PC - Item 3A - Design Review 13-04 at 8235 Garvey AvenueROSEMEAD PLANNING COMMISSION
STAFF REPORT
TO: THE HONORABLE CHAIR AND MEMBERS OF THE ROSEMEAD
PLANNING COMMISSION
FROM: PLANNING DIVISION
DATE: DECEMBER 2, 2013
SUBJECT: DESIGN REVIEW 13 -04
8235 GARVEY AVENUE
Summary
Redstone Grocers Inc., doing business as "Hoa Binh Supermarket" has submitted a
Design Review application requesting to renovate the exterior fagade of an existing
commercial building, located at 8235 Garvey Avenue, 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 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 13 -04 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 ADOPT Resolution No. 13 -17 with findings (Exhibit "A ") and
APPROVE Design Review 13 -04, subject to the twenty -four (24) conditions outlined in
Exhibit "B" attached hereto.
Property History and Description
The subject property is located on north side of Garvey Avenue, between Charlotte
Avenue and San Gabriel Boulevard. According the Los Angeles County Assessor's
records, the project site consists of one (1) parcel of land totaling approximately 94,560
square feet. The site is developed with a commercial building totaling 28,675 square
feet. The building was previously occupied by Beachs Market.
Planning Division records indicate that only one (1) entitlement has been approved on
the subject site. On January 5, 1976, the Planning Commission approved Conditional
Use Permit 75 -104 to locate a temporary mobile office for tax service on the subject
property. The Planning Commission granted an extension for Conditional Use Permit
Planning Commission Meeting
December 2, 2013
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West Elevation
Site and Surrounding Land Uses
The project site is designated in the General Plan as Commercial and on the zoning
map it is designated C -3D (Medium Commercial with a Design Overlay) zone. The site
is surrounded by the following land uses:
North
General Plan:
Medium Density Residential
Zoning:
R -2 (Light Multiple Residential)
Land Use:
Residential
South
General Plan:
Commercial
Zoning:
C -31D (Medium Commercial with a Design Overlay)
Land Use:
Commercial
East
General Plan: Commercial and Medium Density Residential
Zoning: C -3 (Medium Commercial) and R -2 (Light Multiple Residential)
Land Use: Commercial and Residential
West
General Plan:
Commercial
Zoning:
C -31D (Medium Commercial with a Design Overlay)
Land Use:
Commercial
75 -104 on April 18, 1994, and modified condition of approval number six, regarding the
location of a temporary trailer for office space on December 5, 1994.
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December 2, 2013
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Administrative Analysis
As illustrated on the elevation plans in Exhibit "C ", the applicant is proposing to
modernize the commercial building by remodeling the exterior fagade of the
supermarket. In addition, the applicant is proposing to improve the landscaping
adjacent to the subject site, as well as re- patch, re -slurry seal, and re- stripe the parking
lot area.
The purpose of the proposed improvement is to update the look of the building, as well
as provide much needed maintenance to the subject property. According to the colored
renderings, the applicant is proposing "earth- toned" colors to highlight the building's
existing and proposed elements. The principal building colors will include the use of
brown colored paint (BEHR, Cedar Grove) and beige colored stucco (BEHR, Nature
Trail). The existing steel frame will be painted a dark reddish -brown color. The cornice
will be finished in a contrasting olive green colored molding (BEHR, Cactus Hill). To add
further architectural interest, the applicant is proposing the use of brown /clay colored
stone veneer along the base of the front fagade, below the storefront windows. The
existing white Palos Verde stone veneer on the sides of the building will remain.
This project will only affect the exterior fagade, and will not add any new square footage
to the structure.
Municipal Code Requirements
Section 17.72.030 of the Rosemead Municipal Code (RMC) states that design review
procedures shall be followed for all improvements requiring a building permit or visible
changes in form, texture, color, exterior fagade, or landscaping.
Section 17.72.050 provides the criteria by which the Planning Commission may
approve, approve with conditions, or disapprove a design review application:
• 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;
The applicant has provided an aesthetically complementary design for the
building, which will not negatively affect the existing commercial building and its
relationship to the surrounding properties. The plans illustrate that the project
only consists of performing exterior renovations to the main office building. The
purpose of the proposed improvement is to modernize the building fagade. The
remodeling proposal includes repainting the existing fagade and installing new
materials, such as cornice, stone veneer and stucco.
