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PC - Item 4A - Planned Development Review 11-01 1255 San Gabriel Blvd.TO: THE HONORABLE CHAIRMAN AND MEMBERS OF THE ROSEMEAD PLANNING COMMISSION 2011& Z! W_1ON I0IIZfH91kyj+1[001 DATE: MARCH 7, 2011 SUBJECT: PLANNED DEVELOPMENT REVIEW 11 -01 1255 SAN GABRIEL BOULEVARD Summary Evergreen Baptist Church of Los Angeles has submitted an application to construct a new Children's Village consisting of two new classroom buildings totaling approximately 5,650 square feet and a new 1,560 square foot multi - purpose children's chapel at an existing church located at 1255 San Gabriel Boulevard in the P -D (Planned Development) zone. Environmental Determination: Section 15303 of the California Environmental Quality Act (CEQA) and local environmental guidelines exempts projects that consist of the construction of small structures. In an urban area, this exemption applies for up to four commercial buildings not exceeding 10,000 square feet in floor area on property zoned for such use The proposed project consists of three new buildings totaling approximately 7,200 square feet in an urban setting on a single parcel of land. Accordingly, Planned Development Review 11 -01 is classified as a Class 3 Categorical Exemption pursuant to Section 15303 of CEQA. Staff Recommendation Staff .recommends that the Planning Commission APPROVE Planned Development Review 11 -01 and ADOPT Resolution No. 11 -03 with findings (Exhibit "A "), and subject to thirty-two (32) conditions outlined in Exhibit "B" attached hereto. Property History and Description The subject property is located adjacent to Don Bosco Technical Institute on the south side of San Gabriel Boulevard in the southern portion of the City. The site consists of one parcel, totaling approximately 108,400 square feet (2.53 acres). According to Planning Division records, the property was annexed to the City in April of 1969. Conditional Use Permit 81 -241 was approved on March 15, 1982 for the establishment of a 22,560 square foot church on the site with a maximum occupancy of 400 seats. The church was also required to obtain approval of a Planned Development Planning Commission Meeting March 7, 2011 Page 2 of 17 before the project could be implemented. After the initial approval, the church was redesigned and an approximately 11,790 square foot, two -story sanctuary building that is situated on the southwest corner of the property was approved on April 21, 1986, as Phase I of Planned Development Review 86 -01. On May 4, 1992, the Planning Commission approved Conditional Use Permit 92 -552 for installation of three temporary trailers for classroom use. This approval was extended for two years on July 19, 1993 by Zone Variance 93 -255. An approximately 13,756 square foot administration building was approved on February 16, 1999 pursuant to the approval of Planned Development Review Modification 86- 1(MOD) for Phase II of the master planned development of the church. This building contains offices and Sunday School classrooms, and replaced the temporary trailers that were previously approved. Tentative Parcel Map No. 24709 was also approved on February 16, 1999 to consolidate three parcels into the one parcel that currently makes - up the property. On April 7, 2003, the Planning Commission approved Conditional Use Permit 81 -241 (MOD) to allow the operation of an after school tutoring program during the week. According to the applicant, this program has been discontinued. Planning Commission Meeting March 7, 2011 Page 3 of 17 Site & Surrounding Land Uses The project site is designated in the General Plan as Public Facilities and on the zoning map it is designated P -D (Planned Development) zone. The site is surrounded by the following land uses: North: General Plan: Unincorporated LA County Zoning: Unincorporated LA County Land Use: Single- family residences South: General Plan: Public Facilities & City of Montebello Zoning: P -D (Planned Development) & City of Montebello Land Use: St. Joseph Salesian Youth Renewal Center, Don Bosco Technical Institute, and single - family residences East: General Plan: Public Facilities Zoning: P -D (Planned Development) Land Use: Don Bosco Technical Institute West: General Plan: Public Facilities, Low Density Residential, Medium Commercial, & Unincorporated LA County Zoning: P -D (Planned Development), R -1 (Single Family Residential), C -3 (General Commercial), & Unincorporated LA County Land Use: Nursing home, single - family residences, and parking lot Administrative Analysis Purpose Evergreen Baptist Church of Los Angeles is proposing to construct a "Children's Village" at the southern end of its campus on San Gabriel Boulevard. According to the applicant, the primary use of the new facilities will be for the