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PC - Item 3A - Design Review 11-03 at 9362 Valley BoulervardROSEMEAD PLANNING COMMISSION STAFF REPORT TO: THE HONORABLE CHAIR AND MEMBERS OF THE ROSEMEAD PLANNING COMMISSION FROM: PLANNING DIVISION DATE: MARCH 19, 2012 SUBJECT: DESIGN REVIEW 11 -03 9362 VALLEY BOULEVARD Summary Lorraine Clark has submitted a Design Review application requesting to renovate the exterior facade of an existing commercial building and to convert an existing 621 square foot attached garage into additional office space. The subject site is located at 9362 Valley Boulevard, in the C -3D (Medium Commercial with a Design Overlay) zone. Environmental Determination: Section 15301 of the California Environmental Quality Act (CEQA) guidelines exempts projects that consist of operation, repair, maintenance, permitting,. licensing, leasing or minor alteration of existing public or private structures involving negligible or no expansion of an existing use beyond that existing at the time of the Lead Agency's determination. Accordingly, Design Review 11 -03 is classified as a Class 1 Categorical Exemption pursuant to Section 15301 of CEQA guidelines. Staff Recommendation Based on the analysis and findings contained in this report, it is recommended that the Planning Commission APPROVE Design review 11 -03 and ADOPT Resolution No. 12- 05 with findings (Exhibit "A ") subject to the thirty -five (35) conditions outlined in Exhibit "B" attached hereto. Property History and Description The subject site is located on the south side Avenue and Rio Hondo Avenue. According to tt project area consists of one parcel totaling 6,506 developed with a one -story commercial buildir attached garage totaling 621 square feet. of Valley Boulevard, between Loma ie LA County Assessor's records, the square feet of land area. The site is g totaling 785 square feet with an Planning Division records indicate that one (1) entitlement has been approved for this property since 1999. On April 5, 1999, the Planning Commission approved Conditional Planning Commission Meeting March 19, 2012 Page 2 of 18 Use Permit 99 -768 for the operation of U.S. Carburetor Co., which was a wholesale /retail, automotive carburetor business that provided installation, repair, and remanufacture services. According to the applicant, the building has been vacant for a few years. Front Elevation Site & Surrounding Land Uses The project site is designated in the General Plan as Commercial and is zoned C -3D (Medium Commercial with Design Overlay). The site is surrounded by the following land uses: North: General Plan: Commercial Zoning: C -31D (Medium Commercial with Design Overlay) Land Use: Commercial South: General Plan: Low Density Residential Zoning: R -1 (Single - Family Residential) Land Use: Residential Planning Commission Meeting March 19, 2012 Page 3 of 18 East: General Plan: Commercial Zoning: C -31D (Medium Commercial with Design Overlay) Land Use: Commercial West: General Plan: Commercial Zoning: C -31D (Medium Commercial with Design Overlay) Land Use: Vacant Land Administrative Analysis The proposed project consists of a fagade renovation of an existing commercial building and the conversion of an attached garage into additional office space. Pursuant to Section 17.72.040 of the Rosemead Municipal Code, the proposed renovations to the exterior of the building require approval of a Design Review application by the Planning Commission. Site Plan As illustrated in "Exhibit C," the subject property is approximately 50 feet wide by 130 feet deep and fronts Valley Boulevard. The parking area is located at the rear of the lot and is accessible via an existing 12'0" wide drive aisle located along the west property line. The parking lot will be improved with new striping, fencing, and landscaping. The applicant is also proposing to install a new trash enclosure with a decorative trellis top within the parking area, behind the existing building structure. The trash enclosure has been designed to complement the building's architecture. Staff has added conditions of approval requiring that trash enclosure doors be self - closing and self - latching, and that the trash area be routinely maintained free of trash and debris. Floor Plan The single -story commercial building will be developed as a single tenant office building. According to the floor plan, the floor area currently totals 785 square feet. The applicant is proposing to convert the 621 square foot attached garage into additional office space by demolishing the wall that is currently between the commercial space and the garage. The existing garage doors on the south side of the building will be removed and replaced with a new building fagade. In addition, the applicant is proposing to add one (1) bathroom within the building's interior. After construction is complete, the single tenant office space will total 1,406 square feet. Elevations The applicant is proposing to modernize the fagade of the existing commercial building. The purpose of the proposed improvement is to update the look of the building, as well as provide much needed maintenance to the entire property. Planning Commission Meeting March 19, 2012 Page 4 of 18 According to the colored renderings, which will be available to view at the Planning Commission meeting, the applicant is proposing "warm- toned" colors to highlight the building's existing architectural elements, such as the articulated facade and cornice trims. The principal building colors will include the use of a terra cotta colored stucco (Merlex, Terra Cotta) and an olive green colored stucco (Merlex, Honey Dew). The foam cornice will be finished in a contrasting gray stucco (Merlex, Titanium) and the fascia and window trims will be finished in a white color. To add further architectural interest, the applicant is also proposing to install three (3) tan - colored arched shape fabric awnings on the front elevation. Lastly, the applicant is proposing to maintain the existing roofing material In addition to the exterior renovation of the building, the applicant is also proposing to remove all window bars currently installed on the windows, as well as remove the wrought iron gate located at the entrance of the porte - cochere. The applicant will also create a rear building entrance along the south elevation by removing all existing garage doors and replacing them with a new facade. Parking and Circulation The subject site currently has a driveway approach that fronts the entire width of the lot off Valley Boulevard. The applicant is proposing to reduce the 50' -0" wide driveway approach to 18' -0" to improve and enhance the pedestrian circulation along the street frontage. The existing 12' -0" drive aisle will continue to provide access to the parking lot area located at the rear of the lot, through an existing porte - cochere. A surface parking lot will be provided at the rear of the lot. Per Rosemead Municipal Code (RMC) Section 17.84.100 (A), any retail or office land use must provide one parking space for every 250 square feet of floor area. Since the office building has a combined floor area of 1,406 square feet, six (6) parking spaces are required. The site plan indicates that the subject site meets this requirement. A total of seven (7) parking spaces will be provided onsite, which includes five (5) standard spaces, one (1) compact space, and one (1) handicapped parking space. The parking lot will be designed with ninety (90) degree angle parking and one -way circulation, with the entrance and exit to the parking lot on Valley Boulevard. To improve site distance and visibility for incoming and outgoing vehicles within the existing drive aisle, staff has added a condition of approval requiring the applicant to install traffic mirrors within the porte - cochere. Lastly, to further improve circulation and the project driveway, a condition of approval has also been added that would require the applicant to install a "Right Turn Only" sign at driveway. This would ensure that vehicles exiting the site make only right turns onto Valley Boulevard. Landscaping and Fencing The applicant is proposing new landscaping as an integral part of the overall project and as an important design element. As illustrated on the preliminary landscaping plans (attached as Exhibit "C "), the applicant is proposing to incorporate a variety of plant materials, which include: Island Bush Poppy, Purple Sage, Hummingbird Sage, Desert Planning Commission Meeting March 19, 2012 Page 5 of 18 or Apricot Mallow and groundcovers. A total of 650 square feet of new landscaping will be installed within the front setback. The applicant is also proposing decorative concrete paving along the driveway entrance and concrete pavers at the rear of the building. The applicant has indicated that all existing chain -link fencing will be removed from the site. A new 6' -0" high decorative block wall is proposed along the south and west property lines. The wall proposed along the south property line will separate the project site from a single - family dwelling. Staff has added a condition of approval that would require the applicant to stucco the existing and proposed block walls so that they match in color and material. Lighting According to the site plan, the applicant is proposing to install one (1) parking lot light standard within the parking lot area, adjacent to the trash enclosure, and a second parking lot light standard along the south property line. Due to the proximity of the second light standard to the residential property to the south, staff has added a condition of approval requiring that the applicant eliminate the proposed light standard along the south property line and incorporate outdoor bollard lights into the landscaping areas along the south property line. A condition of approval has also been added that requires the applicant to submit details of all proposed exterior lighting, including exterior wall mounted lighting, to ensure all fixtures will be fully shielded and directed downwards to prevent glare on adjacent properties. Signage As illustrated on the north elevation (attached as Exhibit "C), the applicant has designated the area for building signage. A condition of approval has been added requiring that all new signage be submitted to the Planning Division for review and approval prior to installation. Municipal Code Requirements Section 17.72.030 of the Rosemead Municipal Code (RMC) states that design review procedures shall be followed for all improvements requiring a building permit or visible changes in form, texture, color, exterior facade or landscaping. Section 17.72.050 provides the criteria by which the Planning Commission may approve, approve with conditions, or deny an application: • The plans indicate proper consideration for the relationship between the proposed structure and site developments that exist or have been approved for the general neighborhood; The proposed facade renovation and conversion of an attached garage into additional office space is located within an established commercial district of the City. The applicant has provided an aesthetically complementary design and the proposed improvements will vastly improve the existing commercial building and Planning Commission Meeting March 19, 2012 Page 6 of 18 its relationship to the commercial district. The proposed project is consistent with 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 remodels 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 that may have an adverse effect on the environment, and the manner of screening mechanical equipment, trash, storage and loading areas. Conditions of approval have been added to specifically address factors such as noise, construction hours, screening of mechanical equipment, landscaping, lighting and the overall maintenance of the property. All existing chain -link fencing will be removed from the site and a new 6' -0" high decorative block wall is proposed along the south and east property lines. The wall located around the perimeter of the site will protect the adjacent properties from potential parking lot noise and glare. Staff has added a condition of approval that requires all new lighting, both ground mounted and exterior wall mounted, to be fully shielded and directed downwards to prevent glare on adjacent properties. A new decorative trash enclosure is proposed within the parking area. Lastly, the existing building has a roof parapet that will be used to screen roof -top mechanical equipment. Although no new mechanical equipment is proposed with this application, a condition will require the screening of any proposed equipment in the future. • 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 existing building requires much needed maintenance. The proposed project will improve the physical appearance of the existing commercial building and the overall site. The applicant is proposing new building colors to highlight the building's existing facade articulation and create visual interest at the street level. The proposed building design elements include stucco, a new decorative foam cornice, and fabric awnings. Onsite improvements include 650 square feet of new landscaping at the front of the building and the use of decorative hardscape within walkways and driveways. In addition, the applicant is proposing to remove all window bars currently installed on the windows, as well as remove the wrought iron gate located at the entrance of the porte- cochere. The applicant will also create a rear building entrance along the south elevation by removing all existing garage doors and replacing them with a new facade. • 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 March 19, 2012 Page 7 of 18 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 that 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; there is no special need to create harmony with the general area. Notwithstanding this, the approved design will create a development that is aesthetically complementary to the surrounding area and will enhance land values in the general area. This is due to the proposed fagade renovation's upgrade of the existing building fagade with higher quality materials, a design that is compatible with the surrounding area, and greatly improved landscaping. • 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. This proposed development meets all of the minimum code requirements for the C -3D (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. The applicant is proposing to reduce the driveway approach from 50' -0' wide to 18' -0" to improve the pedestrian circulation at the street frontage. The driveway will provide access to the parking lot area, located at the rear of the lot, through an existing porte- cochere. All parking lot lighting will be fully shielded and directed downwards to prevent glare on adjacent properties. Lastly, this fagade renovation and conversion will greatly improve the visual effect of the site from the view of the public streets, primarily Valley Boulevard. PUBLIC NOTICE PROCESS This item has been noticed through the regular agenda notification process, which includes a 300' radius public hearing notice to thirty-seven (37) property owners, publication in the San Gabriel Valley Tribune, and postings of the notice at the six (6) public locations and on the subject site. Planning Commission Meeting March 19, 2012 Page 8 of 18 Prepared by: e� Lily Trinh Assistant Planner Submitted by: Michelle Ramirez Acting Community Developme irector EXHIBITS: A. Planning Commission Resolution No. 12 -05 B. Conditions of Approval C. Site Plan /Floor Plan /Elevations D. Assessor Parcel Map (8594- 005 -008) Planning Commission Meeting March 19, 2012 Pace 9 of 18 EXHIBIT "A" PC RESOLUTION 12 -05 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING DESIGN REVIEW 11 -03, FOR THE RENOVATION OF THE EXTERIOR FACADE OF AN EXISTING COMMERCIAL BUILDING AND TO CONVERT AN EXISTING 621 SQUARE FOOT ATTACHED GARAGE INTO ADDITIONAL OFFICE SPACE, LOCATED AT 9362 VALLEY BOULEVARD IN THE C -3D (MEDIUM COMMERCIAL WITH DESIGN OVERALY) ZONE (APN: 8594 - 005 -008). WHEREAS, on August 18, 2011, Lorraine Clark submitted a Design Review application proposing to renovate the exterior fagade of an existing commercial building and to convert an existing 621 square foot attached garage into additional office space. The project is located at 9362 Valley Boulevard; and WHEREAS, 9362 Valley Boulevard is located in the C -3D (Medium Commercial with Design Overlay) zone; and WHEREAS, Section 17.72.050 of the Rosemead Municipal Code provides the purpose and criteria for a design review; WHEREAS, Sections 65800 & 65900 of the California Government Code and Section 17.72.050 of the Rosemead Municipal Code authorize the Planning Commission to approve, conditionally approve or deny design review applications; and WHEREAS, on March 8, 2012, thirty -seven (37) 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 onsite, specifying the availability of the application, plus the date, time, and location of the special public hearing for Design Review 11 -03, and on March 9, 2012, the notice was published in the San Gabriel Valley Tribune; and WHEREAS, on March 19, 2012, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Design Review 11 -03; 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: Planning Commission Meeting March 19, 2012 Page 10 of 18 SECTION 1 . The Planning Commission HEREBY DETERMINES that Design Review 11 -03 is Categorically Exempt from environmental review as a Class 1 Exemption pursuant to Section 15301 of the California Environmental Quality Act (CEQA). SECTION 2 . The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Design Review 09 -07 in accordance with Section 17.72.030 et seq., of the Rosemead Municipal Code as follows: A. The plans indicate proper consideration for the relationship between the proposed building and site developments that exist or have been approved for the general neighborhood; FINDING: The proposed fagade renovation and conversion of an attached garage into additional office space is located within an established commercial district of the City. The applicant has provided an aesthetically complementary design and the proposed improvements will vastly improve the existing commercial building and its relationship to the commercial district. The proposed project is consistent with the Goal 2, Policy 2.5 of the Land Use Element of the City's General Plan in that it calls for the upgrading of commercial uses by implementing architectural and design reviews of proposals for remodels 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 that may have an. adverse effect on the environment, and the manner of screening mechanical equipment, trash, storage and loading areas. FINDING: Conditions of approval have been added to specifically address factors such as noise, construction hours, screening of mechanical equipment, landscaping, lighting and the overall maintenance of the property. All existing chain -link fencing will be removed from the site and anew 6' -0" high decorative block wall is proposed along the south and east property lines. The wall located around the perimeter of the site will protect the adjacent properties from potential parking lot noise and glare. Staff has added a condition of approval that requires all new lighting, both ground mounted and exterior wall mounted, to be fully shielded and directed downwards to prevent glare on adjacent properties. A new decorative trash enclosure is proposed within the parking area. Lastly, the existing building has a roof parapet that will be used to screen roof -top mechanical equipment. Although no new mechanical equipment is proposed with this application, a condition will require the screening of any proposed equipment in the future. 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 Planning Commission Meeting March 19, 2012 Page 11 of 18 developments in the neighborhood as to cause the nature of the local environment to materially depreciate in appearance and value; FINDING: The existing building requires much needed maintenance. The proposed project will improve the physical appearance of the existing commercial building and the overall site. The applicant is proposing new building colors to highlight the building's existing fagade articulation and create visual interest at the street level. The proposed building design elements include stucco, a new decorative foam cornice, and fabric awnings. Onsite improvements include 650 square feet of new landscaping at the front of the building and the use of decorative hardscape within walkways and driveways. In addition, the applicant is proposing to remove all window bars currently installed on the windows, as well as remove the wrought iron gate located at the entrance of the porte- cochere. The applicant will also create a rear building entrance along the south elevation by removing all existing garage doors and replacing them with a new fagade. 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 that 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; there is no special need to create harmony with the general area. Notwithstanding this, the approved design will create a development that is aesthetically complementary to the surrounding area and will enhance land values in the general area. This is due to the proposed fagade renovation's upgrade of the existing building fagade with higher quality materials, a design that is compatible with the surrounding area, and greatly improved landscaping. 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 -3D (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. Planning Commission Meeting March 19, 2012 Page 12 of 18 FINDING: The applicant is proposing to reduce the driveway approach from 50'- 0' wide to 18' -0" to improve the pedestrian circulation at the street frontage. The driveway will provide access to the parking lot area, located at the rear of the lot, through an existing porte- cochere. All parking lot lighting will be fully shielded and directed downwards to prevent glare on adjacent properties. Lastly, this fagade renovation and conversion 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 -03, to renovate the exterior fagade of an existing commercial building and to convert an existing 621 square foot attached garage into additional office space, subject to conditions listed in Exhibit "B" attached hereto and incorporated herein by reference. SECTION 4 . This resolution is the result of an action taken by the Planning Commission on March 19, 2012, by the following vote: YES: NO: ABSENT: ABSTAIN: SECTION 5 . 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 March, 2012. 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 March, 2012 by the following vote: YES: NO: ABSENT: ABSTAIN: Michelle Ramirez, Secretary Planning Commission Meeting March 19, 2012 Page 13 of 18 APPROVED AS TO FORM: Gregory M. Murphy, Planning Commission Attorney Burke, Williams & Sorensen, LLP Planning Commission Meeting March 19, 2012 Page 14 of 18 EXHIBIT "B" DESIGN REVIEW 11 -03 (APN: 8594 - 005 -008) CONDITIONS OF APPROVAL March 19, 2012 1. Design Review 11 -03 is approved for the renovation of the exterior fagade of an existing commercial building and to convert an existing 621 square foot attached garage into additional office space in accordance with the plans marked Exhibit "C ", dated February 29, 2012. 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 Design Review 11 -03 shall not take effect for any purpose until the applicant has filed with the City of Rosemead a notarized affidavit stating that he /she is aware of and accepts all of the conditions of approval as set forth in the letter of approval and this list of conditions, within ten (10) days from the Planning Commission approval date. 4. Design Review 11 -03 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 Design Review 11 -03 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. Design Review 11 -03 is granted or approved with the City and its Planning Commission and City Council retaining and reserving the right and jurisdiction to review and to modify the permit, including the conditions of approval based on changed circumstances. Changed circumstances include, but are not limited to, the modification of the use, a change in scope, emphasis, size, or nature of the Planning Commission Meeting March 19, 2012 Page 15 of 18 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 -03. 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 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 7:00 a.m. to 8:00 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 19, 2012 Page 16 of 18 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 on -site public hearing notice posting shall be removed within 30 days from the end of the 10 -day appeal period of Design Review 11 -03. 24. The applicant shall submit final sign plans to the Planning Division prior to the issuance of a building permit based on the requirements set forth in Rosemead Municipal. Code. No "canned" or box signs shall be permitted on this site. 25. Window signs shall not cover more than 15% of window and glass door areas. All banners and temporary signs shall be permitted by the Rosemead Planning Division prior to installation. Planning Commission Meeting March 19, 2012 Page 17 of 18 26. All new lighting shall be fully shielded and directed downwards. Only one parking lot light standard (located adjacent to the trash enclosure) shall be installed in the parking lot area and shall correspond with the plans marked Exhibit "C ". Only outdoor bollard lights shall be incorporated into the landscaping areas along the south property line. Light cut sheets for new parking lot and exterior building lighting shall be submitted for the review and approval of the Planning Division. 27. A new trash enclosure with a decorative trellis top shall be installed onsite. The trash enclosure walls shall be an integral part of the building design and be of the same architectural style of the development. The trash enclosure shall have opaque steel self - closing and self - latching doors. The trash area must be maintained and the opaque doors shall be closed at all times. 28. 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 Ordinance and with the Guidelines for Implementation of the Water Efficient Landscape Ordinance and include a sprinkler system with automatic timers and moisture sensors. 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. All existing chain -link fencing, window bars, security grilles, and wrought gate shall be removed from site. 31. A decorative 6' -0" block wall shall be installed along the south and west property line. The existing wall along the east property line shall be stuccoed to match the new walls at the south and west property lines. 32. The applicant shall install traffic mirrors within the porte- cochere. The proposed locations of the mirrors shall be reviewed and approved by the Planning Division and Public Works Department. 33. The driveway access on Valley Boulevard should be limited to right turns in and out. A "Right Turn Only" shall be installed for vehicles exiting the site and onto Valley Boulevard. 34. The color of the fascia and window trims shall match the foam cornice color. 35. Violations of the conditions of approval may result in citation and /or initiation of revocation proceedings. Planning Commission Meeting March 19. 2012 Page 18 of 18 EXHIBIT "D" 8594 FL .e... roe 2001 N 1 BK 1 I 1 1 5�1 9p'�t� B5o2 ' s VAe1.BV " s BLVD e . SITE 6 AM e < PoI ' I �7 ^ 1 - 10°m °o• BK I � CI 6 j MBI BBI s ST LE ss = FEB 12 nal