CC - 2014-18 - Approving Design Review 13-02 and Tentative Tract map 72347 For The Construction of A New Residential/Commercial Mixed Use Development Composed of Two Buildings Totaling 36,100 Square Feet Located 8479 GarveyRESOLUTION 2014 -18
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
APPROVING DESIGN REVIEW 13 -02 AND TENTATIVE TRACT MAP
72347 FOR THE CONSTRUCTION OF A NEW
RESIDENTIAL/COMMERCIAL MIXED USE DEVELOPMENT
COMPROSED OF TWO (2) BUILDINGS TOTALING 36,100 SQUARE
FEET. THE SUBJECT SITE IS LOCATED AT 8479 GARVEY AVENUE
IN THE C -3 MUDO -D (MEDIUM COMMERCIAL WITH A MIXED USE
AND DESIGN OVERLAY) ZONE (APN: 5288- 004 -045).
WHEREAS, on July 16, 2013, Ken Kyi submitted a Design Review and a
Tentative Tract Map application for the construction of a new residential /commercial
mixed use development comprised of two (2) buildings totaling 36,100 square feet. The
project is located at 8479 Garvey Avenue, and
WHEREAS, 8479 Garvey Avenue is located in the C -3 MUDO -D (Medium
Commercial with Mixed Use and Design Overlay) zone; 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 April 24, 2014, an Initial Environmental Study for the proposed
Design Review 13 -02 and Tentative Trap Map 72347 was completed finding that the
proposed project could have a significant effect on the environment and a Mitigated
Negative Declaration was prepared, in accordance with the guidelines of the California
Environmental Quality Act, and local environmental guidelines; and
WHEREAS, on May 19, 2014, the Planning Commission recommended approval
of Design Review 13 -02 and Tentative Tract Map 72347 to the City Council, and
WHEREAS, on June 26, 2014, thirty -nine (39) notices were sent to property
owners within a 300 -foot radius from the subject property, in addition to notices posted
in five (5) public locations, onsite, and published in the Rosemead Reader, specifying
the availability of the application, plus the date, time, and location of the public hearing
for Design Review 13 -02 and Tentative Tract Map 72347, pursuant to California
Government Code Section 65091(a)(3), and
WHEREAS, on July 8, 2014, the City Council continued the duly noticed and
advertised public hearing relative to Design Review 13 -02 and Tentative Tract Map
72347;and
WHEREAS, on August 12, 2014, the City Council fully studied the proposed
Design Review 13 -02 and Tentative Tract Map 72347, Mitigated Negative Declaration,
environmental findings, and considered all public comments; and
WHEREAS, City Council, having final approval authority over this project, has
reviewed and considered all comments received during the public review period prior to
the approval of this project.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ROSEMEAD
HEREBY FINDS, DECLARES, AND RECOMMENDS AS FOLLOWS:
SECTION 1. The CITY COUNCIL HEREBY FINDS AND DETERMINES that
facts do exist to justify approving Design Review 13 -02 and Tentative Tract Map 72347
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 development is located within an established
commercial district of the City. The Applicant has provided a design of high aesthetic
quality, which in Staff's determination will improve the aesthetics of one of the City's
prominent intersections and the project site's relationship to the commercial district.
The proposed project is consistent with the Goal 3, Policy 3.1 of the Land Use Element
of the City's General Plan in that the goal and policy call for encouraging mixed -use
development as a means of upgrading established uses and developing vacant parcels
along arterials to provide new commercial, residential, and employment opportunities.
In addition, Goal 3, Policy 3.5 of the Land Use Element of the City's General Plan calls
for promoting lively and attractive ground -floor retail uses that will create public
revenues needed to provide for City services and the City's tax base.
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: To ensure that the surrounding properties are protected against noise,
vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP)
specifically addresses noise and lighting mitigation measures. All new lighting will be
fully shielded and directed downwards to mitigate glare on adjacent properties.
Conditions of approval have been incorporated to eliminate adverse effects on the
environment as a result of the proposed project. This development 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. Conditions of approval will 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 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 improve the physical appearance of the
prominent corner by eliminating an unused and boarded -up building and replacing a
mixed use development that is of high architectural quality. The improvements to the
site in terms of new construction, landscaping, and pavement treatments in the parking
lot will provide a marked improvement over the existing appearance of the intersection
of Garvey Avenue and Willard Avenue.
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, so there is no special need to create harmony
with the general area. Notwithstanding this, the approved design will create a
development that is an aesthetic upgrade over the surrounding area and that has the
potential to enhance land values in the general area. This is due to the proposed new
building fagade with higher quality materials, a design that blends better with the area,
and greatly improved landscaping and parking lot 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; and
FINDING: This proposed development meets all of the minimum code
requirements for the C -3 MUDO -D (Medium Commercial with a Mixed Use and Design
Overlay) zone, and all applicable referenced code sections of the Rosemead Municipal
Code, as modified by the request for concessions under SB 1818.
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 has worked with the Planning Division in designing an
aesthetically high - quality project. The front fapade has been designed to create visual
interest at the street level. The main entrance of the building is highlighted through the
use of a distinct corner element at the northwest corner of Building A. The streamline
metal awnings provides the additional ambient shading and appeals to the aesthetic
nature of the commercial storefront. The subtle details of common open spaces and
pedestrian - scaled architectural elements in both buildings echo the modern design
aspect for this mixed -use development.
Access to the subterranean parking would be provided from two driveways along
Willard Avenue between Building A and Building B and at the rear of Building B.
Parking is proposed as a combination of surface and one level of subterranean
basement parking.
SECTION 2. The City Council HEREBY APPROVES Design Review 13 -02 and
Tentative Tract Map 72347 for the construction of a new residential /commercial mixed
use development comprised of two (2) buildings totaling 36,100 square feet.
SECTION 3. The City Council HEREBY ADOPTS the proposed Mitigated
Negative Declaration for the New Garvey 168 Plaza project located at 8479 Garvey
Avenue.
SECTION 4. The Mayor shall sign this resolution and the City Clerk shall attest
to the adoption thereof.
PASSED, AND ADOPTED, by the City Council of the City of Rosemead, County of Los
Angeles of the State of California on August 12, 2014.
William Alarcon, Mayor
ATTEST:
'Gloria Molleda, City Clerk
APPROVED AS T4 ORM:
Race H. Richm , i Attorney
Burke, Williams, & Sorensen, LLP
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS.
CITY OF ROSEMEAD )
I, Gloria Molleda, City Clerk of the City of Rosemead, do hereby certify that the foregoing
Resolution No. 2014 -18 being:
A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF ROSEMEAD, COUNTY OF LOS
ANGELES, STATE OF CALIFORNIA,
APPROVING DESIGN REVIEW 13.02 AND
TENTATIVE TRACT MAP 72347 FOR THE
CONSTRUCTION OF A NEW
RESIDENTIALICOMMERCIAL MIXED USE
DEVELOPMENT COMPRISED OF TWO
BUILDINGS TOTALING 36,100 SQUARE FEET.
THE SUBJECT SITE IS LOCATED AT 8479
GARVEY AVENUE IN THE C -3 MUDO -D ZONE
was duly and regularly approved and adopted by the Rosemead City Council on the 12th of
August, 2014, by the following vote to wit:
Yes: Alarcon, Clark, Ly
No: Armenia, Low
Absent None
Abstain: None
Atha, V"
Gloria Molleda
City Clerk
ATTACHMENT "B"
DESIGN REVIEW 13 -02 AND
TENTATIVE TRACT MAP 72347
CONDITIONS OF APPROVAL
August 12, 2014
1. Design Review 13 -02 and Tentative Tract Map 72347 are approved for the
construction of a new residential /commercial mixed use development comprised
of two (2) buildings totaling 36,100 square feet, in accordance with the plans
marked Attachment "H ", dated April 24, 2014. Any revisions to the approved
plans must be resubmitted for the review and approval of the Planning Division.
2. Approval of Design Review 13 -02 and Tentative Tract Map 72347 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 City Council 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 -02 and Tentative Tract Map 72347.
4. Design Review 13 -02 and Tentative Tract Map 72347 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 City Council 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 13 -02 and Tentative Tract Map
72347 has been unused, abandoned, or discontinued for a period of one (1) year
it shall become null and void.
5. The City Council hereby authorizes the Planning Division to make and /or
approve minor modifications.
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.
Design Review 13 -02 and Tentative Tract Map 72347 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 modification of existing or imposition of new 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 -02 and Tentative Tract
Map 72347.
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. Occupancy will not be granted until all improvements required by this approval
have been completed, inspected, and approved by the appropriate
department(s), including but not limited to all improvements required to file a final
tract map and the filing and recordation of that final map.
12. The numbers of the address signs shall be at least 6" tall with a minimum
character width of 3/4 ", 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 Planning Division, prior to installation.
13. All requirements of the Planning Division, Building Division, and Public Works
Department shall be complied with prior to the final approval of the proposed
construction.
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, Building, and Public Works staff shall have access to the subject
property at any time during construction to monitor progress.
16. 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.
17. The site shall be maintained in a clean, weed, and litter free state in accordance
with the Rosemead Municipal Code. 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.
18. A detailed elevation drawing shall be submitted to the Planning Division for
review and approval all trash enclosures prior to submittal of construction
drawings. All trash enclosures shall be of an integral part of the building design,
and incorporate complementary colors and materials. All trash enclosures shall
have a solid roof cover and doors shall be opaque, self - closing and self - latching.
19. All commercial loading activities and trash pickup for the mixed use project shall
be prohibited between the hours of 10:00 p.m. and 6:00 a.m. daily.
20. All off - street parking shall comply with the relevant section of the Rosemead
Municipal Code applicable as of the date these Conditions of Approval are
adopted. The parking area, including loading and handicapped spaces, shall be
paved and re- painted periodically to City standards to the satisfaction of the
Planning Division. In accordance with the currently applicable section 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. 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.
22. 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.
23. Prior to issuance of grading permits, the developer /Applicant shall comply with
the City's storm water ordinance and storm water mitigation plan requirements
with respect to the proposed project.
24. Prior to issuance of any building permit related to this project, the
developer /Applicant shall prepare Covenant Conditions and Restrictions
(CC &R's) or other similar recorded instrument indicating how and who will
maintain proposed common areas. The CC &R's shall be prepared by the
developer /Applicant and approved by the City Attorney and shall include the
following statements: "This statement is intended to notify all prospective
property owners of certain limitations on construction to residential dwellings
contained in this planned development project. Any necessary modifications or
additions must be reviewed on a case -by -case basis and approved or denied by
the Community Development Director or his /her designee at his /her discretion ".
The CC &R's will cover all aspects of property maintenance of the common areas,
including but not limited to driveways, fencing, landscaping, lighting, parking
stalls, open space and recreational areas.
25. The Applicant shall include provisions in the CC &R's to provide maintenance of
the basement parking structure, all building improvements, on -grade parking and
landscaping, maintenance of the rear service driveway, and maintenance of the
shared driveway area along the eastern property line, in a manner satisfactory to
the Planning Division, and in a form acceptable to the City Attorney.
26. The subdivider shall include provisions in the CC &R's to require regular trash
pickup service at least once a week for the residential condominium trash bins,
and twice a week for the commercial tenant space trash bins.
27. Prior to issuance of building permits, Deed Restrictions or an Affordable Housing
Agreement in a form approved by the City Attorney must be recorded against the
nine (9) affordable condominium units that meet all of the requirements for
affordability for moderate income families and meet all other criteria outlined in
Government Code Section 65915. In addition, in an effort to respond to the
needs of City residents before nonresidents and to provide affordable housing,
the Applicant shall give existing qualified City of Rosemead residents priority in
obtaining an affordable unit (Modified by the Planning Commission on May
19, 2014).
28. Prior to recordation of the final map, the subdivider shall submit a comprehensive
Parking Management Plan for review and approval by the Planning Division or
designee. The Parking Management Plan shall be incorporated into the CC &
R's and shall be enforced by the property owners association. Said Parking
Management Plan shall include, but not be limited to, the following provisions:
• Assigned parking for each residence.
• Designated parking for customers and employees.
• Parking permit procedures for overnight guest parking.
One - bedroom condominium homeowners shall be limited to one (1) vehicle on
the premise. Two - bedroom condominium homeowners shall be limited to two (2)
vehicles on the premise. The parking monitor /security guard shall be responsible
for issuing overnight guest parking permits when there are excess parking
spaces available. Employee parking shall be restricted to the subterranean
parking structure (Modified by the Planning Commission on May 19, 2014).
29. All open areas not covered by concrete, asphalt, or structures shall be
landscaped and maintained on a regular basis. Maintenance procedures of such
landscaped and common areas shall be specifically indicted in the CC &R's prior
to issuance of any building permit.
30. Prior to the issuance of any sign permit, the Applicant shall submit a Master Sign
Program to the Planning Division for review and approval. The sign program
shall address sign materials, colors, height, width and location. It shall also
address the use of temporary signage such as banners as well as appropriate
window signage.
31. A final landscape and irrigation plan shall be submitted to the Planning Division
for review and approval prior to the issuance of building permits. The new
planting materials shall include a combination of colorful and drought tolerant
trees, large potted plants, shrubs, and low growing flowers. The landscape and
irrigation plan shall include a sprinkler system with automatic timers and moisture
sensors.
32. Violations of the conditions of approval may result in citation and /or initiation of
revocation proceedings.
Mitigation Measure Conditions
Aesthetics
33. Prior to the issuance of building permits, the Applicant shall submit a lighting plan
for approval by the Planning Division. The lighting plan shall include a schematic
depicting the location of lighting sources, as well as type of lighting proposed.
The lighting plan shall address the following criteria:
• Parking and security lights shall not be obtrusive to neighboring residential
properties.
• Lighting shall be fully shielded to minimize glare and painted to match the
surface it is attached to.
• Light fixtures shall be architecturally compatible with the structure's design.
• Structure entrances should be well lit.
• Lighting and trees should not conflict with one another.
• The design of exterior parking lot lighting fixtures shall be compatible with the
architecture used in the development and not be on poles over 25 feet high.
34. Exterior glass to be used for the project shall be subject to review and approval
by the Director of Community Development. No exterior glass shall be approved
if it creates significant light and glare spillage to adjacent properties or highways
(Modified by the City Council on July 8, 2014).
Cultural Resources
35. All grading activities and surface modifications must be confined to only those
areas of absolute necessity to reduce any form of impact on unrecorded (buried)
cultural resources that may exist within the confines of the project site. In the
event that previously undetected archaeological, paleontological, and /or historical
resources are found during construction, activity in the immediate area of the find
shall stop and a qualified archaeologist or paleontologist, as applicable, shall be
contacted to evaluate the resource(s). If the find is determined to be a historical
or unique archaeological resource, as defined by CEQA, contingency funding
and a time allotment sufficient to allow for implementation of avoidance
measures or appropriate mitigation shall be provided. Construction work may
continue on other parts of the construction site while
historical /archaeological /paleontological mitigation takes place, pursuant to State
CEQA Guidelines section 15064.5(f).
36. If human remains are encountered during excavation and grading activities within
the project site, the contractor shall stop such activities. In the event of accidental
discovery or recognition of any human remains the following steps should be
taken:
There shall be no further excavation or disturbance of the project site or any
nearby areas reasonably suspected to overlie adjacent human remains until:
• The coroner of the County in which the remains are discovered must be
contacted to determine that no investigation of the cause of death is required;
and,
• If the coroner determines that remains to be Native American:
- The coroner shall contact the Native American Heritage Commission
within 24 -hours
- The most likely descendent may make recommendations to the
landowner or the person responsible for the excavation work, for
means of treating or disposing of, with appropriate dignity, the human
remains and any associated grave goods as provided in Public
Resources Code section 5097.98, or
Where the following conditions occur, the landowner or his authorized
representatives shall rebury the Native American human remains and associated
grave goods with appropriate dignity on the property in a location not subject to
further subsurface disturbance.
• The Native American Heritage Commission is unable to identify a most likely
descendent or the most likely descendent failed to make a recommendation
within 24 hours after being notified by the commission.
• The descendant identified fails to make a recommendation; or,
• The landowner or his authorized representative rejects the recommendation
of the descendent, and the mediation by the Native American Heritage
Commission fails to provide measures acceptable to the landowner.
(Modified by the Planning Commission on May 19, 2014).
Geology and Soils
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37. The project shall be designed and constructed in accordance with the
requirements of Chapter 16 (Structural Design) of the 2010 California Code of
Regulations, Title 24, Part 2, Volume 2 (based on the International Building
Code, Chapter 16, Section 1613 — Earthquake Loads), the Rosemead Municipal
Code, and accepted engineering practices.
38. The project Applicant shall prepare and implement a Standard Urban Storm
Water Mitigation Plan (SUSMP) in accordance with the requirements of the City
of Rosemead Municipal Code to ensure that storm water runoff is managed for
water quality concerns through implementation of appropriate and applicable
best management practices (BMPs). Prior to issuance of any grading or building
permits, the City of Rosemead Department of Public Works shall approve the
SUSMP.
39. All unpaved demolition and construction areas shall be wetted during excavation,
grading, and construction, and temporary dust covers shall be used to reduce
dust emissions and meet South Coast Air Quality Management District Rule 403.
Wetting could reduce fugitive dust by as much as 50 percent.
40. The project Applicant or general contractor shall keep the construction area
sufficiently damped to control dust caused by construction, hauling and at all
times provide reasonable control of dust caused by wind.
41. All materials transported off -site shall either be sufficiently watered or securely
covered to prevent excessive amounts of dust and spillage.
42. All clearing, earthmoving, or excavation activities shall be discontinued during
period of high winds (i.e., greater than 15 mph), so as to prevent excessive
amounts of fugitive dust.
43. Prior to issuance of grading permits, the project Applicant shall submit to the
Engineering Division detailed plans demonstrating that all earthwork and grading,
structural foundations, on -grade slabs, retaining walls, paving, temporary
excavations and backfill, and surface drainage shall be designed and constructed
consistent with the recommendations provided in the project geotechnical study.
Hazards and Hazardous Materials
44. Asbestos and lead -based paint surveys shall be conducted on the buildings to be
demolished prior to the start of construction. In the event that asbestos and lead -
based paint are detected, they shall be abated in accordance with all applicable
rules and regulations. Abatement activities shall be completed to the satisfaction
of the appropriate regulatory agency(ies) prior to issuance of demolition permits
for the proposed project. Abatement of asbestos shall be conducted in
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accordance with SCAQMD Rule 1403, Asbestos Emissions from
Demolition /Renovation Activities.
Hydrology and Water Quality
45. Appropriate erosion control and drainage devices shall be incorporated to the
satisfaction of the Building Division, such as interceptor terraces, berms, vee-
channels, and inlet and outlet structures.
46. All waste shall be disposed properly. Use appropriately labeled recycling bins to
recycle construction materials including: solvents, water -based paints, vehicle
fluids, broken asphalt and concrete, wood, and vegetation. Nonrecyclable
materials /wastes shall be taken to an appropriate landfill. Toxic wastes must be
discarded at a licensed regulated disposal site.
47. Leaks, drips and spills shall be cleaned up immediately to prevent contaminated
soil on paved surfaces that can be washed away into the storm drain.
48. Where truck traffic is frequent, gravel approaches shall be used to reduce soil
compaction and limit the tracking of sediment into streets.
49. All vehicle /equipment maintenance, repair, and washing shall be conducted away
from storm drains. All major repairs shall be conducted off -site. Drip pans or drop
cloths shall be used to catch drips and spills.
50. Post development peak stormwater runoff discharge rates shall not exceed the
estimated pre - development rate for developments where the increase peak
stormwater discharge rate will result in increased potential for downstream
erosion.
51. Any connection to the sanitary sewer shall have authorization from the Bureau of
Sanitation.
52. Materials with the potential to contaminate stormwater must be: (1) placed in an
enclosure such as, but not limited to, a cabinet, shed, or similar structure that
prevents contact with runoff spillage to the stormwater conveyance system; or (2)
protected by secondary containment structures such as berms, dikes, or curbs.
53. Storage areas shall be paved and sufficiently impervious to contain leaks and
spills.
54. All storm drain inlets and catch basins within, and immediately adjacent to the
project site, as permitted and approved by the Department of Public Works, must
be stenciled with prohibitive language (such as "NO DUMPING — DRAINS TO
OCEAN ") and /or graphical icons to discourage illegal dumping. Legibility of
stencil and signs must be maintained at all times.
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55. An efficient irrigation system shall be designed to minimize runoff, including: drip
irrigation for shrubs to limit excessive spray, shutoff devices to prevent irrigation
after significant precipitation; and flow reducers.
Noise
56. The proposed project's construction staging area shall be as far from sensitive
receptors as possible, along Garvey Avenue.
57. Temporary sound barriers, capable of achieving a sound attenuation of at least
21 dB(A) (e.g., construction sound wall with sound blankets) and blocking the
line -of -sight between the adjacent sensitive receptors shall be installed.
58. All powered construction equipment shall be equipped with exhaust mufflers or
other suitable noise reduction devices capable of attenuating sound by 3 dB(A)
or more.
59. Two weeks prior to commencement of construction, notification shall be provided
to the immediate surrounding off -site residential, school, and church uses that
discloses the construction schedule, including the types of activities and
equipment that would be used throughout the duration of the construction period.
Public Services (Fire)
60. Prior to issuance of a Certificate of Occupancy, the Applicant shall obtain
approval from the Los Angeles County Fire Department that the project complies
with all applicable codes and regulations pertaining to fire protection as required
by the Los Angeles County Fire Department.
Engineering Conditions of Approval
GENERAL
61. Details shown on the tentative map are not necessarily approved. Any details
which are inconsistent with requirements of ordinances, general conditions of
approval, or City Engineer's policies must be specifically approved in the final
map or improvement plan approvals.
62. A final tract map prepared by, or under the direction of a Registered Civil
Engineer authorized to practice land surveying, or a Licensed Land Surveyor,
must be processed through the City Engineer's office prior to being filed with the
County Recorder.
63. A preliminary subdivision guarantee is required showing all fee interest holders
and encumbrances. An updated title report shall be provided before the final
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parcel map is released for filing with the County Recorder.
64. The final tract map shall be based on a field survey, and monuments shall be set
to permanently mark parcel map boundaries, street center lines and lot
boundaries to the satisfaction of the City Engineer. The basis of bearing used for
the field survey required for the final map shall include two survey well
monuments found or set. The City Engineer may waive this requirement upon
petition should this be impractical. Well monuments shall be set in accordance
with standard plan No. S08 -001, if required.
65. Final tract map shall be filed with the County Recorder and one (1) Mylar copy of
filed map shall be submitted to the City Engineers office. Prior to the release of
the final map by the City, a refundable deposit in the amount of $1,000 shall be
submitted by the developer to the City, which will be refunded upon receipt of the
Mylar copy of the filed map.
66. The processing of the final tract map must comply with all requirements of the
Subdivision Map Act, whether mentioned specifically herein or not.
67. Approval for filling of this land division is contingent upon approval of plans and
specifications mentioned below. If the improvements are not installed prior to the
filing of this division, the developer must submit an Undertaking Agreement and a
Faithful Performance and Labor and Materials Bond in the amount estimated by
the City Engineer guaranteeing the installation of the improvements.
68. The City reserves the right to impose any new plan check and /or permit fees
approved by City Council subsequent to tentative approval of this map.