• 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;
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December 2, 2013
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This project 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
construction hours, screening of mechanical equipment, landscaping, and the
overall maintenance of the property.
• The proposed building 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 cause the nature of the local environment to
materially depreciate in appearance and value. The project only consists of
performing exterior renovations to the main office building. The purpose of the
proposed improvement is to modernize the building fagade. The remodeling
proposal includes repainting the existing fagade and installing new materials,
such as cornice, stone veneer and stucco.
• 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;
The property is not part of the Civic Center plan, precise plan, or land reserved
for public or educational use. The project only consists of performing exterior
renovations to the commercial building.
• The proposed development is in conformity with the standards of this code and
other applicable ordinances in so far as the location and appearance of the
buildings and structures are involved; and
The proposed development meets all of the minimum code requirements for the
C -31D (Medium Commercial with a 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 perform exterior renovations to the commercial
building. In addition, the applicant is proposing to improve the landscaping
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December 2, 2013
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adjacent to the subject site, as well as re- patch, re -slurry seal, and re- stripe the
parking lot area.
Public Notice Process
This item has been noticed through the regular agenda notification process, which
includes a 300' radius public hearing notice to forty -one (41) property owners,
publication in the Rosemead Reader on November 21, 2013, and postings of the notice
at the five (5) public locations and on the subject site.
Prepared by:
44
Lily Trinh
Associate Planner
Submitted by:
�ffi G .
II Michelle Ramirez
a
Community Development Director
EXHIBITS:
A. PC Resolution 13 -17
B. Conditions of Approval
C. Site Plan, Floor Plan, and Elevations
D. Assessor Parcel Map (5288- 009 -065)
Planning Commission Meeting
December 2, 2013
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EXHIBIT "A"
PC RESOLUTION 13 -17
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
APPROVING DESIGN REVIEW 13 -04, FOR THE RENOVATION OF
THE EXTERIOR FACADE OF THE COMMERICAL BUILDING
LOCATED AT 8235 GARVEY AVENUE IN THE C -3D (MEDIUM
COMMERCIAL WITH A DESIGN OVERLAY) ZONE (APN: 5288 -009-
065).
WHEREAS, on August 28, 2013, Redstone Grocers, Inc. submitted an
application to renovate the exterior fagade of the commercial building on the site located
at 8235 Garvey Avenue; and
WHEREAS, 8235 Garvey Avenue is located in the C -31D (Medium Commercial
with a Design Overlay) zoning district; and
WHEREAS, Section 17.72.020 & 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 disapprove design review
applications; and
WHEREAS, on November 21, 2013, forty -one (41) notices were sent to property
owners within a 300 -feet radius from the subject property, in addition to notices posted
in five (5) public locations and on -site, specifying the availability of the application, plus
the date, time, and location of the public hearing for Design Review 13 -04, and on
November 21, 2013, the notice was published in the Rosemead Reader; and
WHEREAS, on December 2, 2013, the Planning Commission held a duly noticed
and advertised public hearing to receive oral and written testimony relative to Design
Review 13 -02; 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 13 -04 is classified as a Class 1 Categorical Exemption pursuant to Section
15301 of the California Environmental Quality Act (CEQA) guidelines. Section 15301 of
the CEQA exempts projects that consist of the operation, repair, maintenance,
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December 2, 2013
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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.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES
that facts do exist to justify approving Design Review 13 -04 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 applicant has provided an aesthetically complementary design for
the building, which will not negatively affect the existing commercial building and its
relationship to the surrounding properties. The plans illustrate that the project only
consists of performing exterior renovations to the main office building. The purpose of
the proposed improvement is to modernize the building fagade. The remodeling
proposal includes repainting the existing fagade and installing new materials, such as
cornice, stone veneer and stucco.
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: This project 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 construction
hours, screening of mechanical equipment, landscaping, 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 building 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 cause the nature of the local
environment to materially depreciate in appearance and value. The project only consists
of performing exterior renovations to the main office building. The purpose of the
proposed improvement is to modernize the building fagade. The remodeling proposal
includes repainting the existing fagade and installing new materials, such as cornice,
stone veneer and stucco.
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
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December 2, 2013
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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. The project only consists of performing exterior
renovations to the commercial building.
