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PC - Item 3A - Modification 12-05 at 8366 Grand AvenueROSEMEAD PLANNING COMMISSION STAFF REPORT TO: THE HONORABLE CHAIR AND MEMBERS OF THE ROSEMEAD PLANNING COMMISSION FROM: PLANNING DIVISION DATE: AUGUST 6, 2012 SUBJECT: MODIFICATION 12 -05 8366 GRAND AVENUE SUMMARY San Gabriel County Water District has submitted a Modification (MOD) application, requesting to modify Conditional Use Permit Number 34, which approved an office use to operate within a single family residential zone. San Gabriel County Water District is requesting approval to construct a 253 square foot addition to the existing office building located at 8366 Grand Avenue, in the R -1 (Single Family Residential) zone. Environmental Determination Section 15301(e) of the California Environmental Quality Act (CEQA) guidelines exempt projects that consist of additions to existing structures provided that the addition will not result in an increase of more than 50 percent of the floor area of the structure before the addition of 2,500 square feet. Accordingly, Modification 12 -05 is classified as a Class 1 Categorical Exemption pursuant to Section 15301(e) of CEQA guidelines. Staff Recommendation Based on the analysis and findings contained in this report, it is recommended that the Planning Commission APPROVE Modification 12 -05 and ADOPT Resolution No. 12 -11 with findings (Exhibit "A "), subject to forty (40) conditions outlined in Exhibit "B" attached hereto. Property History and Description The subject site consists of three parcels of land that front on Delta Avenue and extends from Grand Avenue to Mission Drive. The three parcels are identified as 8366 Grand Avenue (Assessor Parcel Number 5389 - 001 -901), 4805 Delta Avenue (APN 5389 -001- 902), and APN 5389 - 001 -093 (no address issued). PC Meeting August 6, 2012 MOD 12 -05 Page 2 of 13 The San Gabriel County Water District has occupied these parcels since approximately 1940. Listed below is a history of these parcels. Parcel 1 — 8366 Grand Avenue • On August 17, 1970, the Planning Commission approved the establishment of an office building, located in a single family residential zone, under Conditional Use Permit Number 34. • In 1972 a 3,900 square foot office building was constructed. Parcel 2 — 4805 Delta Avenue In 1947 a building permit was issued for a 3,200 square foot storage building. • In 1968 a building permit was issued for a gasoline tank. • In 1949 a building permit was issued for a pump house. • In 1958 a building permit for a 3,200 square foot water reservoir and 1,000 square foot equipment shed. • In 1960 a building permit was issued for 1, 00 square foot equipment storage room and a carport. • In 1977 a building permit was issued for a 375 square foot storage building. • In 1977 a building permit was issued for a 6,000 square foot concrete block warehouse. I • Plan check was submitted to Building and Safety Division, on January 18, 2006, for a new 120' x 21' steel carport. This plan check expired on January 18, 2007 due to lack of activity on the permit. However, staffs inspection revealed that the carport structure was constructed without the benefit of a building permit. PC Meeting August 6, 2012 MOD 12 -05 Page 3 of 13 - On November 16, 2009, the Planning Commission approved Conditional Use Permit 09 -09, permitting the operation of a 60 foot tall wireless telecommunication monopine tower. Parcel 3 (APN 5389 -001 -093) — This parcel is located at the corner of Mission Drive and Delta Avenue. It has been developed as Sally Tanner Park. The San Gabriel County Water District has continued to operate on these parcels. The office building continues to be used as general offices and the.warehouse building is used to store the water company's vehicles and equipment. Site & Surrounding Land Uses The site is designated in the General Plan for Public Facilities and on the Zoning Map it is designated as R -1 (Low Density Residential). The site is surrounded by the following land uses: North General Plan: Low Density Residential and City of San Gabriel Zoning: R -1 (Single Family Residential) and City of San Gabriel Land Use: Residential and City of San Gabriel South: General Plan: Low Density Residential Zoning: R -1 (Single Family Residential) Land Use: Public Facility —Water District West: General Plan: Public Facilities Zoning: P (Parking) Land Use: Los Angeles County Flood Control District East: General Plan: High Density Residential Zoning: P -D (Planned Development) Land Use: Californian Mission Inn (Assisted Living Facility) Administrative Analysis The applicant is requesting approval to construct a 253 square foot addition to the 4,595 square foot office building located at 8366 Grand Avenue. The office building is setback 60' -0" feet from Grand Avenue and 70' -0" feet from Delta Avenue. The addition will be located along the southwest corner of the building. The office building will be expanded