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PC - Item 4A - Design Review 09-07 at 8338 Valley BlvdROSEMEAD PLANNING COMMISSION STAFF REPORT TO: THE HONORABLE CHAIRWOMAN AND MEMBERS OF THE ROSEMEAD PLANNING COMMISSION FROM: PLANNING DIVISION DATE: APRIL 5, 2010 SUBJECT: DESIGN REVIEW 09-07 8338 VALLEY BOULEVARD Summary Bach Tran has submitted a Design Review application proposing a fagade renovation and an addition of 1,350 square feet to an existing commercial building, located at 8338 Valley Boulevard in the C-3D (Medium Commercial with a Design Overlay) zone. Environmental Determination: Section 15301 of the California Environmental Quality Act (CEQA) exempts projects that consist of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination. Accordingly, Design Review 09- 07 is classified as a Class 1 Categorical Exemption pursuant to Section 15301 of the CEQA guidelines. Staff Recommendation Staff recommends that the Planning Commission APPROVE Design Review 09-07 and ADOPT Resolution No. 10-08 with findings, and subject to thirty-seven (37) conditions outlined in Exhibit "B" attached hereto. The decision is final unless appealed to the City Council within ten (10) days. Property History and Description The subject property is located at the southwest corner of Delta Avenue and Valley Boulevard. The site consists of one (1) parcel, totaling approximately 16,320 square feet. According to Building and Safety Department records, the property is currently developed with a commercial building, totaling approximately 2,880 square feet. The commercial building was previously occupied by an animal hospital. According to Planning Division records, a total of one (1) design review application was Planning Commission Meeting April 5, 2010 Page 2 of 16 approved by the Planning Commission. On July 16, 2001, the Planning Commission approved Design Review 01-94 for fagade improvements to the building. North Elevation Site & Surrounding Land Uses The project site is designated in the General Plan as Mixed Use (Residential/Commercial) and on the zoning map it is designated C-3D (Medium Commercial with a Design Overlay) zone. The site is surrounded by the following land uses: North: General Plan: City of San Gabriel Zoning: City of San Gabriel Land Use: City of San Gabriel South: General Plan: Low Density Residential (0-6 du/ac) Zoning: R-1 (Single-Family Residential) Land Use: Residential East: General Plan: Mixed Use: Residential/Commercial (31-45 du/ac) Zoning: C-3D (Medium Commercial with a Design Overlay) Land Use: Commercial Building West: General Plan: Mixed Use: Residential/Commercial (31-45 du/ac) Zoning: C-3D (Medium Commercial with a Design Overlay) Land Use: Commercial Buildings Planning Commission Meeting April 5, 2010 Page 3 of 16 Administrative Analysis Site Plan As illustrated in "Exhibit C," the applicant is proposing to add 1,350 square feet to the existing 2,880 square foot building, totaling the building size to 4,320 square feet. The subject site is approximately 120 feet wide by 136 feet deep and fronts Valley Boulevard. The parking area is located along the northern portion of the lot, adjacent to Valley Boulevard. The parking lot will be improved with new striping and landscaping. The applicant is also proposing to install a new trash enclosure with a decorative trellis top along the southeast corner of the lot. The trash enclosure has been designed to compliment the building architecture. Staff has added conditions of approval requiring that trash enclosure doors be self-closing and self-latching, and that the trash area be routinely maintained free of trash and debris. Floor Plan The single-story commercial building will be developed as a medical office building comprised of three (3) tenant spaces. According to the plans, Unit A will be occupied as a Radiology office and is proposed with 2,164 square feet of gross floor area. Unit B will be occupied as a medical clinic with 852 square feet of gross floor area, and Unit C will be occupied as an Optometry Office with 1,214 square feet of gross floor area. Elevations The applicant is proposing to modernize the fagade of the existing commercial building. The purpose of the proposed improvement is to update the look of the building, as well as provide much needed maintenance to the entire property. According to the colored renderings, which will be available to view at the Planning Commission meeting, the specific colors and materials proposed for the commercial building are tan stucco (Cal Dorado Stucco - Mission) for the main body and beige stucco (Cal Dorado Stucco - Mojave) for the parapet wall. The fascia, trim, columns, and foam cornice will be finished in a contrasting, light brown color (Cal Dorado Stucco - Sierra). A grayish- brown stone veneer (Owens Corning Cultured Stone - Rustic Southern Ledgestone) will be applied to the base of the building and the main entry treatment. The roofing material will be a concrete roof tile in a reddish-brown tone (Eaglelite- TerracottaNellow Streaks). The applicant is also proposing to install two (2) brown-colored arched shape canvas awnings on the front elevation. Section 17.12.230 of the Rosemead Municipal Code specifies that all commercial and manufacturing zones that abut residential zones shall have a variable height limitation requirement. This project has been designed to meet this variable height requirement. To ensure that the project design is consistent throughout the development, staff has incorporated conditions of approval requiring that the applicant wrap the stone veneer throughout all elevations and to add a minimum size of 1" reveals throughout all elevations to add greater fagade articulation. Planning Commission Meeting April 5, 2010 Page 4 of 16 Parking and Circulation Access to the site would be via two existing driveways on Valley Boulevard and Delta Avenue. The existing driveway along Valley Boulevard will be 18'-0" wide and the existing driveway along Delta Avenue is 25'-0" wide. A surface parking lot will be provided north of the commercial building. A total of seventeen (17) parking spaces will be provided on site, which includes thirteen (13) standard spaces, three (3) compact spaces and one (1) handicapped parking space. Per Rosemead Municipal Code (RMC) Section 17.84.100 (A), any retail or office land use must provide one parking space for every 250 square feet of floor area. Since the commercial building has a combined floor area of 4,230 square feet, seventeen (17) parking spaces are required. The site plan indicates that the subject site meets this requirement by providing seventeen (17) stalls. Staff's site inspection revealed that the parking lot area is not being adequately maintained. For this reason, staff has added a condition of approval requiring that the applicant patch, re-slurry seal, and re-stripe the entire parking lot area per City standards. Landscaping and Fencing The applicant is proposing 1,426 square feet of landscaping for the entire site. The landscape plan indicates the use of a wide variety of plant materials, which include: Palm Trees, Moon Bay Nandina, African Iris, Daylily, Lily of the Nile, New Zealand Flax, Lilyturf, and Gazania. The applicant is proposing to construct a new three-foot tall decorative block wall along the front property line which abuts the parking stalls. The wall will separate the parking stalls from the pedestrian walkway at the front property line. A new block wall is also proposed along the west property line. An existing block wall along the south property line will remain. Lighting According to the site plan, a total of two (2) light pole fixtures are proposed throughout the site. The proposed buildings will also incorporate decorative wall mounted light fixtures. A condition of approval has been added to ensure that all new lighting will be fully shielded and directed downwards to mitigate glare on adjacent properties. Signage The applicant is proposing to re-face an existing pole sign, as well as install three (3) new signs on the front elevation of the commercial building. A condition of approval has been added, requiring that the applicant submit a master sign program to the Planning Division for review and approval prior to Planning Division final inspection. Planning Commission Meebng April 5, 2010 Page 5 of 16 Municipal Code Requirements Section 17.72.030 of the Rosemead Municipal Code (RMC) states that design review procedures shall be followed for all improvements requiring a building permit or visible changes in form, texture, color, exterior facade or landscaping. Section 17.72.050 provides 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 proposed facade renovation and 1,350 square foot addition to the existing commercial building is located within an established commercial district of the City. The applicant has provided an aesthetically complementary design and the proposed improvements will vastly improve the existing commercial building and its relationship to the commercial district. The proposed project is consistent with the Goal 2, Policy 2.5 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 remodel of existing buildings. 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. All new lighting will be fully shielded and directed downwards to mitigate glare on adjacent properties. Conditions of approval have been incorporated to eliminate any adverse effects on the environment as a result of the proposed project. This development will not generate any permanent impacts to noise levels for the surrounding area. All construction work will be required to comply with the timeframe, and decibel levels indicated in the City's Noise Ordinance (Ordinance 478 and 541). 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. 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 facade renovation and addition will improve the physical appearance of the existing commercial building. The front facade has been designed to create visual interest at the street level. The proposed design elements include stucco, vertical reveals, decorative foam molding, and canvas awnings. Planning Commission Meeting April 5, 2010 Page 6 of 16 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 property is not part of the Civic Center Plan, precise plan or land reserved for public or educational use, so there is no special need to create harmony with the general area. Notwithstanding this, the approved design will create a development that is aesthetically complementary to the surrounding area and which will enhance land values in the general area. This is due to the proposed fagade renovation's upgrade of the existing building fagade with higher quality materials and a design that blends better with the area. 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 This proposed development meets all of the minimum code requirements for the C3-D (Medium Commercial with Design Overlay) zone, and all applicable referenced code sections of the Rosemead Municipal Code. • 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. Access to the site is located on Delta Avenue via a 264' driveway or Valley Boulevard via a 18'-0" driveway for ingress and egress. The parking lot is conveniently located to the north of the commercial building. All parking lot lighting will be fully shielded and directed downwards to mitigate glare on adjacent properties. Lastly, this fagade renovation and commercial addition will greatly improve the visual effect of the site from the view of the public streets, primarily Valley Boulevard. Public Notice Process This item has been noticed through the regular agenda notification process, which includes a 300' radius public hearing notice to thirty-two (32) property owners, publication in the San Gabriel Valley Tribune, and postings of the notice at the six (6) public locations and on the subject site. Planning Commission Meeting April 5, 2010 Page 7 of 16 Prepared - by: Lily rinh Assistant Planner i mit ted by: on munity elopment Director EXHIBITS: A. Resolution 10-08 B. Conditions of Approval C. Site Plan/Floor Plan/Elevations D. Assessor Parcel Map (5371-005-012) Planning Commission Meeting April 5, 2010 Page 8 of 16 EXHIBIT "A" PC RESOLUTION 10-08 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING DESIGN REVIEW 09-07, FOR A FACADE RENOVATION AND AN ADDITION OF 1,350 SQUARE FEET TO AN EXISTING COMMERCIAL BUILDING, LOCATED AT 8338 VALLEY BOULEVARD IN THE C3D-D (MEDIUM COMMERCIAL WITH A DESIGN OVERLAY) ZONE (APN: 5371-005-012). WHEREAS, on December 16, 2009, Bach Tran filed an application for a fagade renovation and an addition of 1,350 square feet to an existing commercial building, located at 8338 Valley Boulevard; and WHEREAS, 8338 Valley Boulevard is located in the C3D-D (Medium Commercial with a Design Overlay) zoning district; 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, on March 25, 2010, 32 (thirty-two) 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 special public hearing for Design Review 09-07, and on March 26, 2010, the notice was published in the San Gabriel Valley Tribune; and WHEREAS, on April 5, 2010, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Design Review 09-07; 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 09-07 is classified as a Class 1 Categorical Exemption pursuant to Section 15301 of the CEQA guidelines. Section 15301 of the California Environmental Quality Act exempts projects that consist of the operation, repair, maintenance, permitting, Planning Commission Meeting April 5, 2010 Page 9 of 16 leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion. SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Design Review 09-07 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 fagade renovation and 1,350 square foot addition to the existing commercial building is located within an established commercial district of the City. The applicant has provided an aesthetically complementary design and the proposed improvements will vastly improve the existing commercial building and its relationship to the commercial district. The proposed project is consistent with the Goal 2, Policy 2.5 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 remodel of existing buildings. 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: All new lighting will be fully shielded and directed downwards to mitigate glare on adjacent properties. Conditions of approval have been incorporated to eliminate any adverse effects on the environment as a result of the proposed project. This development will not generate any permanent impacts to noise levels for the surrounding area. All construction work will be required to comply with the timeframe, and decibel levels indicated in the City's Noise Ordinance (Ordinance 478 and 541). 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. 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 fagade renovation and addition will improve the physical appearance of the existing commercial building. The front fagade has been designed to create visual interest at the street level. The proposed design elements include stucco, vertical reveals, decorative foam molding, and canvas awnings. Planning Commission Meeting April 5, 2010 Page 10 of 16 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 property is not part of the Civic Center Plan, precise plan or land reserved for public or educational use, so there is no special need to create harmony with the general area. Notwithstanding this, the approved design will create a development that is aesthetically complementary to the surrounding area and which will enhance land values in the general area. This is due to the proposed facade renovation's upgrade of the existing building facade with higher quality materials and a design that blends better with the area. 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 C3-D (Medium Commercial with 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: Access to the site is located on Delta Avenue via a 25'-0" driveway or Valley Boulevard via a 18'-0" driveway for ingress and egress. The parking lot is conveniently located to the north of the commercial building. All parking lot lighting will be fully shielded and directed downwards to mitigate glare on adjacent properties. Lastly, this facade renovation and commercial addition will greatly improve the visual effect of the site from the view of the public streets, primarily Valley Boulevard. SECTION 3. The Planning Commission HEREBY APPROVES Design Review 09-07, for the facade renovation and an addition of 1,350 square feet to an existing commercial building, located at 8338 Valley Boulevard, subject to conditions listed in Exhibit "B" attached hereto and incorporated herein by reference. SECTION 4. 