PC - 2014-12 - Approving Design Review 14-06, Zone Variance 14-02, Zone Variance 14-03, and Tentative Tract Map 72871 for the Construction of a New Residential/Commercial Mixed Use Development Comprised of a 6,500 Sqaure Foot Retail Building and 48 Resid PC RESOLUTION 14-12
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
APPROVING DESIGN REVIEW 14-06, ZONE VARIANCE 14-02, ZONE
VARIANCE 14-03, AND TENTATIVE TRACT MAP 72871 FOR THE
CONSTRUCTION OF A NEW RESIDENTIAL/COMMERCIAL MIXED
USE DEVELOPMENT COMPRISED OF A 6,500 SQUARE FOOT
RETAIL BUILDING AND 48 RESIDENTIAL UNITS. THE SUBJECT
SITE IS LOCATED AT 9048 GARVEY AVENUE IN THE C-3 MUDO-D
(MEDIUM COMMERCIAL WITH A MIXED USE AND DESIGN
OVERLAY) ZONE (APN: 5282-026-048 & 049).
WHEREAS, on April 22, 2014, Matt Hamilton of Preface, LLC. submitted
entitlement applications for the construction of a new residential/commercial mixed use
development. The project is located at 9048 Garvey Avenue; and
WHEREAS, 9048 Garvey Avenue is located in the C-3 MUDO-D (Medium
Commercial with Mixed Use and Design Overlay) zone; and
WHEREAS, Section 17.28.020(A)(1) & Section 17.28.020(C) of the Rosemead
Municipal Code (RMC) provides the purpose and criteria for a design review; and
WHEREAS, Section 17.140.040 of the Rosemead Municipal Code (RMC) sets
criteria required for granting such a variance; and
WHEREAS, Sections 65800 & 65900 of the California Government Code and
Sections 17.28.020(C) and 17.140.040 of the Rosemead Municipal Code authorize the
Planning Commission to approve, conditionally approve, or disapprove design review
applications; and
WHEREAS, on September 4, 2014, twenty-one (21) notices were sent to
property owners within a 300-foot radius from the subject property, in addition to notices
posted in six (6) public locations and onsite, specifying the availability of the application,
plus the date, time, and location of the special public hearing for Design Review 14-06,
Zone Variance 14-02, Zone Variance 14-03, and Tentative Tract Map 72871, and on
September 4, 2014, the notice was published in the Rosemead Reader; and
WHEREAS, on September 15, 2014, the Planning Commission held a duly
noticed and advertised public hearing to receive oral and written testimony relative to
Design Review 14-06, Zone Variance 14-02, Zone Variance 14-03, and Tentative Tract
Map 72871; and
WHEREAS, the Rosemead Planning Commission has sufficiently considered all
testimony presented to them in order to make the following determination.
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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 14-06, Zone Variance 14-02, Zone Variance 14-03, and Tentative Tract Map
72871 are Categorically Exempt from environmental review as a Class 32 Exemption
pursuant to Section 15332 of the California Environmental Quality Act (CEQA)
guidelines.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES
that facts do exist to justify approving Design Review 14-06 in accordance with Section
17.28.020(C) 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 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, conditions of approval have been incorporated which
specifically addresses noise and lighting. All new lighting will be fully shielded and
directed downwards to mitigate glare on adjacent properties. 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 (Ordinance 478 and 541). 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.
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C. Approving the Variance would not constitute a grant of special privilege
inconsistent with the limitations on other properties in the same vicinity and zone in
which the subject property is situated; and
FINDING: The proposed project will improve the physical appearance of the
commercial neighborhood by eliminating all existing dilapidated structures and
nonconforming buildings and uses onsite. The Applicant has worked with the Planning
Division in designing an aesthetically high quality project that meets the City's design
goals for the MUDO-D overlay. The front facade of the retail building has been
designed to create visual interest at the street level. To promote active, pedestrian-
friendly streets, each retail unit is oriented to and accessible from the Garvey Avenue
and directly accessible from the public sidewalk. The main entrance of the building is
highlighted through the use of a distinct corner element at the northeast corner of the
retail building. To further enhance the building facade, the Applicant is incorporating
contrasting exterior finishes, metal screens, slate veneer, stucco trim, vertical ribbed
siding, and canvas awnings. In addition, pedestrian amenities will be provided, which
includes an outdoor plaza area with outdoor seating and bicycle racks.