programming and activities for the Children's Ministries of Evergreen Baptist Church of Los Angeles. These activities would take place on Sundays and include infant/toddler care, children's worship, and children's Sunday School classes. These activities would take place only on Sundays, when other church services are occurring simultaneously in other church buildings. In order to concentrate these activities on the church grounds, the church is proposing the addition of three new buildings. The campus currently includes a two -story sanctuary building and a two -story administration building. The existing buildings will not be modified. Planning Commission Meeting March 7, 2011 Paae 4 of 17 Site Plan As illustrated in "Exhibit C," two new classroom buildings and a chapel would be constructed at the southern end of the church property. This area is currently used as landscaping and parking. Building "A" would be a 4,120 square foot, one -story building containing six classrooms, two offices, two storage rooms, and restrooms. The building would be attached to the existing sanctuary building. Building "B" would be an approximately 1,530 square foot one -story building containing two classrooms, restrooms, and a trash enclosure and be located along the south property line. The purpose of these two classroom buildings is to relocate the Sunday School facilities that are currently housed in the administration building. The third building that comprises the proposed project is a 1,560 square foot multi- purpose Children's Chapel (Building "C "). The three new buildings will be constructed around an outdoor recreation area which will include a basketball court, lawn, and other landscaping. Floor Plan Buildings "A" and "B" will be devoted to Sunday School classrooms with supporting offices, storage, and restrooms. Building "A" will include six classrooms averaging approximately 327 square feet in size. Each classroom can accommodate an average of 17 students. Building "B" would have two 450 square foot classrooms, which could each accommodate 23 students. All of the classrooms would be accessed from the new central recreation area of the Children's Village. The proposed Children's Chapel will be rectangular shape with a slight taper to the east side of the chapel. The chapel will have an open floor plan with no fixed seating and entrances on the north and south side of the building. Elevations The applicant is proposing a contemporary architectural style for the classroom buildings and Children's Chapel that will complement the existing buildings on the church campus. The classroom buildings will have a plaster textured finish with metal revels. The classroom buildings will be 13' -0" to 18' -0" feet in height. Aluminum storefront windows will be provided for each classroom. No windows will be provided on the property line facing Don Bosco Technical Institute. The Children's Chapel will feature a similar architectural design as the classrooms, incorporating plaster metal revels on the exterior walls and aluminum storefront windows. The design will also incorporate a cross motif on the east and west elevations of the building and a seam metal roof over the sanctuary. The maximum height of the chapel is 20' -0 ". 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 utilize a tan and dark pastel palette. The plaster treated exterior walls will be Planning Commission Meeting March 7, 2011 Page 5 of 17 warm tan color ( "Tavern Taupe" #8673M by Frazee) with a darker brown trim ( "Woodlet" #8685D by Frazee) The classrooms will also have additional accent colors ( "Seaquest" #8035D, "Red Valerian" #8405D, & "Southwest Amber" #7795A by Frazee) to add visual interest for the children. The Children's Chapel will utilize the same Tavern Taupe and Woodlet colors with an additional blue /grey accent color ( "Fog Buoy" #8574M by Frazee). Because the existing and proposed buildings are set back approximately 462 feet from the public right -of -way and partial hidden by buildings on an adjacent property to the north, the new buildings will be hardly visible from San Gabriel Boulevard. Parking and Circulation Access to the site would be via an existing driveway on San Gabriel Boulevard. The existing and proposed church buildings are setback approximately 462 feet from San Gabriel Boulevard. An existing parking lot with 117 parking spaces is located between the buildings and the San Gabriel Boulevard public right -of -way. Nineteen (19) parking spaces at the southeast corner of the property will be eliminated to make room for the new classroom buildings. The parking requirements for the existing church facilities (sanctuary and administration buildings) were determined to be 133 parking spaces through the approval of PD 86- 1(MOD) in 1999 when the administration