to provide one additional office space. PC Meeting August 6, 2012 I " MOD 12 -05 Page 4 of 13 The addition is proposed to match the existing office building's traditional design. The addition will include stucco exterior and red brick veneer accents. New roof tiles are proposed to match the existing building's roof tile color and style. Parking and Circulation The subject site currently has a driveway approach located on Grand Avenue. The driveway approach leads town existing parking lot along the west portion of the parcel. Five (5) parking stalls are currently located in the parking lot adjacent to the office building. The applicant is proposing to install one additional parking stall adjacent to the new addition. Additional parking stalls are located under the carport and behind the storage building. According to Rosemead Municipal Code Section 17.84.100, one parking stall is required for each 250 square feet of building area. A total of twenty (20) parking stalls are required per code. A total of twenty -three (23) parking stalls will be provided for the Water Company. I Front Elevation - Office Building PC Meeting August 6, 2012 MOD 12 -05 Page 5 of 13 The existing carport was constructed without the benefit of a building permit. However, included with the request for the office expansion, the Water District is also requesting approval for the carport structure. The carport structure, as shown in the photo above, was constructed entirely in steel and is painted to match the office building exterior colors. The carport structure measures 120' -0" wide by 21' -0" deep and is located adjacent to the office building. Eleven (11) parking stalls are located under this carport structure. Staff will add a condition of approval requiring the Water District to obtain a building permit for this structure. The office building, storage buildings, and the carport structure are setback significantly from the Grand and Delta Avenues. Large lawn areas with mature trees are located throughout the entire property. Landscape planter areas located adjacent to the office building are planted with roses and colorful scrubs. Municipal Code Requirements Conditional Use Permit Number 34 was'originally approved by the Rosemead Planning Commission on August 17, 1970. Section 17.112.010 of the Rosemead Municipal Code (RMC) describes the grounds for approving a conditional use permit. Chapter 17.112 does not contain standards for the modification of a CUP. There being no specific criteria for modification of a conditional use permit, staff is applying the requirements for the initial grant of the approval to the applicant's request for a modification. The following are findings that must be made in order to approve a conditional use permit and staffs analysis of each: The granting of such conditional use permit will be in harmony with the elements or objectives of the General Plan; and The property is located within a single family residential zone and is designated as Public Facilities in the General Plan. The public facilities designation applies to land uses which are operated and maintained for public benefit. The General Plan permits public facilities to be permitted in all zones. Allowing the expansion to the office building will permit the continued operation of the Water Company, which will continue to provide water service for the general public. The establishment, maintenance or conduct of the use for which the conditional use permit is sought will not, under the particular case, be detrimental to the health, safety, morals, comfort, convenience or welfare of persons residing or working in the neighborhood; and The site will continue to be operated in accordance with applicable City regulations, and is in conformity with the development in and around the project site. The San Gabriel County Water District has operated this office building since 1972. The office expansion and carport project is small in nature and would not be detrimental to the health, safety, peace, morals, comfort or general welfare of persons residing or working in the neighborhood. PC Meeting August 6, 2012 MOD 12 -05 Page 6 of 13 • The establishment, maintenance, and operation of the proposed use so applied for will not, under the circumstances of the particular case, be detrimental or injurious to the general welfare of the City; The site will continue to be operated in accordance with applicable City regulations, and is in conformity with the development in and around the project site. The San Gabriel County Water District has operated this office building since 1972. The office expansion and carport project is small in nature and would not be detrimental to the health, safety, peace, morals, comfort or general welfare of the City. PUBLIC NOTICE PROCESS This item has been noticed through the regular agenda notification process, which includes a 300' radius public hearing notice to forty (40) 