The Applicant is proposing a modern architectural design for the residential
buildings. The exterior façade of the residential buildings will consist of contrasting
sand stucco finish in earth tone colors, horizontal wood siding, and vertical ribbed
siding. The residential buildings will be accented with metal shade trellises, canvas
awnings, stucco trims, and metal railings.
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 façade with higher
quality materials, a design that blends better with the area, and greatly improved
landscaping and parking lot area.
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 facade 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
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buildings and structures are involved; and
FINDING: This proposed development meets most 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. The Applicant has submitted two Zone Variance applications to deviate from
Code Sections 17.28.030 (D)(3)(a)(3) and 17.28.030(D)(12)(d)(3).
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 that meets the City's design goals for the MUDO-D
overlay. The front facade of the retail building has been designed to create visual
interest at the street level. To promote active, pedestrian-friendly streets, each retail
unit is oriented to and accessible from the Garvey Avenue and directly accessible from
the public sidewalk. The main entrance of the building is highlighted through the use of
a distinct corner element at the northeast corner of the retail building. To further
enhance the building façade, the Applicant is incorporating contrasting exterior finishes,
metal screens, slate veneer, stucco trim, vertical ribbed siding, and canvas awnings. In
addition, pedestrian amenities will be provided, which includes an outdoor plaza area
with outdoor seating and bicycle racks.
Access to the site would be provided via one driveway along Garvey Avenue.
The Applicant is proposing surface and garage parking for the development. A total of
146 parking spaces would be provided, which includes 26 parking spaces for the retail
building and 120 parking spaces for residential parking. In addition, the proposed
project would also include 16 bicycle parking spaces.
All new lighting will be fully shielded and directed downwards to mitigate glare on
adjacent properties. Staff has added conditions of approval, requiring that 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.
SECTION 3. The Planning Commission HEREBY FINDS AND DETERMINES
that facts do exist to justify approving Design Review 14-06 in accordance with Section
17.140.040 of the Rosemead Municipal Code as follows:
A. There are special circumstances or conditions applicable to the subject
property (such as location, shape, size, surroundings, topography, or other physical
features, etc.) that do not apply generally to other properties in the vicinity under an
identical zoning district;
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FINDING: The subject site is a unique piece of land. There is a large access
easement which totals 18,474 square feet. The easement allows the neighboring
property owner to the east (9056 Garvey Avenue) full ingress and egress rights over a
30 foot wide strip of land that runs the entire length (610 feet) of the property and
eliminates almost 20% of the gross square footage of the parcel from the buildable
square footage. This creates both a unique shape to the buildable area and
distinguishes the lot from other parcels along the commercial district, as other lots do
not even share a common driveway, much less have large portions dedicated to the
access needs of adjacent parcels.
1. Due to the special circumstance of the large access easement, the Applicant is
requesting to deviate from RMC Section 17.28.030(D)(3)(a)(3) and proposing to
completely secure the residential portion of the development by incorporating the
use of electronic vehicular gates, pedestrian gates, and decorative walls and
fencing for the residential area as a whole but also for each residential row's
drive aisle.
2. Due to the special circumstance of the large access easement, the Applicant is
proposing to deviate from RMC Section 17.28.030(D)(12)(d)(3) to develop the
residential component at 24 units per gross acre, or approximately 30 units per
net buildable acre..
B. Strict compliance with Zoning Code requirements would deprive the
subject property of privileges enjoyed by other property in the vicinity and under an
identical zoning district;
FINDING: Due to the large access easement agreement, strict compliance with
RMC Section 17.28.030(D)(3)(a)(3) would prevent the property from being developed
and deprive the owner of privileges enjoyed by other properties in the vicinity in the
same zoning district. In consideration for the variance, the Applicant will incorporate the
use of electronic vehicular gates, pedestrian gates, and decorative walls and fencing,
eliminating the deprivation without granting any special privilege.
Due to the large access easement, strict compliance with RMC Section
17.28.030(D)(12)(d)(3) would cause the development to be inconsistent with the
character of the neighborhood and with the RMC requirements for future development
of the neighborhood. Specifically the dedication of 20% of the gross areas of the
property has created a buildable area that is long and narrow, and strict compliance with
the minimum density requirement would result in an awkward development that would
necessarily have massing and design issues that negatively affect the neighborhood.
This eliminates the ability to build out the parcel in the same manner as other properites
in the vicinity and under the same zoning district.
C. The proposed building or site development is not, in its exterior design and
appearance, so at variance with the appearance of other existing buildings or site
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developments in the neighborhood as to cause the nature of the local environment to
materially depreciate in appearance and value;
FINDING: The subject site is a unique piece of land. There is a large access
easement which totals 18,474 square feet. The easement allows the neighboring
property owner to the east (9056 Garvey Avenue) full ingress and egress rights over a
30 foot wide strip of land that runs the entire length (610 feet) of the property. The size
of this easement creates almost a 20% reduction in buildable area. In addition, the
large access easement is inconsistent with the lots along the commercial district, as
other lots do not share a common driveway. There is no special privilege granted by
these variances, as each is necessary for the property to be developed as a mixed-use
project due to the limitations that are placed on the property by the access easement.
In addition, the applicant has agreed to conditions that will completely eliminate any
grant of special privilege.
1. Deviation from RMC Section 17.28.030(D)(3)(a)(3) does not constitute a grant of
special privilege inconsistent with the limitations on other properties in the same
vicinity and zone in which the subject property is situated, because the deviation
is necessary due to the terms of the access easement and the the Applicant has
agreed to enhance the gating and fencing for the project by incorporating the use
of electronic vehicular gates, pedestrian gates, and decorative walls and fencing.
2. Deviation from RMC Section 17.28.030(D)(12)(d)(3) would not constitute a grant
of special privilege inconsistent with the limitations on other properties in the
same vicinity and zone in which the subject property is situated, as this property
is long and narrow and developed with a large access easement, such that a
mixed-use project as anticipated by the RMC would not be possible to build on
the parcel without the project having either massing that would take it out of
conformity with the neighborhood as built and with the standards and purposes of
the RMC MUDO-D zone or other variances to alleviate barriers to development,
or both.
D. The requested Variance would not allow a use or activity that is not
otherwise expressly authorized by the regulations governing the subject parcel.
FINDING: The subject site is located in the C-3 MUDO-D (Medium Commercial
with a Mixed Use and Design Overlay) zone and the residential/commercial mixed use
project is permitted.
1. The residential use is explicitly permitted, and only the design details of the
fencing are being modified. No disallowed use is being proposed.
2. The residential use is explicitly permitted and only the density is being changed,
to take into account the unique condition of the buildable square footage of the
property. No disallowed use is being proposed.
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SECTION 4. The Planning Commission HEREBY APPROVES Design Review
14-06, Zone Variance 14-02, Zone Variance 14-03, and Tentative Tract Map 72871 for
the construction of a new residential/commercial mixed use development, subject to
the Conditions of Approval attached hereto.
SECTION 5. This resolution is the result of an action taken by the Planning
Commission on September 15, 2014, by the following vote:
YES: DINH, ENG, HERRERA, LOPEZ AND TANG
NO: NONE
ABSTAIN: NONE
ABSENT: NONE
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 15th day of September, 2014.
Nan ng, i
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 15th day of
September by the following vote:
YES: DINH, ENG, HERRERA, LOPEZ AND TANG
NO: NONE
ABSTAIN: NONE
ABSENT: NONE
jAitiati. 1,04.43
Michelle Ramirez, Se ary
APPROVED AST • m :
Gregory, urphy • - • ing Commission Attorney
Burke, Or lams & Sorensen, LLP
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EXHIBIT "B"
DESIGN REVIEW 14-06, ZONE VARIANCE 14-02, ZONE VARIANCE 14-03, AND
TENTATIVE TRACT MAP 72871
CONDITIONS OF APPROVAL
September 15, 2014
1. Design Review 14-06, Zone Variance 14-02, Zone Variance 14-03, and Tentative
Tract Map 72871 are approved for the construction of a new
residential/commercial mixed use development, in accordance with the plans
marked Exhibit "C", dated August 28, 2014. Any revisions to the approved plans
must be resubmitted for the review and approval of the Planning Division.
2. Approval of Design Review 14-06, Zone Variance 14-02, Zone Variance 14-03,
and Tentative Tract Map 72871 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 14-06, Zone Variance 14-02, Zone Variance
14-03, and Tentative Tract Map 72871.
4. Design Review 14-06, Zone Variance 14-02, Zone Variance 14-03, and Tentative
Tract Map 72871 are approved for a period of one (1) year. The Applicant shall
commence the proposed use or request an extension within 30-calendar days
prior to expiration. The one (1) year initial approval period shall be effective from
the Planning Commission approval date. For the purpose of this petition, project
commencement shall be defined as beginning the permitting process with the
Planning and Building Divisions, so long as the project is not abandoned. If
Design Review 14-06, Zone Variance 14-02, Zone Variance 14-03, and Tentative
Tract Map 72871 have been unused, abandoned, or discontinued for a period of
one (1) year it shall become null and void.
5. The Planning Commission hereby authorizes the Planning Division to make
and/or approve minor modifications.
6. The following conditions must be complied with to the satisfaction of the Planning
Division prior to final approval of the associated plans, building permits,
occupancy permits, or any other appropriate request.
7. Design Review 13-02 and Tentative Tract Map 72347is 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
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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 14-06, Zone Variance 14-
02, Zone Variance 14-03, and Tentative Tract Map 72871.
8. The Applicant shall defend, indemnify, and hold harmless the City of Rosemead
or its agents, officers, and employees from any claim, action, or proceeding
against the City of Rosemead or its agents, officers, or employees to attack, set
side, void, or annul, an approval of the Planning Commission and/or City Council
concerning the project, which action is brought within the time period provided by
law.
9. The Applicant shall comply with all Federal, State, and local laws relative to the
approved use including the requirements of the Planning, Building, Fire, Sheriff
and Health Departments.
10. Building permits will not be issued in connection with any project until such time
as all plan check fees, and all other applicable fees, are paid in full.
11. 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
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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 spaces 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, NC 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 inspection.
23. Prior to issuance of grading permits, the 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 Applicant shall
prepare Covenant Conditions and Restrictions (CC&R's) or other similar
recorded instrument indicating how and who will maintain proposed common
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areas. The CC&R's shall be prepared by the 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 spaces, open space and recreational
areas. All applicable City Attorney fees shall be at the responsibility of the
Applicant.
25. The Applicant shall include provisions in the CC&R's to provide maintenance of
all building improvements, on-grade parking and landscaping, and maintenance
of the driveway, 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 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:
• Designated parking for customers and employees.
• Parking permit procedures for overnight guest parking.
Every homeowner shall be allowed to keep up to two (2) vehicles on the
premises. 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 retail parking areas only.
28. 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.
29. 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. Any proposed monument signs shall accommodate to
obstructing sight lines (Modified by the Planning Commission on September
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15, 2014).
30. 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.
31. Violations of the conditions of approval may result in citation and/or initiation of
revocation proceedings.
32. 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:
• 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.
• Solar power lighting shall be used for common areas where feasible
(Modified by the Planning Commission on September 15, 2014).
33. Exterior glass to be used for the project shall be subject to review and approval
by the Community Development Director. No exterior glass shall be approved if
it creates significant light and glare spillage to adjacent properties or highways.
34. 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.
Engineering Conditions of Approval
GENERAL
35. 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.
36. 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,
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must be processed through the City Engineer's office prior to being filed with the
County Recorder.
37. A preliminary subdivision guarantee is required showing all fee interest holders
and encumbrances. An updated title report shall be provided before the final
parcel map is released for filing with the County Recorder.
38. 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.
39. Final tract map shall be filed with the County Recorder and one (1) Mylar copy of
filed map shall be submitted to the City Engineer's 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.
40. Comply with all requirements of the Subdivision Map Act.
41. 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.
42. 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.
43. The project plans indicate that the airspace in the six 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.
44. 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.
45. 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.
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46. A grading and drainage plan must provide for each lot having an independent
drainage system to the public street, to a public drainage facility, by means of an
approved drainage easement, or by the existing drainage channel (Modified by
the Planning Commission on September 15, 2014).
47. 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, by means of
an approved drainage easement, or by the existing drainage channel (Modified
by the Planning Commission on September 15, 2014).
48. 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.
49. 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.
50. 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
51. 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.
52. All work proposed within the public right-of-way shall require permits from the
Public Works Department.
53. Remove and replace existing curb and gutter from westerly property line to
easterly property line.
54. Remove and replace sidewalk from westerly property line to easterly property
line, minimum seven feet wide.
