0 0 -22 Proposed Capacity 2149 719 2780 Excess Capacity 368 33 1,405 Accordingly, based on the demonstrated surplus capacity across all income categories the City's remaining Housing Element sites provide sufficient capacity to meet its outstanding RHNA obligation for the planning period. Therefore, the project does not result in a net loss of residential capacity. SECTION 6. The Planning Commission HEREBY APPROVES CUP 25-02, DR 25-02, and ME 26-05, permitting the re-establishment of an automobile car wash/detailing use, an exterior fagade renovation for the existing car wash facility, and the implementation of various site improvements located at 9540 Valley Boulevard, and subject to the conditions listed in Attachment "A" attached hereto and incorporated herein by reference. SECTION 7. This action shall become final and effective ten (10) days after this decision by the Planning Commission, unless within such time a written appeal is filed with the City Clerk for consideration by the Rosemead City Council as provided in Rosemead Municipal Code, Section 17.160.040 — Appeals of Decisions. SECTION 8. This resolution is the result of an action taken by the Planning Commission on June 1, 2026, by the following vote: AYES: BERRY, ESCOBAR, LOPEZ, TANG, AND UNG NOES: NONE ABSTAIN: NONE ABSENT: NONE SECTION 9. 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 1st day of June, 2026. Lana Urd, Chair ATTACHMENT "A" (PC RESOLUTION 26-04) CONDITIONAL USE PERMIT 25-02 DESIGN REVIEW 25-02, AND MINOR EXCEPTION 26-05 9540 VALLEY BOULEVARD (APN: 8593-002-038) CONDITIONS OF APPROVAL JUNE 1, 2026 Standard Conditions of Approvals 1. Conditional Use Permit 25-02, Design Review 25-02, and Minor Exception 26-05 ("Project") is approved for the establishment of an automobile car wash/detailing use, an exterior fagade renovation for the existing car wash facility, and the implementation ofvarioussite improvements, in accordancewith the plans marked Exhibit B. Any minor 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 priorto final approval of the associated plans, building permits, occupancy permits, or any other appropriate request. 3. The conditions listed on this exhibitshall be copied directly onto any development plans subsequently submitted to the Planning and Building and Safety Divisions. 4. Approval of Project shall not take effectfor 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 notabandoned. If Project has been unused, abandoned, ordiscontinued fora period of one (1) year, it shall become null and void. The Planning Commission hereby authorizes the Planning Division to make and/or approve minor modifications to the project and to these conditions of approval. 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, butare notlimited 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 rightto review is in addition to, and notin lieu of,the rightof 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. The applicant(s) shall defend, indemnify, and hold harmless the City of Rosemead or its agents, officers, and employees from anyclaim, 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 broughtwithin 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 and Building and Safety Divisions, Public Works, Fire, Sheriff, and Health Departments. 11. Building permits will notbe 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 anyfederal holiday, without prior approval by the City. The applicantshall abide by the noise control sections of the Rosemead Municipal Code for both construction and operations. 14. The Building and Safety Division, Planning Division, and Public Works Department 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 Public Works Department shall be complied with prior to the final approval of the proposed construction. 16. Violations of the conditions of approval may result in citation and/or initiation of revocation proceedings. Prosect Specific Conditions of Approval 17. All property that is vacant, underconstruction, or being demolished shall be totally enclosed around the perimeter by a fencethat is a minimumof 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. 18. 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. 19. A final wall plan shall be submitted to the Plan n ing Division forreview and approval prior to the issuance of building permits. All walls and/or fences heightshall be decorative (stucco finished with decorative concrete caps) and comply with the requirements in the Rosemead Municipal Code and shall match or complement the commercial building in color, material, and design. All walls abutting a residential use shall be extended to seven feet in height. 20. Planning Division approval of sign plans must be obtained prior to obtaining building permits and/or installation for any signs. 21. 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. 22. All lighting shall comply with Rosemead Municipal Code Chapter 17.88. Any exterior lighting shall be fullyshielded and directed downwards as to not project over the property lines of the subject site. 23. The applicant(s)shall submita final landscape and irrigation plan to the Planning Division priorto the issuance of building permits. The landscape and irrigation plan shall comply with the City's Water Efficient Landscape Ordinance and with the Guidelines for Implementation of the Water Efficient Landscape Ordinance and include a sprinkler system with automatic timers and moisture sensors. All landscaping and irrigation shall be installed and completed prior to final Planning Division approval. All landscaped areas shall be permanently maintained in a neat and orderly manner. 24. All ground level mechanical/utility equipment (including meters, back flow prevention devices, fire valves, A/C condensers, furnaces, and other equipment) shall be located away from publicviewor adequately screened by landscaping or screening walls so as not to be seen from the public right-of-way. 25. The site shall be maintained in a clean, graffiti -free, weed, and litter -free state. Any graffiti shall be removed within twenty-four (24) hours. Building $ Safety Division Conditions of Approval 26. All construction plansshall complywith the codes in effectat the time of plan check submittal to the Building and Safety Division. The second sheet of building plans is to list all Conditions of Approval and to include a copy of the Planning Commission Decision letter. This information shall be incorporated into the plans priorto the first submittal for plan check. 27. Fees shall be paid to the Countyof Los Angeles Sanitation Districtpriorto issuance of the building permit. 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. A geotechnical and soils investigation report is required, the duties of the soils engineer of record, as indicated on the first sheet of the approved plans, shall include the following: a. Observation of cleared areas and benches prepared to receive fill; b. Observation of the removal of all unsuitable soils and other materials; c. The approval of soils to be used as fill material; d. Inspection of compaction and placement of fill; e. The testing of compacted fills; and f. The inspection of review of drainage devices. 30. The applicant shall retain a soils engineerto prepare a Preliminary Soils and/or Geotechnical Investigation that will be accepted by the City for observation of all grading, site preparation, and compaction testing. Observation and testing shall not be performed by another soils and/or geotechnical engineer unless the subsequent soils and/or geotechnical engineersubmits a new Preliminary Soils and/or Geotechnical Investigation that has been accepted by the City. 31. A grading and drainage plan shall be approved prior to issuance of the building permit. The grading and drainage plan shall indicate how all storm drainage including contributory drainage from adjacent lots is carried to the public way or drainage structure approved to receive storm water. 32. Stormwater Planning Program LID Plan Checklist (MS4-1 FORM) completed by Engineerof Record shall be copied on the first sheet of Building Plans and on the first sheet of Grading Plans. The form can be found at the following link: https://www.dropbox.com/scl/fi/Xligon am5i4aro5okinw4/MS4-Permit-LlD- Determination-Form.pdf?rlkey=zr7tu 632u2stah eexi6vgvxvg&d1=0 33. All State of California disability access regulations for accessibility shall be complied with. 34. Summary of Accessibility Upgrades for Commercial Projects shall be completed and the completed form shall be copied on the plans The form can be found atthe following link: https://www.dropbox.com/s/4xkiyn 5fh ggpotk/Accessi bility%20U pgrade%20Summ ary%20Form. pdf?d1=0 35. Proposed alterations in the existing carwash building may require upgrade of the existing toiletfacilitytherein along with its entranceto meet the currentaccessibility standards as part of the Building Code compliance with path of travel requirements per Section 11 B-202.4. 36. Foundation inspection will not be made until the excavation has been surveyed and the setbacks determined to be in accordance with the approved plans by a land surveyor licensed by the State of California. THIS NOTE IS TO BE PLACED ON THE FOUNDATION PLAN IN A PROMINENT LOCATION. 37. Separate applicationsand plan reviews are required for Electrical, Mechanical, and Plumbing plans. 38. Project shall comply with the CalGreen Non -Residential mandatory requirements. 39. No form work or other construction materials will be permitted to encroach into adjacent property without written approval of the affected property owner. 40. A Demolition permit is required for any existing buildings which are to be demolished. 41. A trash enclosure with a cover or any minor detached structure with a roof intended for sheltering any occupancy is considered to be a building per definitions of the Building Code, and therefore, is subject to fire resistance rating requirements for exterior walls. a. Fire -resistance rating requirements for exterior walls based on fire separation distance of 0 to 10 feet shall comply with Table 705.5 of the Building Code. Type VB construction of fire separation distance less than 10 feet shall comply with the required fire -resistance rating on exterior walls. b. Maximum area of exterior wall openings and degree of open protection based on fire separation distance of 0 to 10 feet shall comply with Table 705.8 of the Building Code. Type VB construction with unenclosed walls or considered to be open shall have fire separation distance no less than 10 feet. 42. Prior to the issuance of building permit, a written consent shall be obtained from the current easement holder(s) for any proposed development encroaching into existing easement(s). 43. A separate permit is required for Fire Sprinklers. All fire sprinkler hangers must be designed, and their location approved by an engineer or an architect. Calculations must be provided indicating that the hangers are designed to carry the tributary weight of the water filled pipe plus a 250 -pound point load. A plan indication this information must be stamped by the engineer or the architect and submitted for approval prior to issuance of the building permit. Public Works Department Conditions of Approval 44. The applicant shall provide grading/drainage, street improvement, sewer plans, and a site demolition plan for the project. In addition, the site demolition plan shall also depict a disposition of existing improvements, existing utilities, and all easements. 