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. Prepared by: A lob&-� Gina Casillas Planning Technician EXHIBITS: Submitted by: Michelle Michelle Ramirez Community Development Director A. Resolution 12 -11 B. Conditions of Approval C. Architectural Plans D. Carport Pictures E. Assessor Parcel Map (5389- 001 -901) PC Meeting August 6, 2012 MOD 12 -05 Page 7 of 13 EXHIBIT "A" PC RESOLUTION 12 -11 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING MODIFICATION 12 -05 FOR THE MODIFICATION OF CONDITIONAL USE PERMIT NUMBER 34 ALLOWING THE EXPANSION TO THE EXISTING OFFICE BUILDING AND A NEW CARPORT STRUCTURE. THE SUBJECT SITE IS LOCATED AT 8366 GRAND AVENUE, IN THE R -1 (SINGLE FAMILY RESIDENTIAL) ZONE (APN: 5389- 0001 -901). WHEREAS, on May 7, 2012, San Gabriel County Water District submitted a modification application to requesting to modify previously approved Conditional •Use Permit 34 to allow for the expansion to an existing office building and a new carport located at 8366 Grand Avenue; and WHEREAS, 8366 Grand Avenue is located in the R -1 (Single Family Residential) Zone; and WHEREAS, Chapter 17.112 of the Rosemead Municipal Code specifies the criteria by which the aforementioned permit may be granted; and WHEREAS, on July 26, 2012, forty (40) 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 Modification 12 -05; and WHEREAS, on August 6, 2012, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Modification 12 -05; 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 Modification 12 -05 is Categorically Exempt under Section 15301(e) of the California Environmental Quality Act (CEQA) and local environmental guidelines, where projects consist of additions to existing structures provided that the addition will not result in an increase of more than 50 percent of the floor area of the structure before the addition or 2,500 square feet. Modification 12 -05 consists of a 253 square foot addition to an PC Meeting August 6, 2012 MOD 12 -05 Paoe 8 of 13 existing 4.595 square foot office building. Accordingly, Modification 12 -05 is classified as a Class 1 Categorical Exemption pursuant to Section 15301 of CEQA. SECTION 2 . The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Modification 12 -05 according to the Criteria of Chapter 17.112 of the Rosemead Municipal Code as follows: A. The granting of such conditional use permit will be in harmony with the elements or objectives of the General Plan; and FINDING: The property is located within a single family residential zone and is designated as Public Facilities in the General Plan. The public facilities designation applies to land uses which are operated and maintained for public benefit. The General Plan permits public facilities to be permitted in all zones. Allowing the expansion to the office building will permit the continued operation of the Water District, which will continue to provide water service for the general public. B. The establishment, maintenance or conduct of the use for which the conditional use permit is sought will not, under the particular case, be detrimental to the health, safety, morals, comfort, convenience or welfare of persons residing or working in the neighborhood; and FINDING: The site will continue to be operated in accordance with applicable City regulations, and is in conformity with the development in and around the project site. The San Gabriel County Water District has operated this office building since 1972. The office expansion and carport project is small in nature and would not be detrimental to the health, safety, peace, morals, comfort or general welfare of persons residing or working in the neighborhood. C. The establishment, maintenance, and operation of the proposed use so applied for will not, under the circumstances of the particular case, be detrimental or injurious to the general welfare of the City; FINDING: The site will continue to be operated in accordance with applicable City regulations, and is in conformity with the development in and around the project site. The San Gabriel County Water District has operated this office building since 1972. The office expansion and carport project is small in nature 'and would not be detrimental to the health, safety, peace, morals, comfort or general welfare of the City. SECTION 3 . The Planning Commission HEREBY APPROVES Modification 12- 05, permitting the expansion of an existing office building and a new carport located at 8366 Grand Avenue, subject to conditions listed in Exhibit "B" attached hereto and incorporated herein by reference. PC Meeting August 6, 2012 MOD 12 -05 Paqe 9 of 13 SECTION 4 . This resolution is the result of an action taken by the Planning Commission on August 6, 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 6 th day of August, 2012.' Victor Ruiz, 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 6 th day of August, 2012, by the following vote: YES: NO: ABSENT: ABSTAIN: Michelle Ramirez, Secretary APPROVED AS TO FORM: Gregory M. Murphy, Planning Commission Attorney Burke, Williams & Sorensen, LLP PC Meeting August 6, 2012 MOD 12 -05 Page 10 of 13 1 EXHIBIT "B "µ MODIFICATION 12 -05 (APN: 5389 - 001 -901) CONDITIONS OF APPROVAL August 6, 2012 p 1. The following conditions of approval 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. 