building was approved and constructed. This figure was based on a maximum occupancy of 400 persons in the sanctuary building. Pursuant to Section 17.84.080(A) of the Rosemead Municipal Code (RMC), one parking space is required for every three persons based on the total occupancy permitted by the Uniform Building Code. It was also understood that the uses in the new administration building would not generate separate parking demand from the sanctuary building on Sunday's when the sanctuary building would be in full use. To evaluate the current parking demand on the site, the applicant was required to prepare a Parking Demand Study to determine the peak parking demand for the existing facilities. The Parking Demand Study concluded that the peak demand for parking was on Sunday's between 12:30 p.m. -1:00 p.m. and that 226 spaces were needed for the existing buildings and 27 spaces would be required for the Children's Village. The total estimated parking demand for the proposed project is 253 parking spaces. In addition to the parking demand analysis, staff has determined the code - required parking for the project would be 64 parking spaces for the new classrooms and Children's Chapel. When combined with the 133 code - required parking spaces for the existing sanctuary and administration buildings, the total code - required parking is 197 parking spaces. As indicated above, after elimination of 19 parking spaces, there will be 115 on -site parking spaces. Since this is not enough to meet the code - required parking of 197 spaces or the analyzed parking demand of 253 parking spaces, the applicant has Planning Commission Meeting March 7, 2011 Page 6 of 17 agreed to enter into an off -site parking agreement with Don Bosco Technical Institute to provide the right for the church to use 138 parking spaces located on the adjacent Don Bosco Technical Institute property on Sundays. With the inclusion of off -site parking, Evergreen Baptist Church of Los Angeles will be able to provide 255 parking spaces on Sundays. Staff has included Condition of Approval No. 30 to require the recording of an off -site parking agreement to ensure the parking is available for the church on Sunday's. During the week there are relatively few activities and the Children's Village would not be used at all so the existing 115 on -site parking spaces will be sufficient to meet the mid -week parking demand. Landscaping and Fencing The applicant is proposing approximately 6,720 square feet of new landscaping in the Children's Village portion of the church property. The landscape plan indicates the use of a wide variety of plant materials, which include: Blue Oak, Fairmont Maiden Tree, Mexican Feather Grass, Heavenly Bamboo, and other plant materials. The proposed landscaping will be compatible with the well manicured and mature landscaping in the parking areas and non - disturbed portions of the site. The project will also be subject to the City's Water Efficient Landscape regulations, which encourages the use of low water usage plant materials. The project site is currently enclosed with six -foot high fences and walls from the surrounding properties. No new perimeter fencing or walls are proposed. A 6' -4" tall decorative split face block wall is proposed to be located on the east side of the Children's Village to separate this area from the parking lot. Lighting According to the site plan, a total of fourteen (14) light pole fixtures are proposed throughout the site. These light poles will be 10' -0" to 22' -0" feet tall. 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 There is an existing monument sign at the entrance to the church on San Gabriel Boulevard. No new signage is proposed. Municipal Code Requirements Section 17.76.050 of the Rosemead Municipal Code (RMC) requires the submittal of a development plan for new construction in the P -D (Planned Development) zone. Section 17.76.050 provides the criteria by which the Planning Commission may approve, approve with conditions, or deny a Planned Development Review application: Planning Commission Meeting March 7, 2011 Page 7 of 17 • That the proceedings to alter the development plan for this Planned Development zoned property is justified in that it is in the public's necessity, convenience, and general welfare and is good zoning practices for such action; The proposed church expansion will permit the reconfiguration of the church's facilities to provide classroom and worship facilities for its children's ministries. The children's ministries programs and activities are currently provided in the administration building on the church campus. Thus, the proposed project does not materially alter the functions being conducted on the church property. The proposed development is consistent with existing land uses in the neighborhood. A private school is located to the east of the site (Don Bosco Technical Institute) and a religious institution (St. Joseph Salesian Youth Renewal Center) is located to the south of the site. Conditions of approval have been included with the project to protect the welfare of persons working and residing in the neighborhood including the location of the trash enclosure, adequate parking, and complementary architectural design features proposed within the overall design of the building. The new development has taken into consideration the adjacent properties and improvements surrounding the site and has added high quality architectural design to complement the neighborhood. The new classroom and chapel buildings are only one story tall which is consistent with surrounding developments and will be barely visible from the San Gabriel Boulevard public right -of -way Also, the proposed classrooms and chapel uses typically do not generate excessive noise which might be harmful to surrounding properties. Therefore, the proposed design and use of the site for a classrooms and a children's chapel will not be injurious or detrimental to the general welfare of the City. • The Planning Commission may approve or conditionally approve minor modifications or development in the Planned Development zone if compliant with the General Plan and compatible with existing and future developments in surrounding areas. The site is designated in the General Plan as Public Facilities and is developed with a religious institution. The proposed use is in conformity with the General Plan, in that P -D (Planned Development) zoning is a corresponding zone district with the Public Facilities land use category. Since the church was approved with a Planned Development Review (PDR 86 -1), the use is consistent with the P -D (Planned Development) zone. As indicated above, the use is consistent with the educational and religious institutions abutting the property in the same zone and the expansion of the church to provide enhanced educational programs is consistent with the purpose of the Public Facilities General Plan land use designation with promotes land uses that are operated and maintained for the public benefit. Public Notice Process This item has been noticed through the regular agenda notification process, which includes a 300' radius public hearing notice to forty -three (43) property owners, Planning Commission Meeting March 7, 2011 Page 8 of 17 publication in the San Gabriel Valley Tribune, and postings of the notice at the six (6) public locations and on the subject site. Prepared by: 1�d.v- Paul Garry Senior Planner Submitted by: �A (Stan Wong Community Development Director EXHIBITS: A. Resolution 11 -03 B. Conditions of Approval C. Site Plan /Floor Plan /Elevations D. Assessor Parcel Map (5275 -015 -039, -040, -041) Planning Commission Meeting March 7, 2011 Page 9 of 17 EXHIBIT "A" PC RESOLUTION 11 -03 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING PLANNED DEVELOPMENT REVIEW 11 -01 FOR BUILDING AND SITE IMPROVEMENTS TO AN EXISTING CHURCH FACILITY, LOCATED AT 1255 SAN GABRIEL BOULEVARD IN THE P- D (PLANNED DEVELOPMENT) ZONE (APN: 5275 - 015 -039, -040, -041). WHEREAS, on July 17, 2008, Evergreen Baptist Church of Los Angeles submitted an application to construct a new Children's Village consisting of two new classroom buildings totaling approximately 5,650 square feet and a new 1,560 square foot multi - purpose children's chapel at an existing church located at 1255 San Gabriel Boulevard; and WHEREAS, 1255 San Gabriel Boulevard is located in the P -D (Planned Development) zoning district; and WHEREAS, Chapter 17.76 of the Rosemead Municipal Code specifies the criteria by which the aforementioned permit may be granted; and WHEREAS, Sections 65800 & 65900 of the California Government Code and Chapter 17.76 of the Rosemead Municipal Code authorize the Planning Commission to approve, conditionally approve, or deny Planned Development Review applications; and WHEREAS, on February 24, 2011, forty -three (43) notices were sent to property owners within a 300 -foot radius from the subject property, in addition to notices posted in six (6) public locations and on -site, specifying the availability of the application, plus the date, time, and location of the public hearing for Planned Development Review 11- 01, and on February 25, 2011, the notice was published in the San Gabriel Valley Tribune; and WHEREAS, on March 7, 2011, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Planned Development Review 11 -01; 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 Planned Development Review 11 -01 is classified as a Class 3 Categorical Exemption pursuant Planning Commission Meeting March 7, 2011 Pace 10 of 17 to Section 