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PC - Item 4C - Design Review 11-01 8780 Valley Boulevardy TO: THE HONORABLE CHAIR AND MEMBERS OF THE ROSEMEAD PLANNING COMMISSION FROM: PLANNING DIVISION DATE: SEPTEMBER 19, 2011' SUBJECT: DESIGN REVIEW 11 -01 8780 VALLEY BOULEVARD Summary Freddy and Wilson Yang have submitted an application proposing to remodel the fagade of an existing two story office building, located at 8780 Valley Boulevard in the C -3D (Medium Commercial with a Design Overlay) zone. The project also includes new landscaping and signage. The site will continue to be used as an office building consistent with the uses permitted in the C -3D zone once the proposed renovations are complete. 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 11- 01 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 11 -01 and ADOPT Resolution No. 11 -18 with findings (Exhibit "A "), and subject to thirty (30) conditions outlined in Exhibit "B" attached hereto. Property History and Description The subject property is located on the southwest corner of Muscatel Avenue and Valley Boulevard. The site consists of one parcel, totaling approximately 17,822 square feet. According to Building and Safety Division records, the property was developed in 1964 as a two -story office building. Planning Commission Meeting September 19, 2011 Page 2 of 16 . Front Elevation (Muscatel Avenue) Site & Surrounding Land Uses The project site is designated in the General Plan as Commercial and on the zoning map it is designated C -31D (Medium Commercial with a Design Overlay) zone. The site is surrounded by the following land uses: North: General Plan: Commercial Zoning: C -3D (Medium Commercial with a Design Overlay) Land Use: Restaurant South: General Plan: Commercial Zoning: C -31D (Medium Commercial with a Design Overlay) Land Use: Office East: General Plan: Mixed Use: Residential /Commercial (0 -30 du /ac) Zoning: CBD- D /MUDO (Central Business District with a Design Overlay and a Residential /Commercial Mixed -Use Development Overlay) Land Use: County Library/Civic Center West: General Plan: Commercial Zoning: C -31D (Medium Commercial with a Design Overlay) Land Use: Restaurant Planning Commission Meeting September 19, 2011 Paae 3 of 16 Administrative Analysis Site Plan As illustrated in "Exhibit C and D ", the applicant is proposing to improve the site by remodeling the exterior fagade of the building, installing a monument sign and wall signage, improving the landscaping throughout the site, and constructing a new trash enclosure. The site is accessed from Valley Boulevard. A total of twenty -seven (27) parking spaces are shown on the site plan for this property. The subject site currently does not have a trash enclosure. The construction of a new trash enclosure located on this site would eliminate existing parking spaces. As the subject property owner also owns the adjacent property (8772 Valley Boulevard), a new, larger trash enclosure is proposed to be constructed on the adjacent property. This new trash enclosure is proposed to be utilized by both properties. Conditions of approval have been added, requiring that a covenant be recorded with the Los Angeles County Recorders Office ensuring that the subject property will have continued use of the trash enclosure for as long as the office building is in use. Staff has also added a condition of approval requiring that the 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 office building consists of two stories, with eight (8) separate suites on the first floor and eleven (11) separate suites on the second floor. No interior improvements are proposed under this project. Elevations New building colors and materials are proposed to modernize an existing building and add visual architectural interest. The renovation of the building includes the application of stucco over the existing brick veneer, new stone veneer, the construction of new tower elements with columns and new parapet walls. All exterior walls will painted a tan color (Sierra Tan 580). The tower elements and columns will be stucco finished in a off- white color (Mown Hay ECC- 53 -1). Brown, earth tone colored stone veneer (Chardonnay Alpine Ledgestone) will be applied to the base of each column. Stone veneer "Golden Sand" will be installed on the entire front elevation building wall as an added design element. New entry doors are also proposed on the front and both side elevations. Parking and Circulation The site is accessed directly from Valley Boulevard via a one way drive aisle. The private alley, located to the south of the site, provides vehicular exiting onto Muscatel Avenue. No changes to the circulation of the site are proposed with this project. A total of twenty -seven (27) parking spaces are provided on site. Rosemead Municipal Code (RMC) Section 17.84 states that office use must provide one parking space for every 250 square feet of floor area. The building totals 7,752 square feet of floor area Planning Commission Meeting September 19, 2011 Page 4 of 16 for office use. A total of thirty -one (31) parking spaces are required