PC - 2016-15 - Approving Design Review 16-06 To Convert and Upgrade a Former Taco Bell with Drive Through to a Starbucks PC RESOLUTION 16-15
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
APPROVING DESIGN REVIEW 16-06, TO CONVERT AND UPGRADE A
FORMER TACO BELL WITH DRIVE-THROUGH TO A STARBUCKS
WITH DRIVE-THROUGH. THE PROJECT SITE IS LOCATED AT 9403-
9415 VALLEY BOULEVARD (APNS: 8592-009-007 AND 8592-009-008),
IN A C-3/D-0 (MEDIUM COMMERCIAL WITH A DESIGN OVERLAY)
ZONE
WHEREAS, on May 24, 2016, Starbucks Coffee Company submitted a Design
Review application to convert a former taco bell with drive-through into a Starbucks with
drive-through at 9403-9415 Valley Boulevard;
WHEREAS, 9403-9415 Valley Boulevard is located in a C-31D-O (Medium
Commercial with a Design Overlay) zoning district;
WHEREAS, Section 17.28.020(C) of the Rosemead Municipal Code provides the
criteria for a Design Review;
WHEREAS, Sections 65800 & 65900 of the California Government Code and
Section 17.28.020(C) of the Rosemead Municipal Code authorize the Planning
Commission to approve, conditionally approve, or deny Design Review applications;
WHEREAS, on August 4, 2016, forty-seven (47) notices were sent to property
owners within a 300-foot radius from the subject property, the notice was published in the
Rosemead Reader, and notices were posted in six (6) public locations and on site,
specifying the availability of the application, and the date, time, and location of the public
hearing for Design Review 16-06;
WHEREAS, on August 15, 2016, the Planning Commission held a duly noticed
and advertised public hearing to receive oral and written testimony relative to Design
Review 16-06; and
WHEREAS, the Rosemead Planning Commission has sufficiently considered all
testimony presented to them in order to make the following determination.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Rosemead as follows:
SECTION 1. The Planning Commission HEREBY DETERMINES that Design
Review 16-06 is classified as a Class 1 Categorical Exemption, pursuant to Section 15301
of the California Environmental Quality Act guidelines. Section 15301 of the California
Environmental Quality Act guidelines exempts projects consisting of the operation, repair,
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maintenance, permitting, leasing, licensing, or minor alteration of existing public or private
structures, facilities, mechanical equipment, or topographical features, involving
negligible or no expansion of use beyond that existing at the time of the lead agency's
determination.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that
facts do exist to justify approving Design Review 16-06, 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 project includes interior remodel and upgrades, exterior
renovations, new outdoor patio with seating, parking lot improvements, new landscaping,
new trash enclosure, and replacement of signage throughout. The upgraded materials
and modern design provides a significant improvement to the existing structure and would
be complementary to the existing developments in the vicinity.
B. The plan for the proposed structure and site development indicates the manner
in which the proposed development and surrounding properties are protected against
noise, vibrations, and other factors which may have an adverse effect on the environment,
and the manner of screening mechanical equipment, trash, storage and loading areas.
FINDING: The proposed project includes interior remodel and upgrades, exterior
renovations, new outdoor patio with seating, parking lot improvements, new landscaping,
new trash enclosure, and replacement of signage throughout. As such, the proposed
project would not produce any foreseeable adverse impacts. Furthermore, the upgraded
materials and modern design provides a significant improvement to the site and
surrounding properties. In addition, the new black standing seam metal roof will serve as
a parapet to screen mechanical equipment. Furthermore, the applicant is proposing to
construct a new trash enclosure with self-closing, solid doors and a solid roof. In addition,
conditions of approval have been added to protect noise, vibrations, and other factors
which may have an adverse effect on the environment.
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
developments in the neighborhood as to cause the nature of the local environment to
materially depreciate in appearance and value.
FINDING: The proposed exterior facade design of the existing building would
complement the existing commercial site developments within the vicinity of the project
site. The existing site and architecture of the building is outdated and deteriorated. The
building design utilizes the same form and scale of the existing building with significant
improvements to the materials, architectural details and craftsmanship. As such,
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approval of the proposed project would not cause the nature of the local environment to
materially depreciate in appearance and value.
D. The proposed building or structure is in harmony with the proposed
developments on land in the general area, especially 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. The proposed project includes interior remodel
and upgrades, exterior renovations, new outdoor patio with seating, parking lot
improvements, new landscaping, new trash enclosure, and replacement of signage
throughout. The proposed project would complement the existing commercial site
developments within the vicinity of the project site. As such, the proposed project would
be in harmony with the developments within the vicinity of the project site.
E. The proposed development is in conformity with the standards of this Code and
other applicable ordinances in so far as the location and appearance of the buildings and
structures are involved.
FINDING: The proposed development meets all of the minimum code
requirements for the C-3D (Medium Commercial with a Design Overlay) zone, and all
applicable referenced code sections of the Rosemead Municipal Code.
F. The site plan and the design of the buildings, parking areas, signs, landscaping,
luminaries, and other site features indicates that proper consideration has been given to
both the functional aspects of the site development, such as automobile and pedestrian
circulation, and the visual effect of the development from the view of public streets.
FINDING: The proposed project consists of improvements to the building, parking
areas, signs, landscaping, luminaries, and other site features which will be a significant
improvement to the site and surrounding properties and would produce a visually pleasing
effect of the development from the view of public streets. Proper consideration has been
given to both the functional aspects of the site development for this project. The City's
Traffic Consultant has also reviewed the proposed layout and has determined that the
proposed drive-through aisle improves the existing drive-through aisle.
SECTION 3. The Planning Commission HEREBY APPROVES Design Review 16-
06 to convert and upgrade a former Taco Bell with drive-through into a Starbucks with
drive-through, and subject to the conditions listed in Attachment "A" attached hereto and
incorporated herein by reference.
SECTION 4. This action shall become final and effective ten (10) days after this
decision by the Planning Commission, unless within such time a written appeal is filed
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with the City Clerk for consideration by the Rosemead City Council as provided in
Rosemead Municipal Code, Section 17.160.040 —Appeals of Decisions.
SECTION 5. This resolution is the result of an action taken by the Planning
Commission on August 15, 2016, by the following vote:
AYES: DANG, ENG, HERRERA, LOPEZ, and TANG
NOES: 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 August, 2016.
••/..
Daniel opez, C sir
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
August, 2016, by the following vote:
AYES: DANG, ENG, HERRERA, LOPEZ, and TANG
NOES: NONE
ABSTAIN: NONE
ABSENT: NONE
(.(M.11 A t. taA4L4
Michelle Ramirez, Secretary
APPRO a AS TcyerM7
Grego�7' urphy, Plannir• Commission Attorney
Burke,yliams & Sorensen,
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ATTAC HMENT "A"
DESIGN REVIEW 16-06
9403-9415 VALLEY BOULEVARD
(APN: 8592-009-007 AND 8592-009-008)
CONDITIONS OF APPROVAL
AUGUST 15, 2016
Standard Conditions of Approvals
1. Design Review 16-06 ("Project") is approved to convert and upgrade a former Taco
Bell with drive-through into a Starbucks with drive-through, located at 9403-9415
Valley Boulevard, in accordance with the draft plans marked Exhibit "B", dated
August 1, 2016. Any revisions to the approved plans must be resubmitted for
Planning Division review and, if satisfactory, approval.
2. The following conditions must be complied to the satisfaction of the Planning
Division prior to final approval of the associated plans, building permits, occupancy
permits, or any other appropriate request.
3. The conditions listed on this exhibit shall be copied directly onto any development
plans subsequently submitted to the Planning and Building Divisions.
4. Approval of Project shall not take effect for any purpose until the applicant(s) have
filed with the City of Rosemead ("City") a notarized affidavit stating that he/she is
aware of and accepts all of the conditions of approval as set forth in the letter of
approval and this list of conditions within ten (10) days from the Planning
Commission approval date.
5. The on-site public hearing notice posting shall be removed by the end of the 10-
day appeal period of Project.
6. Project is approved for a period of one (1) year. The applicant(s) shall commence
the approved project 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 Project
has been unused, abandoned, or discontinued for a period of one (1) year, it shall
become null and void.
7. The Planning Commission hereby authorizes the Planning Division to make and/or
approve minor modifications to the project and to these conditions of approval.
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8. Project is granted or approved with the City and its Planning Commission and City
Council retaining and reserving the right and jurisdiction to review and to modify
the permit, including the conditions of approval based on changed circumstances.
Changed circumstances include, but are not limited to, the modification of the use,
a change in scope, emphasis, size, or nature of the use, or the expansion,
alteration, reconfiguration, or change of use. This reservation of right to review is
in addition to, and not in lieu of, the right of the City, its Planning Commission, and
City Council to review and revoke or modify any permit granted or approved under
the Rosemead Municipal Code for any violations of the conditions imposed on
Project.
9. The applicant(s) 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.
10. The applicant(s) shall comply with all Federal, State, and local laws relative to the
approved use, including the requirements of the Planning, Building, Fire, Sheriff,
and Health Departments.
11. Building permits will not be issued in connection with any project until such time as
all plan check fees and all other applicable fees are paid in full. Prior to issuance
of building permits, any required school fees shall be paid. The applicant shall
provide the City with written verification of compliance from the applicable school
districts.
12. The numbers of the address signs shall be at least six (6) inches tall with a
minimum character width of 3/4 inch, 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 Community Development Director, or his/her
designee, prior to installation.
13. The hours of construction shall be limited from 7:00 a.m. to 8:00 p.m., Monday
through Saturday. No construction shall take place on Sundays or on any federal
holiday, without prior approval by the City. The applicant shall abide by the noise
control sections of the Rosemead Municipal Code.
14. The Building Division, Planning Division, and Engineering Division shall have
access to the project site at any time during construction to monitor progress.
15. All requirements of the Building and Safety Division, Planning Division, and
Engineering Division shall be complied with prior to the final approval of the
proposed construction.
16. All ground level mechanical/utility equipment (including meters, back flow
prevention devices, fire valves, A/C condensers, furnaces, and other equipment)
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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.
17. All new roof-top appurtenances and equipment shall be adequately screened from
view to the satisfaction of the Planning Division. Such equipment shall not exceed
the height of the parapet wall. There shall be no mechanical equipment located on
the sides of the building.
18. The parking area, including handicapped spaces, shall be paved and re-painted
periodically to City standards to the satisfaction of the Planning Division. In
accordance with the Rosemead Municipal Code, all designated parking stalls shall
be double striped. Such striping shall be maintained in a clear, visible, and orderly
manner to the satisfaction of the Planning Division.
19. The site shall be maintained in a graffiti-free state. Any graffiti shall be removed
within twenty-four (24) hours.
20. Violations of the conditions of approval may result in citation and/or initiation of
revocation proceedings.
Project Specific Conditions of Approval
21. All walls and/or fences shall match or complement the commercial building in color,
material, and design; and shall be consistent in appearance.
22. Prior to the Planning Division final approval, the applicant shall patch, re-slurry
seal, and re-stripe the entire parking area.
23. Stone veneer (El Dorado, "Silverton Mountain Ledge Panels") shall be
incorporated into the base of the new trash enclosure.
24. Any exterior lighting shall be fully shielded and directed downwards as to not
project over the property lines of the subject site.
25. Planning Division approval of sign plans must be obtained prior to obtaining
building permits and/or installation for any signs.
Engineering Division Condition of Approval
26. A covenant and agreement may be required by the City Engineer to hold all
parcels (APNS: 8592-009-007 and 8592-009-008) as one (1) parcel and shall be
executed to the satisfaction of the Engineering Division.
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