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 Article IX - Planning and Zoning of the Rosemead Municipal Code. Planning Commission Meeting April 5, 2010 Page 11 of 16 SECTION 5. This resolution is the result of an action taken by the Planning Commission on April 5, 2010, by the following vote: YES: NO: ABSENT: ABSTAIN: 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 5th day of April, 2010. Diana Herrera, Chairwoman CERTIFICATION I hereby certify that the foregoing is a true Commission of the City of Rosemead at its 2010 by the following vote: copy of a resolution adopted by the Planning regular meeting, held on the 5th day of April, YES: NO: ABSENT: ABSTAIN: Stan Wong, Secretary Planning Commission Meeting April 5, 2010 Page 12 of 16 EXHIBIT "B" DESIGN REVIEW 09-07 8338 VALLEY BOULEVARD (APN: 5371-005-012) CONDITIONS OF APPROVAL April 5, 2010 Design Review 09-07 is approved for a fagade renovation and a commercial addition of 1,350 square feet to an existing commercial building to be developed in accordance with the plans marked Exhibit "C", dated March 18, 2010. Any revisions to the approved plans must be resubmitted for the review and approval of the Planning Division. The conditions listed on this exhibit shall be copied directly onto any development plans subsequently submitted to the Planning and Building divisions for review. Approval of Design Review 09-07 shall not take effect for any purpose until the applicant has filed with the City of Rosemead 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. 4. Design Review 09-07 is approved for a period of one (1) year. The applicant shall commence the proposed use or request an extension within 30-calendar days prior to expiration. The one (1) year initial approval period shall be effective from the April 5, 2010 Planning Commission approval becomes final. 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 Design Review 09-07 has been unused, abandoned or discontinued for a 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. 6. 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. 7. Design Review 09-07 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 Planning Commission Meeting April 5, 2010 Page 13 of 16 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 09-07. 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. 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 Unified 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 federal 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. Applicant shall obtain a public works permit for all work in or adjacent to the public right-of-way. 17. Signs shall comply with Chapter 17.104 of the Rosemead Municipal Code. Window signs shall not cover more than 15% of window and glass door areas. All banners and temporary signs shall be permitted by the Rosemead Planning Division prior to installation. Planning Commission Meeting April 5, 2010 Page 14 of 16 18. 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. 19. 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. 20. 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. 21. 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. 22. 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. 23. 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. 24. All open areas not covered by concrete, asphalt, or structures shall be landscaped and maintained on a regular basis. 25. The onsite public hearing notice posting shall be removed within 30 days from the end of the 10-day appeal period of Design Review 09-07. 26. Prior to the Planning Division final approval, the applicant shall patch, re-slurry seal and re-stripe the entire parking lot area per City standards. Planning Commission Meeting April 5, 2010 Page 15 of 16 27. A detailed master sign program shall be established based on the requirements set forth in Rosemead Commercial Design Guidelines and Rosemead Municipal Code. Wall signs shall be located only on the metal overhead canopy. The signs shall consist of internally illuminated channel letters. No "canned" or box signs shall be permitted on this site. A draft copy of the sign program shall be submitted to the Planning Division for approval prior to Final Building Division sign-off. 28. A new trash enclosure with a decorative trellis top shall be installed onsite. The trash enclosure walls shall be an integral part of the building design and be of the same architectural style of the development. The trash enclosure shall have opaque steel self-closing and self-latching doors. The trash area must be maintained and the opaque doors shall be closed at all times. 29. All new lighting shall be fully shielded and directed downwards. 30. Stone veneer shall be wrapped throughout all elevations. 31. A minimum size of 1" reveals shall be incorporated throughout all elevations. 32. Awnings shall be permanently maintained, and repaired as needed. 33. The applicant shall submit a final landscape and irrigation plan 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. 34. Red curb shall be installed along the entire length of the site along Valley Boulevard. 35. The driveway access on Valley Boulevard should be limited to right turns in and out. A "Right Turn Only" shall be installed for vehicles exiting the site and onto Valley Boulevard. A "No Left Turn" sign shall be installed for vehicles entering on Valley Boulevard. 36. Violations of the conditions of approval may result in citation and/or initiation of revocation proceedings. Planning Commission Meeting April 5, 2010 Page 16 of 16 EXHIBIT "D" 5371 L5 n I 2005 - w • -,i 10. - ST" Von - - et r.,M. '4 ~tsai w r. f l - SUBJECT SITE ©y ` o u.ar - ' --Au ~l7 . aim O - - - , r. ~ 0 •awr ~ N ~ 0 0 0 TRAaNM35" kB.41-45 V ® F ® pp p © ®7----- w T~-T w i ~3 O IM' 11 ~ 0 ` s ~ r/~,~ M S ANGELES Chill F L . O O . COUF