in order to comply with RMC Section 17.84 Off - Street Parking Regulations. The site plan illustrates that the subject site does not meet this requirement, as only twenty -seven (27) parking stalls are provided. This property is considered legal non - conforming due to the lack of required parking spaces on site and the building's construction prior to the institution of the City's current parking requirements. RMC Section 17.12.060(E) provides a list of permitted uses for properties with less than the required number of parking spaces, including office uses. Landscaping and Fencing The applicant is proposing to add landscaping throughout the site. The proposed landscape plan illustrates the addition of "Lily of the Nile ", "Star Jasmine', "Pink Lady India Hawthorn ", and "New Zealand Flax" ground cover and shrubs and "Pindo Palm" trees. Staff will add a condition of approval requiring additional plant material and trees to be incorporated into the landscape plan to provide adequate landscape coverage throughout the site. The landscape and irrigation plan shall include a wide variety of plant materials which are drought tolerant and an irrigation plan that includes moisture sensors. A three (3) foot tall, concrete block wall will be constructed along the front property line to screen the existing parking stalls. A condition of approval will be added requiring this wall to be decorative in nature by incorporating colors and materials proposed on the main building on site. Lighting New modern light fixtures are proposed throughout the site. A condition of approval has been added to ensure that all lighting will be fully shielded and directed downwards to mitigate glare on adjacent properties. Signage The applicant is proposing to remove the existing wall mounted sign located adjacent to driveway. A new monument sign is proposed located adjacent to the driveway along Valley Boulevard. The monument sign exterior finish will match the building wall color and stone veneer. All letters will feature a "pushed through" design with a back -lit "halo" effect. Building identification signage is also proposed on the front and side elevations of the building. The wall signs will be located centered on the new tower walls and will feature two (2) foot tall silver, channel letters, illuminated with a back -lit "halo" effect. A condition of approval will require that all trim caps and returns shall be painted to match the metallic silver color of the letter face. 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 Planning Commission Meeting September 19, 2011 Paae 5 of 16 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 a design review 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 building site proposed for renovation is located within an established commercial district of the City. The applicant has provided an aesthetically complementary design for the building, which includes new building wall colors and materials and new tower element and columns, 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 lighting will be fully shielded and directed downwards to mitigate glare on adjacent properties. This fagade remodel 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 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 proposed project will not only not depreciate the area, it will improve the physical appearance of the existing office building and the overall site. These improvements to the site in terms of fagade remodel and new landscaping will provide a marked improvement over the appearance of other neighboring buildings along Valley Boulevard. • The proposed building or structure is in harmony with the proposed developments on land in the general area, especially those instances where Planning Commission Meeting September 19, 2011 Page 6 of 16 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. However, the site is directly adjacent to the Civic Center. The applicant has proposed a good architectural design with the proposed modifications to the building exterior, which will create an improved site that is aesthetically complementary to the surrounding area. The proposed upgrade of the existing building fagade with higher quality materials, a modern design that blends better with the area, and greatly improved landscaping will potentially enhance land values in the general 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 C -31D (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 Valley Boulevard via a one way drive aisle for ingress. The site is exited via the adjacent alley on to Muscatel Avenue. The parking lot is conveniently located along the side and rear of the office building. All parking lot lighting will be fully shielded and directed downwards to mitigate glare on adjacent properties. Lastly, this building renovation 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 twenty -five (25) property owners, publication in the San Gabriel Valley Tribune on September 8, 2011, and postings of the notice at the six (6) public locations and on the subject site. Planning Commission Meeting September 19, 2011 Page 7 of 