45. The second sheet of building plans, grading/drainage plans and/or offsite improvement plans is to list all conditions of approval and to include a copy of the Planning Commission Decision letter. This information shall be incorporated into the plans prior to the first submittal for plan check. 46. A soil/geotechnical report prepared by a Geotechnical Engineer, licensed by the State of California, shall be submitted bythe applicantfor approval bythe City. The soil/geotechnical report shall address any soil preparation, foundation design criteria and to identify any other hazards pertaining to seismic activity or drainage issues including Percolation test results. 47. A complete hydrology and hydraulic study shall be prepared by a Civil Engineer registered in the State of California to the satisfaction of the City Engineer and the Los Angeles County Flood Control and Water Conservation District, prior to any plan approval. 48. A storm drain system shall be designed to the satisfaction of the City Engineer and/or the Los Angeles County Flood Control District prior to building permit issuance. Adequate capacity and coverage shall be provided for drainage facilities to service upstream tributary drainage areas, where required. Verify the project for compliance with MS4 requirements. 49. An Erosion Control Plan shall be submitted clearly detailing erosion control measures. These measures shall be implemented during construction. The erosion control plan shall conform to national Pollutant Discharge Elimination System (NPDES) standards and incorporate the appropriate Best Management Practices (BMP's) as specified in the Storm Water BMP Certification. 50. Submit a stockpile plan showing the proposed location for stockpile for grading export materials, and the route of transport. 51. Detailed drainage system information of the lot with careful attention to any flood hazard area shall be submitted. All drainage/runoff from the development shall be conveyed from the site to the natural drainage course. No on-site drainage shall be conveyed to adjacent parcels unless that is the natural drainage course. 52. Provide an engineering cost estimate for all onsite and offsite improvements, signed and stamped by licensed engineer. 53. Separate permit shall first be obtained from the City Public Works Department prior to placement of any construction materials or equipment in the public way. 54. Reconstruct the existing Driveway approach to comply with current ADA bypass requirements per SPPWC, latest edition. The required street improvements shall includethose portions of roadways contiguous to the subject property and includes remove and reconstruct damaged and/or off -grade curbs, gutters, ADA ramps, driveway approaches, and sidewalks. 55. Protect -in-place existing public properties including: bus stops, fire hydrants, trees, sidewalk, and other improvements adjacent to subject property. 56. Rehabilitate existing AC street pavement along the property frontage to the centerline of the street, rehabilitation includes but are not limited to pavement markers, striping, and markings as directed by the City Engineer or his/her designee. Applicant may pay an in -lieu fee equal to the estimated cost of street rehabilitation based on the Los Angeles County Land Development Division Bond Calculation Sheets before the issuance of building permits to the satisfaction of the City Engineer or designee. 57. The Owner shall execute and record a covenant agreement to maintain and hold the City harmless for all existing improvements in the public right-of-way. 58. An encroachment permit shall be required for any construction to be done in the public right of way, easements, or on lands to be dedicated to the City of Rosemead upon completion of the improvements. The encroachment permit shall be obtained prior to the start of said work. The permit fees will be determined per the current adopted development fee schedule. 59. Remove and replace damaged and/or uplifted concrete sidewalk/curb & gutter within subject property's frontage. Close existing driveway approaches no longer in use and replace with sidewalk per SPPWC latest edition. 60. Applicant to verify if existing curb ramp on frontage of the properly is ADA compliant, if not, it is to be replaced with an ADA compliant sidewalk ramp per SPPWC latest edition. If sidewalk ramp is deemed ADA compliant, applicant to install truncated domes only. 61. Applicant shall refresh curb painting (Red) fronting subject property. 62. Provide photometric plan and lighting poles foundation details for the project. TRAFFIC 63. The applicant shall upgrade the size of the signal heads facing the project driveway at the intersection of Merwin C. Gill Way and the project driveway from eight inches to 12 inches and incorporate a yellow backplate to increase visibility of signal operations for project traffic. SEWER 64. All existing laterals to be abandoned shall be capped at the public right-of-way to the satisfaction of the City Engineer and the Building Official of the City of Rosemead. UTILITIES 65. All power, telephone, cable television, and all utilities to the project and adjacent to the project shall be installed and relocated underground unless impracticable to the satisfaction of the City Engineer or designee. 66. Any uti I ities that conflict with the development shall be relocated at the developer's expense. County of Los Angeles Fire Department Conditions of Approval 67. Review and approval by the County of Los Angeles Fire Department, Fire Prevention Engineering Section Building Plan Check Unit may be required forthis project prior to building permit issuance. Please contact the Fire Prevention Engineering Section at (323) 890-4125 for additional information and EPICLA submittal.