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PC - Item 4A - Design Review 08-06ROSEMEAD PLANNING COMMISSION STAFF REPORT TO: THE HONORABLE CHAIRMAN AND MEMBERS OF THE ROSEMEAD PLANNING COMMISSION FROM: PLANNING DIVISION DATE: DECEMBER 15, 2008 SUBJECT: DESIGN REVIEW 08-06 4116-4120 ROSEMEAD BOULEVARD Summary Larry Ku has submitted an application fora Design Review to remodel the front fagade of an existing commercial building, located at 4116-4120 Rosemead Boulevard in the CBD-D (Central Business District 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 08- 06 is classified as a Class 1 Categorical Exemption pursuant to Section 15301 of the CEQA guidelines. 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 fagade 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 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 Planning Commission Meeting December 15, 2008 Page 2 of 14 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. Staff Recommendation Staff recommends that the Planning Commission APPROVE Design Review 08-06 for a period of one (1) year and adopt Resolution 08-32, subject to conditions outlined in Exhibit "B" attached hereto. Property History and Description The subject property is located on the east side of Rosemead Boulevard, between Bentel Avenue and Newby Avenue. The site consists of one (1) parcel, totaling approximately.7,730 square feet. According to Building and Safety Department records, the property is currently developed with a commercial building comprised of three (3) tenants, totaling approximately 3,500 square feet. Planning Commission Meeting December 15, 2008 Page 3 of 14 West 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 CBD-D (Central Business District with a Design Overlay) zone. The site is surrounded by the following land uses: North: General Plan: Mixed Use (Residential/Commercial) Zoning: CBD-D (Central Business District with a Design Overlay) Land Use: Commercial Building South: General Plan: Mixed Use (Residential/Commercial) Zoning: CBD-D (Central Business District with a Design Overlay) Land Use: Commercial Building East: General Plan: Medium Density Residential Zoning: R-2 (Light Multiple Residential) Land Use: Residential West: General Plan: Mixed Use (Residential/Commercial) Zoning: CBD-D (Central Business District with a Design Overlay) Land Use: El Monte-Rosemead Adult School Planning Commission Meeting December 15, 2008 Page 4 of 14 Administrative Analysis The applicant is proposing to modernize the front facade 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. There will be no added square footage to the existing commercial building. The existing wood canopy located on the east elevation will be removed and replaced with a metal canopy by Custom-Bilt Metals and finished in "Copper Ultramet - SR-37.0." The elevation plan, attached as Exhibit "C; indicates that the metal canopy encroaches T-6" into the public right of way. Staff has verified encroachment requirements with the Building Official and the proposed encroachment is permitted under the Building Code. The applicant proposes to incorporate a dark-brown (Dunn Edward Paints, "Chocolate Chunk - DE6070") stucco coated foam cornice to the existing parapet wall on the east elevation. The existing stucco on the building will be re-painted to an off-white color (Dunn Edwards Paints, "Bone China - DEW339"). The existing brick wall and white colored metal panel will remain on the building. New address signs will be mounted to the metal panels for each tenant space. Signs The applicant is proposing new signage on the front elevation of the commercial building. New illuminated channel letter signage will be mounted to the metal overhead canopy. Staff will require that a master sign program be submitted and approved by the Planning Division. A condition of approval has been added, requiring that the applicant submit a draft copy of the sign program prior to Planning Division final approval. Parking and Circulation The existing site has one (1) vehicular access driveway to the property for both ingress and egress, located on Rosemead Boulevard. Per the requirements of the Rosemead Municipal Code, any retail or office land use must provide one parking space for every 250 square feet of floor area. Since the existing commercial building has a combined floor area of 3,500 square feet, fourteen (14) parking spaces are required. The existing site provides only twelve (12) stalls. The site is legal-nonconforming due to parking, as the number of parking stalls provided onsite do not meet the current parking requirements. It is also important to note, that this request for a fagade remodel does not include the expansion of the commercial building. Furthermore, Section 17.48.130 (C) of the Rosemead Municipal Code sets forth regulations that apply to the uses permitted in all nonconforming buildings when less than the required amount of parking is provided onsite. The existing use of the building will continue to be regulated by this code section. Planning Commission Meeting December 15, 2008 Page 5 of 14 Conclusion Staff feels that the applicant has provided an aesthetically pleasing design and the proposed improvements will vastly improve the existing commercial building. The proposed fagade remodel 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 design reviews of proposals for remodel of existing buildings. Public Notice Process This item has been noticed through the regular agenda notification process, which includes a 300-foot property owner public hearing notice, and postings of the notice at the five (5) public locations and on the subject site. Prepared by: Lily Trinh Assistant Planner Submitted by: Sheri Bermejo Acting Planning Services Manager EXHIBITS: A. Resolution 08-32 B. Conditions of Approval C. Site Plan/Floor Plan/Elevations D. Assessor Parcel Map (5391-015-004) Planning Commission Meeting December 15, 2008 Page 6of14 EXHIBIT "A" PC RESOLUTION 08-32 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING DESIGN REVIEW 08-06, TO REMODEL THE FRONT FACADE OF AN EXISTING COMMERCIAL BUILDING, LOCATED AT 4116-4120 ROSEMEAD BOULEVARD IN THE CBD-D (CENTRAL BUSINESS DISTRICT WITH A DESIGN OVERLAY) ZONE (APN: 5391- 015-004). WHEREAS, on August 25, 2008, Larry Ku filed an application to remodel the front facade of an existing commercial building, located at 4116-4120 Rosemead Boulevard; and WHEREAS, 4116-4120 Rosemead Boulevard is located in the CBD-D (Central Business District 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 December 4, 2008, 42 (forty-two) notices were sent to property owners within a 300-foot radius from the subject property, in addition to notices posted in five (5) public locations and on-site, specifying the availability of the application, plus the date, time and location of the public hearing for Design Review 08-06; and WHEREAS, on December 15, 2008, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Design Review 08-06; 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 08-06 is classified as a Class 1 Categorical Exemption pursuant to Section 15301 of the CEQA guidelines. Section 15301 of the California Environmental Quality Planning Commission Meeting December 15, 2008 Page 7 of 14 Act 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. SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Design Review 08-06 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 front fagade remodel is located within an established central business district of the City. The applicant has provided an aesthetically pleasing design and the proposed improvements will vastly improve the existing commercial building. 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 remodel of existing buildings. The property as well as the surrounding neighborhood will benefit from this 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: The proposed front fagade remodel has been determined to be appropriate to the subject site. The location is not adjacent to any uses which would have adverse effects on the surrounding properties. 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 design is in line with contemporary architecture which is being constructed at other commercial sites in this region. The proposed plans have been extensively reviewed by the Planning Division and are found to be in conformity with the zoning standard of this code and applicable ordinances for such a project. The fagade remodel will improve the physical appearance of the existing commercial building. Planning Commission Meeting December 15, 2008 Page 8 of 14 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 approved design will create a development that is aesthetically pleasing and enhance land values in the general area. The proposed facade remodel will upgrade the existing building facade currently onsite with higher quality materials. The proposed sign will provide an attractive cohesive architectural style and color scheme that will substantially improve the visual appearance of the site. Lastly, the property is not part of the Civic Center Plan, precise plan or land reserved for public or educational use. 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: The proposed front facade remodel will not affect automobile and pedestrian circulation. There will be no added square footage to the existing commercial building. In addition, the facade remodel will improve the visual effect of the site from the view of the public streets, primarily Rosemead Boulevard. SECTION 3. The Planning Commission HEREBY APPROVES Design Review 08-06, to remodel the front facade of an existing commercial building, located at 4116- 4120 Rosemead 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 December 15, 2008 Page 9 of 14 SECTION 5. This resolution is the result of an action taken by the Planning Commission on December 15, 2008, 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 15th day of December, 2008. Daniel Lopez, Chairman 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 15th day of December, 2008 by the following vote: YES: NO: ABSENT: ABSTAIN: Sheri Bermejo, Secretary Planning Commission Meeting December 15, 2008 Page 10 of 14 EXHIBIT "B" DESIGN REVIEW 08-06 4116-4120 ROSEMEAD BOULEVARD (APN: 5391-015-004) CONDITIONS OF APPROVAL December 15, 2008 1. Design Review 08-06 is approved for the front fagade remodel of an existing commercial building to be developed in accordance with the plans marked Exhibit "C", dated November 13, 2008. 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 08-06 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 08-07 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 08-06 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 08-06. Planning Commission Meeting December 15, 2008 Page 11 of 14 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 08-06 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 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 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. 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. Planning Commission Meeting December 15, 2008 Page 12 of 14 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. 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. 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. 21. 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. 22. 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. 23. All open area not covered by concrete, asphalt, or structures shall be landscaped and maintained on a regular basis. 24. The applicant/property owner shall replace the existing chain link fence located along the east property line with a new concrete block wall. 25. 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. A draft copy of the sign program shall be submitted to the Planning Division for aDDroval Drior to the Plannina Division final approval. No "canned", box, or pole signs shall be permitted on this site. Planning Commission Meeting December 15, 2008 Page 13 of 14 26. Violations of the conditions of approval may result in citation and/or initiation of revocation proceedings. Planning Commission Meeting December 15, 2008 Page 14 of 14 I ~ J 1 I 4 iF II { 4 ~ I 'r f r ~ C s i 1 LJ Q i f n € ri E d f f s rto h m N ~ Ol '3 AV RA zr k- `S ` o Q r 0 +S r0 ® O 1' CO ® h ~ O O^ OM O O t0 rn ® Q ~ m O O frb m Q 0 ~ ~ O O r O/ O O m 0 Q rn ® O v ® O go o~ a o ~ emv Uw n rrx✓ Op O O O Y gbx oink _ °O S h w q` v° J 'OAlB O W350U~ O -_LZ EXHIBIT "D" VWO-1 % w '~~O r 4 6i U1 ® II"0 Q U r SUBJECT SITE W 1 O~ S t c 1 Of f[j Si N u~ Q F I s Wd g N~ ~ 6 taN LL~ .