16 Prepared by: Submitted by: Gina Casillas Stan Wong Planning Technician Community Development Director EXHIBITS: A. Resolution 11 -18 B. Conditions of Approval C. Site Plan /Floor Plan /Elevations D. Sign Plan E. Assessor Parcel Map (5390- 010 -037) Planning Commission Meeting September 19, 2011 Pape 8 of 16 EXHIBIT "A" PC RESOLUTION 11 -18 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING DESIGN REVIEW 11 -01, FOR BUILDING AND SITE IMPROVEMENTS TO AN EXISTING OFFICE BUILDING, LOCATED AT 8780 VALLEY BOULEVARD IN THE C -31) (MEDIUM COMMERCIAL WITH A DESIGN OVERLAY) ZONE (APN: 5390 - 010 -037). WHEREAS, on May 31, 2011, Freddy and Wilson Yang submitted an application to remodel the fagade of an existing two -story office building and install new landscaping and new signage on the site, located at 8780 Valley Boulevard; and WHEREAS, 8780 Valley Boulevard is located in the C -3D (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 September 8, 2011, twenty -five (25) notices were sent to property owners within a 300 -foot radius from the subject property, in addition to notices posted in six (6) public locations and on -site, specifying the availability of the application, plus the date, time, and location of the public hearing for Design Review 11- 01, and on September 8, 2011, the notice was published in the San Gabriel Valley Tribune; and WHEREAS, on September 19, 2011, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Design 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 Design Review 11 -01 is classified as a Class 1 Categorical Exemption pursuant to Section 15301 of the California Environmental Quality Act guidelines. Section 15301 of the CEQA exempts projects that consist of the operation, repair, maintenance, permitting, Planning Commission Meeting September 19, 2011 Paoe 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 11 -01 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 building site proposed for renovation is located within an established commercial district of the City. The applicant has provided an aesthetically complementary design for the building, which includes new building wall colors and materials and new tower element and columns, 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 lighting will be fully shielded and directed downwards to mitigate glare on adjacent properties. This fagade remodel 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 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 proposed project will not only not depreciate the area, it will improve the physical appearance of the existing office building and the overall site. These improvements to the site in terms of fagade remodel and new landscaping will provide a marked improvement over the appearance of other neighboring buildings along Valley Boulevard. Planning Commission Meeting September 19, 2011 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. However, the site is directly adjacent to the Civic Center. The applicant has proposed a good architectural design with the proposed modifications to the building exterior, which will create an improved site that is aesthetically complementary to the surrounding area. The proposed upgrade of the existing building fagade with higher quality materials, a modern design that blends better with the area, and greatly improved landscaping will potentially enhance land values in the general 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 C -31D (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 Valley Boulevard via a one way drive aisle for ingress. The site is exited via the adjacent alley on to Muscatel Avenue. The parking lot is conveniently located along the side and rear of the office building. All parking lot lighting will be fully shielded and directed downwards to mitigate glare on adjacent properties. Lastly, this building renovation 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 11 -01, for the remodel of the fagade of an existing two -story office building and install new landscaping and new signage on the site located at 8780 Valley Boulevard, and 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 September 19, 2011 Page 11 of 16 SECTION 5 . This resolution is the result of an action taken by the Planning Commission on September 19, 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 19 day of September, 2011. Nancy Eng, Chair 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 19 day of September, 2011 by the following vote: YES: NO: ABSENT: ABSTAIN: Stan Wong, Secretary APPROVED AS TO FORM: Gregory M. Murphy, Planning Commission Attorney Burke, Williams & Sorensen, LLP Planning Commission Meeting September 19, 2011 Page 12 of 16 �;('.}:Ijrili�ti DESIGN REVIEW 11 -01 8780 VALLEY BOULEVARD (APN: 5390 - 010 -037) CONDITIONS OF APPROVAL September 19, 2011 1: Design Review 11 -01 is approved for the remodel of the fagade of an existing two -story office building and install new landscaping and new signage on the site, in accordance with the plans marked Exhibit "C, dated September 12, 2011. Any revisions to the approved plans must be resubmitted for the review and approval of the Planning Division. 