55. Remove and construct driveway approaches as indicated on the plans.
56. Remove existing trees and replace with 48-inches box min. Contact City Arborist
for tree species recommendations.
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SEWER
57. Approval of this land division is contingent upon providing a separate house
sewer lateral to serve each lot of the land division.
58. 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.
59. 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
60. All power, telephone and cable television shall be underground.
61. Any utilities that are in conflict with the development shall be relocated at the
developer's expense.
62. 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
63. 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.
Traffic Conditions of Approval
64. The applicant shall construct the on-site circulation system in substantial
compliance to the site plan submitted in the traffic impact study.
65. Vehicle access shall be left turn in, right turn in, and right turn out
only. Outbound left turns shall be prohibited by construction of a raised center
median (See Traffic Impact Study Exhibit Q), and appropriate turn restriction
signs to the satisfaction of the City.
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66. A stop sign, stop bar, and stop legend shall be installed and maintained at the
project exit, and traffic calming devices shall be installed in the primary access
drive consistent with the existing easement conditions (Modified by the
Planning Commission on September 15, 2014).
67. The applicant shall be responsible for the design and modification of the existing
raised center median on Garvey Avenue at the project driveway to prohibit
outbound left turns. The median shall be constructed per City standards prior to
occupancy of any buildings.
68. A sight distance analysis at the driveway along Garvey should be prepared.
69. All residential parking spaces shall be signed and marked as noted in the Traffic
Impact Study (Exhibit 0).
70. Radiused curbs shall be constructed on the raised planters adjacent to all parallel
parking spaces and shall not extend deeper than 7-feet from the inside edge of
the parking space for improved parking access.
71. All improvements recommended by the Traffic Impact Study, prepared by RK
Engineering Group, LLC shall comply prior to the Building and Safety final
inspection (Added by the Planning Commission on September 15, 2014).
Fire Department Conditions of Approval
(Added by the Planning Commission on September 15, 2014)
72. Provide the bond verification for the improvements prior to the clearance of the
Final Map.
73. Submit the Final Map to the Land Development Unit for review.
74. Submit the Grading Plan to the Land Development Unit for review.
75. Submit a minimum of three (3) copies of the water plans indicating the new fire
hydrant locations to the Fire Department's Land Development Unit for review. All
required PUBLIC fire hydrants shall be installed, tested and accepted prior to
beginning construction.
ACCESS
76. The Tentative Tract Map, as submitted, meets current Fire Department
requirements for access.
77. Prior to the issuance of any building permits, the required Fire Apparatus Access
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Roads and the fire hydrants shall be inspected for compliance by the County of
Los Angeles Fire Department.
78. All on-site Fire Department vehicular access roads shall be labeled as "Private
Driveway and Fire Lane" on the site plan along with the widths clearly depicted
on the plan. Labeling is necessary to assure the access availability for Fire
Department use. The designation allows for appropriate signage prohibiting
parking.
79. Fire Department vehicular access roads must be installed and maintained in a
serviceable manner prior to and during the time of construction. Fire Code 501.4
80. All fire lanes shall be clear of all encroachments, and shall be maintained in
accordance with the Title 32, County of Los Angeles Fire Code.
81. The Fire Apparatus Access Roads and designated fire lanes shall be measured
from flow line to flow line.
82. Provide a minimum unobstructed width of 28 feet, exclusive of shoulders and an
unobstructed vertical clearance "clear to sky" Fire Department vehicular access
to within 150 feet of all portions of the exterior walls of the first story of the
building, as measured by an approved route around the exterior of the building
when the height of the building above the lowest level of the Fire Department
vehicular access road is more than 30 feet high, or the building is more than
three stories. The access roadway shall be located a minimum of 15 feet and a
maximum of 30 feet from the building, and shall be positioned parallel to one
entire side of the building. The side of the building on which the aerial fire
apparatus access road is positioned shall be approved by the fire code official.