15303 of the California Environmental Quality Act (CEQA) guidelines. Section 15303 of CEQA exempts projects consisting of the construction of small structures. In an urban area, this exemption applies for up to four commercial buildings not exceeding 10,000 square feet in floor area on property zoned for such use The proposed project consists of three new buildings totaling approximately 7,200 square feet in an urban setting on a single parcel of land. Accordingly, Planned Development Review 11 -01 is classified as a Class 3 Categorical Exemption pursuant to Section 15303 of CEQA. SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Planned Development Review 11 -01 in accordance with Chapter 17.76, of the Rosemead Municipal Code as follows: A. That the proceedings to alter the development plan for this Planned Development zoned property is justified in that it is in the public's necessity, convenience, and general welfare, and is good zoning practices for such action; FINDING: The proposed church expansion will permit the reconfiguration of the church's facilities to provide classroom and worship facilities for its children's ministries. The children's ministries programs and activities are currently provided in the administration building on the church campus. Thus, the proposed project does not materially alter the functions being conducted on the church property. The proposed development is consistent with existing land uses in the neighborhood. A private school is located to the east of the site (Don Bosco Technical Institute) and a religious institution (St. Joseph Salesian Youth Renewal Center) is located to the south of the site. Conditions of approval have been included with the project to protect the welfare of persons working and residing in the neighborhood including the location of the trash enclosure, adequate parking, and complementary architectural design features proposed within the overall design of the building. The new development has taken into consideration the adjacent properties and improvements surrounding the site and has added high quality architectural design to complement the neighborhood. The new classroom and chapel buildings are only one story tall which is consistent with surrounding developments and will be barely visible from the San Gabriel Boulevard public right -of -way Also, the proposed classrooms and chapel uses typically do not generate excessive noise which might be harmful to surrounding properties. Therefore, the proposed design and use of the site for a classrooms and a children's chapel will not be injurious or detrimental to the general welfare of the City. B. The Planning Commission may approve or conditionally approve minor modifications or development in the Planned Development zone if compliant with the General Plan and compatible with existing and future developments in surrounding areas. Planning Commission Meeting March 7, 2011 Page 11 of 17 FINDING: The site is designated in the General Plan as Public Facilities and is developed with a religious institution. The proposed use is in conformity with the General Plan, in that P -D (Planned Development) zoning is a corresponding zone district with the Public Facilities land use category. Since the church was approved with a Planned Development Review (PDR 86 -1), the use is consistent with the P -D (Planned Development) zone. As indicated above, the use is consistent with the educational and religious institutions abutting the property in the same zone and the expansion of the church to provide enhanced educational programs is consistent with the purpose of the Public Facilities General Plan land use designation with promotes land uses that are operated and maintained for the public benefit. SECTION 3. The Planning Commission HEREBY APPROVES Planned Development Review 11 -01, for the construction of a new Children's Village consisting of two new classroom buildings totaling approximately 5,650 square feet and a new 1,560 square foot multi - purpose children's chapel at an existing church, located at 1255 San Gabriel 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. SECTION 5. This resolution is the result of an action taken by the Planning Commission on March 7, 2011, 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 7th day of March, 2011. William Alarcon, Chairman Planning Commission Meeting March 7, 2011 Page 12 of 17 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 7th day of March, 2011 by the following vote: YES: NO: ABSENT: ABSTAIN: Stan Wong, Secretary Planning Commission Meeting March 7, 2011 Page 13 of 17 EXHIBIT "B" PLANNED DEVELOPMENT REVIEW 11 -01 1255 SAN GABRIEL BOULEVARD (APN: 5275-015-039,-040,-041) CONDITIONS OF APPROVAL March 7. 2011 1. Planned Development Review 11 -01 is approved for the construction of a new Children's Village consisting of two new classroom buildings totaling approximately 5,650 square feet and a new 1,560 square foot multi - purpose children's chapel at an existing church, in accordance with the plans marked Exhibit "C ", dated January 25, 2011. 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. Approval of Planned Development Review 11 -01 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. Planned Development Review 11 -01 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 Planning Commission approval date. For the purpose of this petition, project commencement shall be defined as beginning the permitting process with the Planning and Building Divisions, so long as the project is not abandoned. If the Planned Development Review 11 -01 has been unused, abandoned or discontinued for a period of one (1) year it shall become null and void. 5. 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. Planned Development Review 11 -01 is 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 Planning Commission Meeting March 7, 2011 Page 14 of 17 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 Planned Development Review 11 -01. 8. 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. 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, any required school fees shall be paid. The applicant shall provide the City with written verification of compliance from the applicable school districts. 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. Planning Commission Meeting March 7, 2011 Page 15 of 17 17. 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. 18. 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. 19. 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. 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. 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. 22. All open areas not covered by concrete, asphalt, or structures shall be landscaped and maintained on a regular basis. 23. The onsite public hearing notice posting shall be removed within 30 days from the end of the 10 -day appeal period of Planned Development Review 11 -01. 24. If any new signs are proposed, the applicant shall submit sign plans to the Planning Division prior to the issuance of a building permit based on the requirements set forth in Rosemead Commercial Revitalization Design Guidelines and Rosemead Municipal Code. The signs shall consist of internally illuminated channel letters. No "canned" or box signs shall be permitted on this site. 25. Any new signs shall comply with Chapter 17.76.120 of the Rosemead Municipal Planning Commission Meeting March 7, 2011 Page 16 of 17 Code. Wall signs shall not occupy more than 20% of any building wall. All banners and temporary signs shall be permitted by the Rosemead Planning Division prior to installation. 26. All new lighting shall be fully shielded and directed downwards. 27. 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 comply with the City's Water Efficient Landscape regulations and include a sprinkler system with automatic timers and moisture sensors. 28. Violations of the conditions of approval may result in citation and /or initiation of revocation proceedings. 29. Prior to the issuance of building permits, the developer shall provide a courtesy notice of the start of construction to the occupants of abutting properties and provide a copy of the notice to the Planning Division. 30. Prior to the issuance of building permits, the applicant shall record an off -site parking covenant on an adjacent property that is binding on the all parties involved in the covenant to ensure that a minimum of 138 parking spaces are provided for the exclusive use of Evergreen Baptist Church of Los Angeles on Sundays from 8:00 a.m. to 2:00 p.m.. The form and content of the parking covenant shall be reviewed and approved by the Planning Division. 31. The plans submitted by the applicant marked Exhibit "C" indicate the maximum occupant load for the proposed classrooms "A" and "B" is 147 persons.. The occupancy for the new classrooms "A" and "B" shall not exceed the 147 persons. The maximum occupancy limit of the classrooms may be further reduced if the City Building Official establishes a lesser occupant load for the classrooms during the plan check review process for the new classroom buildings. 32. The use of the new classroom buildings and children's chapel shall be limited to Sunday's only, unless the applicant can demonstrate to the City that midweek use of the buildings can be accommodated with available on -site parking only. Planning Commission Meeting March 7, 2011 Page 17 of 17 5275 15 200i 2001 �P W 13 <c, 21 Ir 6438 5439 MR w . swam. SM SZ7s -a EXHIBIT "D" IB N0. 703 16-110-111 N 5274 BK. y -%tl �sQ 4 � J ryR4 20. O 4� c Emi PARCEL MAP P M. 244 -73 -74