69. Parking shall be prohibited along the entire frontage along Willard Avenue,
except for 15 minute loading zones to be adjacent to the proposed elevator
lobbies shown on the project plans. The Applicant shall install all traffic and
parking signage to the satisfaction of the City Engineer.
70. As proposed by the Applicant, a four (4) foot wide dedication to the City of
Rosemead shall be required to widen the public right of way along the entire
frontage of Willard Avenue, as well as at the radius cut- off at the North West
Corner of Willard avenue and Garvey Avenue. The Applicant shall engage a
licensed land surveyor (or Civil Engineer authorized to practice land surveying) to
prepare the legal descriptions and documents required for the proposed right of
way dedication, all to the satisfaction of the City Engineer and the City Land
Surveyor, and shall pay all costs for plan checking, etc.
71. As proposed by the Applicant, a six (6) foot wide easement for sidewalk shall be
dedicated to the City of Rosemead. The Applicant shall engage a licensed land
surveyor (or Civil Engineer authorized to practice land surveying) to prepare the
legal descriptions and documents required for the sidewalk easement dedication,
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all to the satisfaction of the City Engineer and the City Land Surveyor, and shall
pay all costs for plan checking, etc.
72. The existing catch basins fronting the proposed project on Garvey Avenue
and Willard Avenue Shall be modified, to provide automatic retractable screens
to screen storm water from trash, etc. to the satisfaction of the City Engineer. All
new on -site storm drainage systems shall be designed to retain the first 3/4
inches of storm water runoff and to prevent cross lot drainage and comply with all
storm water regulations.
73. The project plans indicate that the airspace in the two buildings shall be
subdivided (a condominium) requiring the filing of a tentative tract map with the
City of Rosemead to be followed by the recording of a final map. The final map
shall be based on a field survey performed by a Licensed Land Surveyor (or by a
registered Civil Engineer authorized to practice land surveying), with all
monuments (horizontal control) being set to the satisfaction of the City Engineer
and /or City Land Surveyor of the City of Rosemead.
74. The catch basins fronting the proposed project shall be modified, to provide
automatic retractable screens to screen storm water from trash, etc. to the
satisfaction of the City Engineer. All new on -site storm drainage systems shall be
designed to retain the first 3/4 inches of storm water runoff and to prevent cross
lot drainage and comply with all storm water regulations.
75. Prior to performing any grading, obtain a permit from the Engineering
Department. Submit grading and drainage plans pre the City's grading guidelines
and the latest edition of the Los Angeles County Building Code. The plans shall
be stamped and signed by a California State Registered Civil Engineer.
76. Prior to the recordation of the final map, grading and drainage plans must be
approved to provide for contributory drainage from adjoining properties as
approved by the City Engineer, including dedication of the necessary easements.
77. A grading and drainage plan must provide for each lot having an independent
drainage system to the public street, to a public drainage facility, or by means of
an approved drainage easement.
78. Historical or existing storm water flow from adjacent lots must be received and
directed by gravity to the public street, to a public drainage facility, or an
approved drainage easement.
79. Prepare and submit hydrology and hydraulic calculations for sizing of all
proposed drainage devices. The analysis shall also determine if changes in the
post development versus pre development conditions have occurred. The
analysis shall be stamped by a California State Registered Civil Engineer and
prepared per the Los Angeles County Department of Public Works Hydrology
Method.
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80. All grading projects require an Erosion Control Plan as part of the grading plans.
Grading permit will not be issued until and Erosion Control Plan is approved by
the Engineering Department.
81. The project is greater than one acre, therefore, a Storm Water Pollution Plan is
required. A Notice of Intent (NOI) shall be filed with the State Water Resources
Control Board. When submitting the SWPPP for the City's review, please include
the NOI and the Waste Discharger Identification (WDID) number.
ROAD
82. New drive approaches shall be constructed at least 3' from any above - ground
obstructions in the public right -of -way to the top of "x' or the obstruction shall be
relocated. New drive approaches shall be limited to the frontage of the parcel.