Fire Code 503.1.1 & 503.2.2
83. The dimensions of the approved Fire Apparatus Access Roads shall be
maintained as originally approved by the fire code official. Fire Code 503.2.2.1
84. Dead-end fire apparatus access roads in excess of 150 feet in length shall be
provided with an approved Fire Department turnaround. Fire Code 503.2.5
85. Fire Department vehicular access roads shall be provided with a 32 foot
centerline turning radius. Fire Code 503.2.4
86. Fire Apparatus Access Roads shall be designed and maintained to support the
imposed load of fire apparatus weighing 37 'A tons and shall be surfaced so as to
provide all-weather driving capabilities. Fire apparatus access roads having a
grade of 10 percent or greater shall have a paved or concrete surface. Fire Code
503.2.3
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87. Provide approved signs or other approved notices or markings that include the
words NO PARKING - FIRE LANE". Signs shall have a minimum dimension of
12 inches wide by 18 inches high and have red letters on a white reflective
background. Signs shall be provided for fire apparatus access roads, to clearly
indicate the entrance to such road, or prohibit the obstruction thereof and at
intervals, as required by the Fire Inspector. Fire Code 503.3
88. A minimum 5 foot wide approved firefighter access walkway leading from the fire
department access road to all required openings in the building's exterior walls
shall be provided for firefighting and rescue purposes. Fire Code 504.1
89. Fire Apparatus Access Roads shall not be obstructed in any manner, including
by the parking of vehicles, or the use of traffic calming devices, including but not
limited to, speed bumps or speed humps. The minimum widths and clearances
established in Section 503.2.1 shall be maintained at all times. Fire Code 503.4
90. Traffic Calming Devices, including but not limited to, speed bumps and speed
humps, shall be prohibited unless approved by the fire code official. Fire Code
503.4.1
91. Security barriers, visual screen barriers or other obstructions shall not be
installed on the roof of any building in such a manner as to obstruct firefighter
access or egress in the event of fire or other emergency. Parapets shall not
exceed 48 inches from the top of the parapet to the roof surface on more than
two sides. Fire Code 504.5
92. Approved building address numbers, building numbers or approved building
identification shall be provided and maintained so as to be plainly visible and
legible from the street fronting the property. The numbers shall contrast with their
background, be Arabic numerals or alphabet letters, and be a minimum of 4
inches high with a minimum stroke width of 0.5 inch. Fire Code 505.1
93. Multiple residential and commercial buildings having entrances to individual units
not visible from the street or road shall have unit numbers displayed in groups for
all units within each structure. Such numbers may be grouped on the wall of the
structure or mounted on a post independent of the structure and shall be
positioned to be plainly visible from the street or road as required by Fire Code
505.3 and in accordance with Fire Code 505.1.
WATER SYSTEM
94. All fire hydrants shall measure 6"x 4"x 2-1/2" brass or bronze, conforming to
current AWWA standard C503 or approved equal, and shall be installed in
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accordance with the County of Los Angeles Fire Department Regulation 8.
95. All on-site fire hydrants shall be installed a minimum of 25' feet from a structure
or protected by a two (2) hour rated firewall. Exception: For fully sprinkled multi-
family structures, on-site hydrants may be installed a minimum of 10 feet from
the structure. Fire Code Appendix C106
96. All required PUBLIC fire hydrants shall be installed, tested and accepted prior to
beginning construction. Fire Code 501.4
97. All private on-site fire hydrants shall be installed, tested and approved prior to
building occupancy. Fire Code 901.5.1
- Plans showing underground piping for private on-site fire hydrants shall be
submitted to the Sprinkler Plan Check Unit for review and approval prior to
installation. Fire Code 901.2 & County of Los Angeles Fire Department
Regulation 7
FIRE FLOW
98. The required fire flow for the public fire hydrants for this project is 3750 gpm at 20
psi residual pressure for 3 hours. Three (3) public fire hydrants flowing
simultaneously may be used to achieve the required fire flow. Fire Code 507.3 &
Appendix B105.1
99. The required fire flow for the on-site private fire hydrants for this project is1250
gpm at 20 psi residual pressure for 2 hours. One (1) on-site fire hydrant flowing
simultaneously may be used to achieve the required fire flow.
PUBLIC FIRE HYDRANTS
100. Install one (1) public fire hydrant as noted by the Fire Department on the plan
dated August 20, 2014.
101. The fire flow for the existing public fire hydrant is adequate per the fire flow test
dated May 20, 2014 by the San Gabriel Valley Water Company is adequate.
PRIVATE ON-SITE FIRE HYDRANTS
102. Install one (1) private on-site fire hydrant as noted on the plan dated August 20,
2014.
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