2. Conditions of approval listed in Exhibit "B" shall be copied directly onto final development plans submitted to the Planning and Building Division for review. 3. Modification 12 -05 is approved to permit the expansion of an existing office building and a carport to be developed, in accordance with the architectural plans marked Exhibit "C" dated July 19, 2012. Any revisions to the approved plans must be resubmitted for review and approval by the City of Rosemead Planning Division. 4. Approval of Modification 12 -05 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. Modification 12 -05 is approved for a period of six (6) months. The applicant shall commence the proposed use or request an extension within 30- calendar days prior to expiration. The six (6) months 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 Modification 12 -05 has been unused, abandoned or discontinued for a period of six (6) months it shall become null and void 6. Modification 12 -05 is granted or approved with the City and its Planning Commission and City Council retaining and `reserving the right and jurisdiction to review and to modify the permit, including the conditions of approval based on changed circumstances. Changed circumstances include, but are not limited to, the modification of the use, a change in scope, emphasis, size, or nature of the use, or the expansion, alteration, reconfiguration, or change of use. This reservation of right to review is in addition to, and not in lieu of, the right of the City, its Planning Commission, and City Council to review and revoke or modify any permit granted or approved under the Rosemead Municipal Code for any PC Meeting August 6, 2012 MOD 12 -05 Page 11 of 13 violations of the conditions imposed on Modification 12 -05. 7. The applicant shall defend, indemnify, and hold'harmless the City of Rosemead or its agents, officers, and employees from any claim, action, or proceeding against the City of Rosemead or its agents, officers, or employees to attack, set aside, void, or annul, an approval of the Planning Commission and /or City Council concerning the project, which action is brought within the time period provided by law. 8. The Planning Commission hereby authorizes the Planning Division to make and /or approve minor modifications to the approved plans. 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. Prior to the issuance of building permits, all school fees shall be paid.' The applicant shall provide the City with written verification of compliance from the School District. 12.City staff shall have access to the subject property at any time during construction to monitor progress and after construction to monitor compliance. 13.Occupancy will not be granted until all improvements required by this approval have been approved, completed, and inspected by the appropriate department(s). 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 legal holidays without prior City approval. 15.Applicant shall obtain a public works permit for all work in or adjacent to the public right -of -way. 16.The numbers of the address signs shall be at least six (6) inches tall with a minimum character width of % inches, -contrasting in color, and easily visible at driver's level from the street. The location, color, and size of such sign shall be subject to the approval of the Planning Division. 17.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 PC Meeting August 6, 2012 MOD 12 -05 Page 12 of 13 clear, visible, and orderly manner. 18.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 authorizing enforcement. 19.The developer shall comply with the City's storm water ordinance and Los Angeles County's SUSMP requirements with respect to planning and development of the site. 20.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. M 21.The onsite public hearing notice posting shall be removed within 30 days from the end of the 10 -day appeal period of Modification 12 -05. 22.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. The trash enclosure doors shall be closed at all times. 23.The applicant shall keep the electrical and mechanical equipment and /or emergency exits free of any debris, storage, furniture, etc., and maintain a minimum clearance of five (5) feet. 24.AII roof top appurtenances and equipment shall adequately be screened from view to the satisfaction of the Planning Division. 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. 25. The applicant shall obtain a building permit for the carport structure prior to the issuance of a building permit for the office a � dition. 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