The drive approach is intended to serve, and is designed to the satisfaction of the
City Engineer.
83. All work proposed within the public right -of -way shall require permits from the
Public Works Department.
84. Remove and replace existing curb and gutter from northerly property line to
westerly property line.
85. Remove and replace sidewalk from northerly property line to westerly property
line, minimum seven feet wide.
86. Remove and replace existing curb ramp per ADA compliance.
87. Remove and construct driveway approaches as indicated on the plans.
88. Construct five feet parkway. Install parkway trees as indicated on the plans. All
street trees shall be installed to the satisfaction of the City Engineer and the
City Urban Forester. Street trees shall be planted in a manner that provides a
minimum clearance of eight (8) feet from any existing or proposed sewer laterals
to be used to serve the project.
89. Submit separate Civil plans for the road improvements.
SEWER
90. Approval of this land division is contingent upon providing a separate house
sewer lateral to serve each lot of the land division.
91. Prepare and submit a sewer calculations analysis for sizing of proposed laterals
including capacity conditions of existing sewer trunk line. The analysis shall be
stamped by a California State Registered Civil Engineer and prepared per the
Los Angeles County Department of Public Works Guidelines.
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92. All existing laterals to be abandoned shall be capped at the public right of way to
the satisfaction of the City Engineer and the Building Official of the City of
Rosemead.
Utilities
93. All power, telephone and cable television shall be underground.
94. Any utilities that are in conflict with the development shall be relocated at the
developer's expense.
95. Traffic signal improvements at the intersection of Willard and Garvey Avenue will
be required (if necessary) (Modified by the Planning Commission on May 19,
2014).
96. Existing street lights are not shown on the proposed project plans, nor are
proposed street lights shown. A street lighting plan shall be developed using
ornamental lights with underground services as necessary to accommodate the
proposed development and to obtain the approval of the City Engineer. The
Applicant shall bear all costs to provide street lighting, etc., if required. In
addition, all utility services to serve the proposed project shall be placed
underground.
Water
97. Prior to the filing of the final map, there shall also be filed with the City Engineer,
a statement from the water purveyor indicating subdivider compliance with the
Fire Chiefs fire flow requirements.
Los Angeles County Fire Department Conditions of Approval
(Added by the City Council on August 12, 2014)
98. Access shall comply with Section 503 of the Fire Code, which requires all
weather access. All weather access may require paving.
99. Fire Department Access shall be extended to within 150 feet distance of any
exterior portion of all structures.
100. Private driveways shall be indicated on the final map as "Private Driveway and
Firelane" with the widths clearly depicted and shall be maintained in
accordance with the Fire Code. All required fire hydrants shall be installed,
tested and accepted prior to construction.
101. Vehicular access must be provided and maintained serviceable throughout
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construction to all required fire hydrants. All required fire hydrants shall be
installed, tested and accepted prior to construction.
102. Provide Fire Department or City approved street signs and building access
numbers prior to occupancy.
103. Provide water mains, fire hydrants and fire flows as required by the County of
Los Angeles Fire Department, for all land shown on map which shall be recorded.
104. The required fire flow for public fire hydrants at this location is 3500 gallons per
minute at 20 psi for a duration of 3 hours, over and above maximum daily
domestic demand. 3 Hydrant(s) flowing simultaneously may be used to
achieve the required fire flow.
105. Fire hydrant requirements are as follows:
Install 1 public firehydrant(s).
106. All required fire hydrants shall be installed, tested and accepted or bonded for
prior to Final Map approval. Vehicular access shall be provided and maintained
serviceable throughout construction.
107. Additional water system requirements will be required when this land is further
subdivided and /or during the building permit process.
108. Fire hydrant upgrade is not necessary, if existing hydrant(s) meet(s) fire flow
requirements. Submit original water availability form to our office.
Added by the City Council on August 12, 2014
109. The developer shall make all efforts within the first six (6) months of the leasing
period to incorporate national or regional tenants into the commercial leasing
spaces.
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