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; and
FINDING: The proposed development meets all of the minimum code
requirements for the C -31D (Medium Commercial with a Design Overlay) zone, and all
applicable referenced code sections of the Rosemead Municipal Code.
F. The site plan and the design of the buildings, parking areas, signs,
landscaping, luminaries, and other site 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.
FINDING: The applicant is proposing to perform exterior renovations to the
commercial building. In addition, the applicant is proposing to improve the landscaping
adjacent to the subject site, as well as re- patch, re -slurry seal, and re- stripe the parking
lot area.
SECTION 3 . The Planning Commission HEREBY APPROVES Design Review
13 -04 for the renovation of the exterior fagade of the commercial building on the site
located at 8235 Garvey Avenue, 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.
SECTION 5 . This resolution is the result of an action taken by the Planning
Commission on December 2, 2013, by the following vote:
YES:
NO:
ABSTAIN:
ABSENT:
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December 2, 2013
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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 2 nd day of December, 2013.
Diana Herrera, 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 2 nd day of
December, 2013 by the following vote:
YES:
NO:
ABSTAIN:
ABSENT:
Michelle Ramirez, Secretary
APPROVED AS TO FORM:
Gregory M. Murphy, Planning Commission Attorney
Burke, Williams & Sorensen, LLP
Planning Commission Meeting
December 2, 2013
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EXHIBIT "B"
DESIGN REVIEW 13 -04
8235 GARVEY AVENUE
(APN: 5288 - 009 -065)
CONDITIONS OF APPROVAL
December 2, 2013
1. Design Review 13 -04 is approved for the renovation of the exterior fagade of the
commercial building, in accordance with the plans marked Exhibit "C ", dated
November 26, 2013. Any revisions to the approved plans must be resubmitted
for the review and approval of the Planning Division.
2. Approval of Design Review 13 -04 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.
3. The onsite public hearing notice posting shall be removed by the end of the 10-
day appeal period of Design Review 13 -04.
4. Design Review 13 -04 is approved for a period of one (1) year. The applicant
shall commence the proposed projector 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 13 -04 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 to the project and to these conditions of
approval.
6. Design Review 13 -04 is granted or approved with the City and its Planning
Commission and City Council retaining and reserving the right and jurisdiction to
review and to modify the permit, including the conditions of approval based on
changed circumstances. Changed circumstances include, but are not limited to,
the modification of the use, a change in scope, emphasis, size, or nature of the
use, or the expansion, alteration, reconfiguration, or change of use. This
reservation of right to review is in addition to, and not in lieu of, the right of the
City, its Planning Commission, and City Council to review and revoke or modify
any permit granted or approved under the Rosemead Municipal Code for any
violations of the conditions imposed on Design Review 13 -04.
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December 2, 2013
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7. The applicant shall defend, indemnify, and hold harmless the City of Rosemead
or its agents, officers, and employees from any claim, action, or proceeding
against the City of Rosemead or its agents, officers, or employees to attack, set
side, void, or annul, an approval of the Planning Commission and /or City Council
concerning the project, which action is brought within the time period provided by
law.
8. 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.
9. The conditions listed on this exhibit shall be copied directly onto any
development plans subsequently submitted to the Planning and Building
Divisions for review.
10. 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.
11. 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.
12. 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 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.
16. 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
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December 2, 2013
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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.
17. All exterior lighting shall be fully shielded and directed downwards as to not
project over property lines.
18. All open areas not covered by concrete, asphalt, or structures shall be
landscaped and maintained on a regular basis.
19. 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 the
Rosemead Place Shopping Center Master Sign Program and the Rosemead
Municipal Code.
20. 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.
21. The parking lot area adjacent to the commercial building shall be paved and re-
painted prior to the Planning Division's final inspection. Such striping shall be
maintained in a clear, visible, and orderly manner.
22. All landscaping on the subject property shall be rehabilitated to the satisfaction of
the Planning Division prior to the Planning Division's final inspection. All
landscaping shall be maintained at all times.
23. The trash enclosure must have a solid roof top. The trash enclosure shall have
opaque steel self - closing and self - latching doors. The opaque doors shall be
closed and 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.
24. Violations of the conditions of approval may result in citation and /or initiation of
revocation proceedings.
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December 2, 2013
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