2. 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. 3. The conditions listed on this exhibit shall be copied directly onto any development plans subsequently submitted to the Planning and Building Divisions for review. 4. Approval of Design 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. 5. Design Review 11 -01 is approved for a period of one (1) year. The applicant shall commence the proposed project or request an extension within 30- calendar days prior to expiration. The one (1) year initial approval period shall be effective from the Planning Commission approval date. For the purpose of this petition, project commencement shall be defined as beginning the permitting process with the Planning and Building Divisions, so long as the project is not abandoned. If the Design Review 11 -01 has been unused, abandoned or discontinued for a period of one (1) year it shall become null and void. 6. The Planning Commission hereby authorizes the Planning Division to make and /or approve minor modifications to the project and to these conditions of approval. 7. Design Review 11 -01 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, Planning Commission Meeting September 19, 2011 Page 13 of 16 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 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. 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 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. 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 holiday without prior approval by the City. 13. The Planning staff shall have access to the subject property at any time during construction to monitor progress. 14. 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. 15. 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 Planning Commission Meeting September 19, 2011 Page 14 of 16 regularly cleaned, inspected, and maintained in a clean, safe, and sanitary condition. 16. The trim caps and returns for the individual channel letters shall be match the metallic silver color proposed for each letter face. 17. The applicant shall record a covenant, filed in the Los Angeles County Recorder's Office, ensuring that the trash enclosure located on the adjacent property, located at 8772 Valley Boulevard will be maintained for the use of the subject property for as long as the office building is in use. This covenant shall be binding upon on any successors in ownership or successors in interest of any kind as to both the subject property and the property located at 8772 Valley Boulevard. Such covenant shall be reviewed and approved by the City Attorney prior to recordation. 18. The new trash enclosure on the property located at 8772 Valley Boulevard, shall be designed to complement the building architecture by using colors and materials proposed on the building onsite. The trash enclosure shall have opaque steal self - closing and self latching doors. 19. The applicant shall provide proof of a reciprocal access agreement, between the subject property and the private alley to the south, to the Planning Division prior to the issuance of Building Permits. 20. All new 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. 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. Planning Commission Meeting September 19, 2011 Paae 15 of 16 23. All exterior lighting shall be fully shielded and directed downwards as to not project over property lines. 24. All open areas not covered by concrete, asphalt, or structures shall be landscaped and maintained on a regular basis. The applicant shall submit a final landscape and irrigation plan to the Planning Division for review and approval prior to the issuance of building permits. The landscape plan shall include a wide variety of plant materials which are drought tolerant and an irrigation system that includes a sprinkler system with automatic timers and moisture sensors. 25. Two new street trees shall be planted in tree wells in the existing concrete paved parkway fronting Muscatel Avenue to the satisfaction of the City Engineer. 26. A Public Works permit is required, held by a licensed contractor having a Class "A" license, to install the proposed street trees and to modify the existing concrete sidewalk to create a new 36 -inch by 36 -inch tree well subject to the review and approval of the City Engineer. 27. Violations of the conditions of approval may result in citation and /or initiation of revocation proceedings. 28. 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 29. 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. 30. The onsite public hearing notice posting shall be removed within 30 days from the end of the 10 -day appeal period of Design Review 11 -01. Planning Commission Meeting September 19, 2011 Page 16 of 16 EXHIBIT "D" 5390 10 LE 2001 OLVD. 9 S . . . . . . . . . . . . rw) vl A 51EELE AVE. fa CUESS ST. v ROSEMEAD w.b 21- !14- 'Is TRACT N0,3360 M. EL 37 -1 7_ NO, 33036 BSD- 36 -.37 NO. 00S r... lL, ex j� '311: TRACT T NO10195 KO, 128 - 82- a EL MAP RM, 163,1� " , .. - 0 — �, - -�- . --- - - - kA ne- 7A I I A -1 Q - 5 %G L: