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PC - Item 3B - Design Review 16-02, Conditional Use Permit 16-01 and Zone Change 16-01 ti " ° ROSEMEAD PLANNING COMMISSION STAFF REPORT rrr ^tog TO: THE HONORABLE CHAIR AND PLANNING COMMISSION FROM: PLANNING DIVISION DATE: MARCH 6, 2017 SUBJECT: DESIGN REVIEW 16-02, CONDITIONAL USE PERMIT 16-01, AND ZONE CHANGE 16-01 8900 GLENDON WAY Summary Ivar Eagle, LLC has submitted entitlement applications to construct a new five—story Hampton Inn & Suites with 123 guest rooms. The hotel includes a business center with a computer, fax machine and photocopy machine; fitness center; meeting rooms; swimming pool; and, snack shop. The project proposes to provide 125 parking spaces. New landscaping will be provided along the northern, western, and southern project boundaries to buffer the project from the adjacent uses. A three-foot tall block wall and landscaping will be constructed along the eastern project boundary to separate and buffer the project from the UFC Gym and its parking lot adjacent to and east of the site. The hotel is proposed to be 6T-9" in height. The property is located at 8900 Glendon Way (southeast corner of Ivar Avenue and Glendon Way) in a Medium Commercial with a Design Overlay (C-3/D-O) and a Planned Development (P-D) zone. Environmental Analysis The City of Rosemead acting as a Lead Agency, has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed mixed use project pursuant to Section 15070(b) of the California Environmental Quality Act (CEQA). The Initial Study has been undertaken to determine if the proposed project may have a significant effect on the environment. The Initial Study was prepared and completed by Phil Martin & Associates, Inc., acting as a consultant to the City, in accordance with the California Environmental Quality Act (CEQA) Guidelines. On the basis of the Initial Study, the City of Rosemead has concluded that the project would have significant environmental impacts, unless mitigated; therefore a Draft Mitigated Negative Declaration (MND) was prepared. The MND reflects the independent judgment of the City as a lead agency per CEQA Guidelines. The project site is not on a list compiled pursuant to Government Code section 65962.5. The proposed project is not considered a project of statewide, regional or area-wide significance and would not affect highways or other facilities under the jurisdiction of the State of California Department of Transportation. Planning Commission Meeting March 6,2017 Page 2 of 51 A Notice of Intent to Adopt a Mitigated Negative Declaration for the project was distributed for a 30-day public review and comment period from February 3, 2017 to March 6, 2017. The Mitigated Negative Declaration and a Mitigation Monitoring Program, as required by CEQA guidelines, is attached to this staff report for your review. If the Commission recommends this project to the City Council for approval, then the Commission must make a finding of adequacy with the environmental assessment and recommend that the City Council adopt the attached Mitigated Negative Declaration and Mitigation Monitoring Program. It is anticipated that the mitigation measures in the Mitigated Negative Declaration and Mitigation Monitoring Program will mitigate the environmental impacts of the project to a "less than significant" level. Staff Recommendation It is recommended that the Planning Commission ADOPT Resolution No. 17-04 with findings (Exhibit "A"), which is a resolution recommending that the City Council adopt Resolution 2017-10 (attached as Exhibit "B") approving Design Review 16-02 and Conditional Use Permit 16-01, adopt Ordinance 972 (attached as Exhibit "C") approving Zone Change 16-01, and adopt the associated Mitigated Negative Declaration (Exhibit "E") and Mitigation Monitoring Program (Exhibit "F"). Property History and Description The subject site is located north of the Interstate 10 (1-10) Freeway, just west of Rosemead Boulevard, on the southeast corner of Ivar Avenue and Glendon Way. The project area consists of one parcel totaling approximately 1.83 acres. The site is currently developed as an asphalt paved surface parking lot. r • SUBJECT LOT _ _. ... I • UFC GYM Aerial View of Project Site Planning Commission Meeting March 6,2017 Page 3 of 51 As illustrated in the aerial view of the project site, the subject lot is adjacent to the UFC Gym lot. Historically, the subject lot and the UFC Gym lot were operated as one business. However, in 2005, a Lot Line Adjustment was completed to create a new lot (subject lot), which totals approximately 1.83 acres. This lot was then sold to a different owner. There is an existing recorded Declaration of Restrictions and Grant of Easements between both lots, which imposes certain restrictions on the development and use of the parcels and provides for maintenance and control of easements for the benefit of the property owners of both lots. rr. a' r rkm,,. ..til ,,,t,::), , .:, .. ;e1 - , . , - . ' , iC,-Y1 : 'r' r fit -, North View Site & Surrounding Land Uses The project site is designated in the General Plan as Commercial and on the Zoning Map, it is a single lot designated as both C-3/D-O and P-D, however, there are no City records on why the subject lots were classified as dual zoning The site is surrounded by the following land uses: North General Plan: High Density Residential Zoning: R-3 (Medium Multiple Residential) Land Use: Residential South General Plan: I-10 Freeway Zoning: 1-10 Freeway Land Use: 1-10 Freeway Planning Commission Meeting March 6,2017 Page 4 of 51 East General Plan: Commercial Zoning: P-D (Planned Development) Land Use: Commercial West General Plan: Commercial Zoning: C-3/D-O (Medium Commercial with a Design Overlay) Land Use: Commercial Project Description The applicant is proposing to construct and operate a new five-story Hampton Inn & Suites with 123 guest rooms totaling 71,250 square feet. The hotel will be operational twenty-four (24) hours a day, 7 days a week with a maximum of six employees per shift. The project will require the demolition of the existing surface parking lot and other site improvements to allow the construction of the hotel. The hotel is proposed to include a business center with a computer, fax machine and photocopy machine; fitness center; meeting rooms; swimming pool; and, snack shop. Complimentary breakfast will be provided for hotel guests. There will be seven rooms on the first floor, along with an office, hotel lobby, breakfast area and snack shop with twenty-nine hotel rooms on each of the floors 2 through 5. The project proposes a total of 125 parking spaces including 95 standard spaces, 20 compact spaces, five RV spaces, five handicap spaces as well as 20 bicycle spaces. Design Review 16-02 Per Rosemead Municipal Code Section 17.28.020(A)(1), design review procedures shall be followed for all improvements requiring a building permit or visible changes in form, texture, color, exterior façade or landscaping. The proposed project is located in a Design Overlay zone, therefore, a Design Review shall be approved by the Planning Commission. Conditional Use Permit 16-01 Per Rosemead Municipal Code Table 17.16.020.1, a Conditional Use Permit is required in order to establish a hotel use in the C-3 zone. Zone Change 16-01 Per Rosemead Municipal Code Section 17.152.020, amendment to the City's Zoning Map may be initiated by the Planning Commission or the City Council, whenever the public necessity, convenience, general welfare, or good zoning practice justifies such action. In 1967, the City Council adopted Ordinance 199 (attached as Exhibit `E") approving Zone Change 25. Zone Change 25 reclassified all R-1, R-3, and R-3-D zones within the highlighted area (outlined yellow) in Figure 1 (below) to P-D. The C-3/D-0 zone within such area was not affected by Zone Change No. 25. As described in Ordinance 199, Planning Commission Meeting March 6,2017 Page 5 of 51 Lot 19 and the western 40 feet of Lot 20 remained as C-31D-O. Zone Change 25 created the dual zone of the subject property as illustrated in Figure 2. To resolve the dual zone classification, the applicant is requesting the Zone Change. City Staff supports this Zone Change as it is consistent with good zoning practice and will resolve an issue that should not have existed in the first place. Zone Change 16-01 will amend the Zoning Map by eliminating the dual zone classification from C-3/D-O and P-D to a single zone classification of C-3/D-O. I . o�S r r .� .. -- :L .. w x f M L . 5 t . 4 0 22 ai a us 5 :ed R :] 1131 �k] it y 4c "'III in N T Suba pat Sire GPN'.S3§0-011 sf7 a ) t I. ° % 1 R is 4E i z is rc - a • �. Figure 1 Figure 2 Development Standards Staff has verified that the proposed hotel would be in compliance with the applicable development standards of the Rosemead Zoning Code, as demonstrated in the following table: De elomBiM. .1 " Lot Size 39,000 s.f. (minimum) 79,813 sf. Lot Width 100 feet(minimum) 167 feet Lot Coverage 40%(maximum) 19% Planning Commission Meeting March 6,2017 Page 6 of 51 Floor Area Ratio 1.0:1 (maximum allowed with incorporation of required hotel 0.89:1 (FAR) amenity standards) Front Setback Zero 15 feet Side Street None Zero to Ten feet Setback Rear Setback Zero >300 feet Height 75 feet(maximum) One space per guest room plus applicable requirement for Parking additional uses,plus one space per three employees 125 parking spaces 123(guest rooms)+2(6 employees) = 125 parking spaces Hotel$peniRe • • Required Proposed Remdiemenfs Number of 50 123 Rooms i Floor Area Per 400 s.f. (minimum) >400 s.f. Guest Room Landscape Ten Percent of Gross Lot Area 19%(14,985 s.f) 79,813 X 10%=7,981 s.f. Hotel Amenity Standards Per Rosemead Municipal Code Section 17.30.130(C)(4)(a) and 17.30.130(C)(4)(b), the FAR of a hotel or motel development must be consistent with the land use designation in the General Plan. Hotels located in the Commercial or High Intensity Commercial land use designation in the General Plan may be developed up to a maximum permitted FAR of 1.0:1 if the projects meet the required hotel amenities and a minimum of two additional hotel amenities identified in Table 17.30.110.2. Rerjuiredknienides Hotel Proposed Business Center Service* Required ✓ Complimentary breakfast Required V In-room wired or wireless high speed Internet Required ✓ Additional Amenities: Multi-function ballroom/meeting rooms Optional ✓ Restaurant or bar or lounge Optional ✓ Concierge desk Optional ✓ Convenience store/snack shop Optional ✓ Daycare services Optional Day spa/salon Optional Fitness Center Optional ✓ Planning Commission Meeting March 6,2017 Page 7 of 51 Florist or gift shop Optional Laundry Service Optional J Pool or spa/Jacuzzi Optional ✓ Room Service Optional Self-service laundry Optional Valet Parking Optional Proposed Floor Plan The first floor plan includes a lobby, concierge desk, breakfast area, swimming pool, kitchen, fitness center, meeting room for hotel guests, business center, laundry room, restrooms, employee break room, offices, and seven guest rooms. The second through fifth floor plans include 29 guest rooms. As illustrated on the floor plan (attached as Exhibit "G), there are five types of guest rooms (King Suite, Double Queen, King Studio, Accessible King Suite, and Accessible King Studio). Proposed Landscaping and Fencing: A conceptual landscape plan has been attached as Exhibit "G." New landscaping is proposed throughout the site. Landscaping is shown in the form of perimeter planting areas and landscaped islands within the surface parking lot areas. The Applicant will be required to submit a detailed landscape and irrigation plan to the Planning Division for review and approval prior to issuance of any Building Permits. New decorative perimeter block walls are proposed along the east and west property lines. Parking and Circulation - Access to the site will be provided via two driveways along Glendon Way and Ivar Avenue. The subject site will have a total of 125 surface parking spaces, which includes 95 standard parking spaces, 20 compact spaces, five RV parking spaces, and five handicapped parking spaces. In addition, the proposed project will also include 20 bicycle parking spaces. Traffic A traffic impact study prepared by Stantec, dated December 21, 2016, was completed for the project. The Study analyzes trip generation and level of service impacts upon six nearby intersections. The intersections studied are as follows: 1. Glendon Way and Ivar Avenue (1-way stop); 2. Glendon Way and 1-10 Westerly westbound On/Off Ramp (2-way stop); 3. Glendon Way and Rosemead Boulevard (Signalized); 4. Glendon Way and 1-10 Easterly westbound On/Off Ramp (1-way stop); 5. Marshall Street and Rosemead Boulevard (Signalized); and 6. Valley Boulevard and Rosemead Boulevard (Signalized). Planning Commission Meeting March 6,2017 Page 8 of 51 Based on the traffic study, the project traffic will not cause any of the six studied intersections to exceed an unacceptable level of service or exceed their existing level of service. All area roadways will continue to operate within their design capacity. The project will have less-than signification traffic impacts to the six studied area intersections. The City Engineer and City's Traffic Consultant has reviewed the traffic study and finds it acceptable and the study has been relied on in the Mitigated Negative Declaration. Proposed Architecture: The proposed design of the hotel is consistent with the contemporary design of the Hampton Inn and Suites. The applicant proposes to apply various types of materials to the exterior walls of the commercial building to break-up the building's profile. According to the colored renderings, which will be available to view at the Planning Commission meeting, the applicant is proposing a mixture of earth toned exterior smooth stucco finish throughout all building elevations. The building cornice will be smoothly finished in an off-white color. Shades of brown colored stone veneer will be incorporated into the entry treatment and porte cochere. In addition, the applicant is proposing to incorporate Ye" horizontal reveals along all elevations. As proposed, the project will not negatively change the appearance of the surrounding built environment. Lighting New exterior lighting is proposed for the property. All new lighting will be fully shielded and directed downwards to mitigate glare on adjacent properties. A photometric study was completed by the applicant. The photometric analysis shows that the project will have sufficient levels of exterior lighting at the hotel entrance, public sidewalks, open space areas, and throughout the parking lot. For this reason, the Mitigated Negative Declaration includes a lighting mitigation measure, which states: "Prior to the issuance of a building permit the project applicant shall submit a lighting plan for approval by the Planning Division that incorporates any of the following light reducing measures as applicable: • Select lighting fixtures with more-precise optical control and/or different lighting distribution. • Relocate and/or change the height and/or orientation of proposed lighting fixtures. • Add external shielding and/or internal reflectors to fixtures. • Select lower-output lamp/lamp technologies • A combination of the above." Soils Report The California Department of Conservation, California Geological Survey has identified the project site as one subject to potential liquefaction. Liquefaction is the sudden failure and fracturing of saturated ground resulting from an earthquake, which can cause structural failure of buildings, roadways, bridges, etc. Structures presently on the Planning Commission Meeting March 6,2017 Page 9 of 51 site, as well as any future structures, are subject to the consequences of liquefaction. For this reason, a soils report was prepared for this project by Cal Land Engineering, Inc. The City's independent geotechnical and engineering geology consultants have reviewed the report and have deemed it acceptable. On August 3, 2016, the report was sent to the State Department of Conservation. Municipal Code Requirements Design Review Per Rosemead Municipal Code Section 17.28.020(A)(1), design review procedures shall be followed for all improvements requiring a building permit or visible changes in form, texture, color, exterior facade or landscaping. Per Rosemead Municipal Code Section 17.28.020(C), the Planning Commission where authorized, may approve may approve, approve with conditions, or disapprove an application based on the following criteria: 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; The proposed development is located within a Commercial land use designation. The applicant has provided a design of high aesthetic quality, which in staff's determination will improve the aesthetics of the intersection. The proposed project is consistent with the Goal 2, Policy 2.7 of the Land Use Element of the City's General Plan in that the goal and policy call for establishing and applying architectural design review to new commercial development. 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; To ensure that the surrounding properties are protected against noise, vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP) specifically addresses 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. Planning Commission Meeting March 6,2017 Page 10 of 51 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; The proposed project will improve the aesthetics of the corner by establishing a new hotel development of high architectural quality. The improvements to the site will provide a marked improvement over the existing appearance of the intersection of Ivor Avenue and Glendon Way. The proposed design of the hotel is consistent with the contemporary design of the Hampton Inn and Suites. The applicant proposes to apply various types of materials to the exterior walls of the commercial building to break-up the building's profile. According to the colored renderings, the applicant is proposing a mixture of earth toned exterior smooth stucco finish throughout all building elevations. The building cornice will be smoothly finished in an off-white color. Shades of brown colored stone veneer will be incorporated into the entry treatment and porte cochere. In addition, the applicant is proposing to incorporate 1/2" horizontal reveals along all elevations. As proposed, the project will not negatively change the appearance of the surrounding built environment. 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; 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 façade with higher quality materials, a design that blends better with the area, and greatly improved landscaping and parking lot area. Planning Commission Meeting March 6,2017 Page 11 of 51 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 This proposed development meets all of the code requirements for the C-3/D-O zone, hotel specific requirements, 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, luminaires 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. Access to the site will be provided via two driveways along Glendon Way and Ivar Avenue. The subject site will have a total of 125 surface parking spaces, which includes 95 standard parking spaces, 20 compact spaces, five RV parking spaces, and five handicapped parking spaces. New exterior lighting is proposed for the property. New wall mounted fixtures will be placed along the front, side, and rear of the building. New light standards will be installed in the parking lot area. All new lighting will be fully shielded and directed downwards to mitigate glare on adjacent properties. The proposed design of the hotel is consistent with the contemporary design of the Hampton Inn and Suites. The applicant proposes to apply various types of materials to the exterior walls of the commercial building to break-up the building's profile. According to the colored renderings, which will be available to view at the Planning Commission meeting, the applicant is proposing a mixture of earth toned exterior smooth stucco finish throughout all building elevations. The building cornice will be smoothly finished in an off-white color. Shades of brown colored stone veneer will be incorporated into the entry treatment and pone cochere. In addition, the applicant is proposing to incorporate Ys" horizontal reveals along all elevations. As proposed, the project will not negatively change the appearance of the surrounding built environment. Conditional Use Permit Per Rosemead Municipal Code Table 17.16.020.1, a Conditional Use Permit is required in order to establish a hotel use in the C-3 zone. Per Rosemead Municipal Code, Section 17.132.040, a Conditional Use Permit may be issued only after a public hearing before the Planning Commission. The Planning Commission shall also find that the establishment, maintenance, or operation of the use so applied for will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort or general welfare of persons residing or Planning Commission Meeting March 6,2017 Page 12 of 51 working in the neighborhood thereof, not be detrimental or injurious to the property and improvements in the neighborhood or to the general welfare of the City. All of the following findings shall be made by the Planning Commission in conjunction with the approval of a Conditional Use Permit: A. Approval of the application will not be incompatible or injurious to other properties or land uses in the vicinity or create conditions materially detrimental to the public health, safety, and general welfare. The proposed use will not be incompatible or injurious to the other properties as a hotel is a use that may be conditionally permitted within the C-3 zone. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed mixed use project pursuant to Section 15070(b) of the California Environmental Quality Act (CEQA). The document is intended to be used by the City to evaluate the project's environmental impacts, if any, to less than a significant level. To ensure that the surrounding properties are protected against noise, vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP) specifically addresses mitigation measures. The applicant has provided a design of high aesthetic quality, which in Staff's determination will improve the aesthetics of the intersection. 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 traffic, noise, construction hours, screening of mechanical equipment, landscaping, lighting, and the overall maintenance of the property. B. The use is consistent with the General Plan. The proposed development is located within a Commercial land use designation. Per the Land Use Element of the General plan, businesses in Rosemead's commercial districts contribute substantially to the City's tax revenue. For this reason, a hotel may be developed up to a maximum permitted FAR of 1.0:1 if their projects include higher design standards. In addition, Goal 2 of the Land Use Element aims to expand opportunities for concentrated commercial and industrial uses that contribute jobs and tax revenues to the community. C. The use is consistent with the provisions of this Zoning Code. This proposed development meets all of the code requirements for the C-3/D-O zone, hotel specific requirements, and all applicable referenced code sections of Planning Commission Meeting March 6,2017 Page 13 of 51 the Rosemead Municipal Code. D. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act. The City of Rosemead acting as a Lead Agency, has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to Section 15070(b) of the California Environmental Quality Act (CEQA). The Initial Study has been undertaken to determine if the proposed project may have a significant effect on the environment. The Initial Study was prepared and completed by Phil Martin & Associates, Inc., acting as a consultant to the City, in accordance with the California Environmental Quality Act (CEQA) Guidelines. On the basis of the Initial Study, the City of Rosemead has concluded that the project would have significant impact, unless mitigated, therefore a Draft Mitigated Negative Declaration (MND) was prepared. The MND reflects the independent judgment of the City as a lead agency per CEQA Guidelines. The project site is not on a list compiled pursuant to Government Code section 65962.5. The proposed project is not considered a project of statewide, regional or area-wide significance and would not affect highways or other facilities under the jurisdiction of the State of California Department of Transportation. E. If development is provided for under the Conditional Use Permit, the project is consistent with the goals and objectives of the applicable standards and Design Guidelines in the overlying district. The subject site is not located in an overlying district with Design Guidelines. However, the proposed design of the hotel is consistent with the contemporary design of the Hampton Inn and Suites. The applicant proposes to apply various types of materials to the exterior walls of the commercial building to break-up the building's profile. According to the colored renderings, which will be available to view at the Planning Commission meeting, the applicant is proposing a mixture of earth toned exterior smooth stucco finish throughout all building elevations. The building cornice will be smoothly finished in an off-white color. Shades of brown colored stone veneer will be incorporated into the entry treatment and porte cochere. In addition, the applicant is proposing to incorporate 1/2" horizontal reveals along all elevations. In addition, the proposed project is consistent with the Goal 2, Policy 2.7 of the Land Use Element of the City's General Plan in that the goal and policy call for establishing and applying architectural design review to new commercial development. Planning Commission Meeting March 6,2017 Page 14 of 51 Zone Change Per Rosemead Municipal Code Section 17.152.060, amendments to the Official Zoning Map may be approved only if all the following findings are first made: A. The proposed amendment is consistent with the General Plan and any applicable specific plan; The proposed amendment is located within a Commercial land use designation. Per the Land Use Element of the General plan, businesses in Rosemead's commercial districts contribute substantially to the City's tax revenue. For this reason, a hotel may be developed up to a maximum permitted FAR of 1.0:1 if their projects include higher design standards. In addition, Goal 2 of the Land Use Element aims to expand opportunities for concentrated commercial and industrial uses that contribute jobs and tax revenues to the community. The proposed amendment is not located in a specific plan area. B. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City; and The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The subject site is currently zoned C- 3/D-0 and P-D. The proposed amendment would correct the dual zone classification by changing the subject site to only C-3/D-O. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to Section 15070(b) of the California Environmental Quality Act (CEQA). The document is intended to be used by the City to evaluate the project's environmental impacts, if any, to less than a significant level. To ensure that the surrounding properties are protected against noise, vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP) specifically addresses mitigation measures. C. The affected site is physically suitable in terms of design, location, operating characteristics, shape, size, topography, and the provision of public and emergency vehicle access, and public services and utilities and is served by highways and streets adequate in width and improvement to carry the kind and quantity of traffic the proposed use would likely generate, to ensure that the proposed use(s) and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located. The proposed amendment is physically suitable for the subject site as a portion of the site is already zone C-3/D-O. Staff has verified that the proposed hotel would be in compliance with the applicable development standards of the Rosemead Zoning Code. In addition, a traffic impact study was completed for Planning Commission Meeting March 6,2017 Page 15 of 51 the project. The Study analyzes trip generation and level of service impacts upon six nearby intersections. Based on the traffic study, the project traffic will not cause any of the six studied intersections to exceed an unacceptable level of service or exceed their existing level of service. All area roadways will continue to operate within their design capacity. The project will have less-than signification traffic impacts to the six studied area intersections. The City Engineer and City's Traffic Consultant has reviewed the traffic study and finds it acceptable and the study has been relied on in the Mitigated Negative Declaration. PUBLIC NOTICE PROCESS On February 2, 2017, twenty-three (23) notices were sent to property owners within a 300-feet radius from the subject property, in addition to notices posted in six (6) public locations, on-site, published in the Rosemead Reader, and filed with the Los Angeles County Clerk. Prepared by: Submitted by: t i. Laldialli Lily T. Valenzuela Michelle Ramirez City Planner Community Development Director EXHIBITS: A. Planning Commission Resolution No. 17-04 B. Draft City Council Resolution No.2017-10 C. Draft Ordinance 972 D. Project Conditions of Approval E. Ordinance 199 F. Mitigated Negative Declaration G. Mitigation Monitoring Program H. Site Plan/Floor Plan/Elevations Planning Commission Meeting March 6,2017 Page 16 of 51 EXHIBIT "A" PC RESOLUTION 17-04 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA RECOMMENDING THE CITY COUNCIL APPROVE DESIGN REVIEW 16-02, CONDITIONAL USE PERMIT 16-01, AND ZONE CHANGE 16-01 FOR THE CONSTRUCTION OF A NEW HAMPTON INN & SUITES WITH 123 GUEST ROOMS. THE SUBJECT SITE IS LOCATED AT 8900 GLENDON WAY IN A C-31D-O AND A P-D ZONES (APN: 5390- 018-036). WHEREAS, on February 24, 2016, Ivar Eagle, LLC submitted entitlement applications for the construction of a new Hampton Inn & Suites with 123 guest rooms, located at 8900 Glendon Way; and WHEREAS, 8900 Glendon Way is located in a C-3/D-O and a P-D zones; and WHEREAS, Rosemead Municipal Code Sections 17.28.020(A)(1) and 17.28.020(C) provides the purpose and criteria for a design review; and WHEREAS, Rosemead Municipal Code Section 17.132.040 provides the criteria for a conditional use permit; and WHEREAS, Rosemead Municipal Code Section 17.152.060 provides the criteria for amendments to the Official Zoning Map; and WHEREAS, Sections 65800 & 65900 of the California Government Code and Rosemead Municipal Code Sections 17.28.020(C) and 17.132.040 authorizes the Planning Commission to approve, conditionally approve, or disapprove the Design Review or Conditional Use Permit applications; and WHEREAS, Rosemead Municipal Code Section 17.152.040 and 17.152.060 authorizes the Planning Commission provide a written recommendation and reasons for the recommendation to the City Council whether to approve, approve in modified form, or deny the Zone Change application; and WHEREAS, on February 2, 2017, an Initial Environmental Study for the proposed project was completed finding that the proposed project would have a less than 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 Planning Commission Meeting March 6,2017 Page 17 of 51 WHEREAS, on February 2, 2017, twenty-three (23) notices were sent to property owners within a 300-feet radius from the subject property, in addition to notices posted in six (6) public locations, on-site, published in the Rosemead Reader, and filed with the Los Angeles County Clerk, specifying the availability of the application, plus the date, time, and location of the public hearing for Design Review 16-02, Conditional Use Permit 16-01, and Zone Change 16-01, pursuant to California Government Code Section 65091(a)(3); and WHEREAS, on March 6, 2017, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Design Review 16-02, Conditional Use Permit 16-01, and Zone Change 16-01; 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 makes a finding of adequacy with the Mitigated Negative Declaration and HEREBY RECOMMENDS that the City Council adopt the Mitigated Negative Declaration as the environmental clearance for Design Review 16-02, Conditional Use Permit 16-01, and Zone Change 16-01. SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Design Review 16-02 in accordance with Rosemead Municipal Code Section 17.28.020(C) 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 a Commercial land use designation. The applicant has provided a design of high aesthetic quality, which in Staff's determination will improve the aesthetics of the intersection. The proposed project is consistent with the Goal 2, Policy 2.7 of the Land Use Element of the City's General Plan in that the goal and policy call for establishing and applying architectural design review to new commercial development. 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, Planning Commission Meeting March 6,2017 Page 18 of 51 vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP) specifically addresses 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 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 project will improve the aesthetics of the corner by establishing a new hotel development of high architectural quality. The improvements to the site will provide a marked improvement over the existing appearance of the intersection of Ivar Avenue and Glendon Way. The proposed design of the hotel is consistent with the contemporary design of the Hampton Inn and Suites. The applicant proposes to apply various types of materials to the exterior walls of the commercial building to break-up the building's profile. According to the colored renderings, the applicant is proposing a mixture of earth toned exterior smooth stucco finish throughout all building elevations. The building cornice will be smoothly finished in an off-white color. Shades of brown colored stone veneer will be incorporated into the entry treatment and porte cochere. In addition, the applicant is proposing to incorporate Y2" horizontal reveals along all elevations. As proposed, the project will not negatively change the appearance of the surrounding built environment. 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. 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 Planning Commission Meeting March 6,2017 Page 19 of 51 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 buildings and structures are involved; and FINDING: This proposed development meets all of the code requirements for the C-31D-O zone, hotel specific requirements, 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, luminaires 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: Access to the site will be provided via two driveways along Glendon Way and Ivar Avenue. The subject site will have a total of 125 surface parking spaces, which includes 95 standard parking spaces, 20 compact spaces, five RV parking spaces, and five handicapped parking spaces. New exterior lighting is proposed for the property. New wall mounted fixtures will be placed along the front, side, and rear of the building. New light standards will be installed in the parking lot area. All new lighting will be fully shielded and directed downwards to mitigate glare on adjacent properties. The proposed design of the hotel is consistent with the contemporary design of the Hampton Inn and Suites. The applicant proposes to apply various types of materials to the exterior walls of the commercial building to break-up the building's profile. According to the colored renderings, which will be available to view at the Planning Commission meeting, the applicant is proposing a mixture of earth toned exterior smooth stucco finish throughout all building elevations. The building cornice will be smoothly finished in an off-white color. Shades of brown colored stone veneer will be incorporated into the entry treatment and porte cochere. In addition, the applicant is proposing to incorporate Y" horizontal reveals along all elevations. As proposed, the project will not negatively change the appearance of the surrounding built environment. SECTION 3. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Conditional Use Permit 16-01 in accordance with Rosemead Municipal Code Section 17.132.040 as follows: Planning Commission Meeting March 6,2017 Page 20 of 51 A. Approval of the application will not be incompatible or injurious to other properties or land uses in the vicinity or create conditions materially detrimental to the public health, safety, and general welfare; FINDING: The proposed use will not be incompatible or injurious to the other properties as a hotel is a use that may be conditionally permitted within the C-3 zone. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed mixed use project pursuant to Section 15070(b) of the California Environmental Quality Act (CEQA). The document is intended to be used by the City to evaluate the project's environmental impacts, if any, to less than a significant level. To ensure that the surrounding properties are protected against noise, vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP) specifically addresses mitigation measures. The applicant has provided a design of high aesthetic quality, which in Staff's determination will improve the aesthetics of the intersection. 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 traffic, noise, construction hours, screening of mechanical equipment, landscaping, lighting, and the overall maintenance of the property. B. The use is consistent with the General Plan; FINDING: The proposed development is located within a Commercial land use designation. Per the Land Use Element of the General plan, businesses in Rosemead's commercial districts contribute substantially to the City's tax revenue. For this reason, a hotel may be developed up to a maximum permitted FAR of 1.0:1 if their projects include higher design standards. In addition, Goal 2 of the Land Use Element aims to expand opportunities for concentrated commercial and industrial uses that contribute jobs and tax revenues to the community. C. The use is consistent with the provisions of this Zoning Code; FINDING: This proposed development meets all of the code requirements for the C-3/D-0 zone, hotel specific requirements, and all applicable referenced code sections of the Rosemead Municipal Code. Planning Commission Meeting March 6,2017 Page 21 of 51 D. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act; and The City of Rosemead acting as a Lead Agency, has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to Section 15070(b) of the California Environmental Quality Act (CEQA). The Initial Study has been undertaken to determine if the proposed project may have a significant effect on the environment. The Initial Study was prepared and completed by Phil Martin & Associates, Inc., acting as a consultant to the City, in accordance with the California Environmental Quality Act (CEQA) Guidelines. On the basis of the Initial Study, the City of Rosemead has concluded that the project would have significant impact, unless mitigated, therefore a Draft Mitigated Negative Declaration (MND) was prepared. The MND reflects the independent judgment of the City as a lead agency per CEQA Guidelines. The project site is not on a list compiled pursuant to Government Code section 65962.5. The proposed project is not considered a project of statewide, regional or area-wide significance and would not affect highways or other facilities under the jurisdiction of the State of California Department of Transportation. E. If development is provided for under the Conditional Use Permit, the project is consistent with the goals and objectives of the applicable standards and Design Guidelines in the overlying district. FINDING: The subject site is not located in an overlying district with Design Guidelines. However, the proposed design of the hotel is consistent with the contemporary design of the Hampton Inn and Suites. The applicant proposes to apply various types of materials to the exterior walls of the commercial building to break-up the building's profile. According to the colored renderings, which will be available to view at the Planning Commission meeting, the applicant is proposing a mixture of earth toned exterior smooth stucco finish throughout all building elevations. The building cornice will be smoothly finished in an off-white color. Shades of brown colored stone veneer will be incorporated into the entry treatment and porte cochere. In addition, the applicant is proposing to incorporate t/2" horizontal reveals along all elevations. In addition, the proposed project is consistent with the Goal 2, Policy 2.7 of the Land Use Element of the City's General Plan in that the goal and policy call for establishing and applying architectural design review to new commercial development. SECTION 4. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Zone Change 16-01 in accordance with Rosemead Municipal Code Section 17.152.060 as follows: A. The proposed amendment is consistent with the General Plan and any applicable specific plan; Planning Commission Meeting March 6,2017 Page 22 of 51 FINDING: The proposed amendment is located within a Commercial land use designation. Per the Land Use Element of the General plan, businesses in Rosemead's commercial districts contribute substantially to the City's tax revenue. For this reason, a hotel may be developed up to a maximum permitted FAR of 1.0:1 if their projects include higher design standards. In addition, Goal 2 of the Land Use Element aims to expand opportunities for concentrated commercial and industrial uses that contribute jobs and tax revenues to the community. The proposed amendment is not located in a specific plan area. B. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City; and FINDING: The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The subject site is currently zoned C-31D-O and P-D. The proposed amendment would correct the dual zone classification by changing the subject site to only C-3/D-O. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to Section 15070(b) of the California Environmental Quality Act (CEQA). The document is intended to be used by the City to evaluate the project's environmental impacts, if any, to less than a significant level. To ensure that the surrounding properties are protected against noise, vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP) specifically addresses mitigation measures C. The affected site is physically suitable in terms of design, location, operating characteristics, shape, size, topography, and the provision of public and emergency vehicle access, and public services and utilities and is served by highways and streets adequate in width and improvement to carry the kind and quantity of traffic the proposed use would likely generate, to ensure that the proposed use(s) and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located. FINDING: The proposed amendment is physically suitable for the subject site as a portion of the site is already zone C-3/D-O. Staff has verified that the proposed hotel would be in compliance with the applicable development standards of the Rosemead Zoning Code. In addition, a traffic impact study was completed for the project. The Study analyzes trip generation and level of service impacts upon six nearby intersections. Based on the traffic study, the project traffic will not cause any of the six studied intersections to exceed an unacceptable level of service or exceed their existing level of service. All area roadways will continue to operate within their design capacity. The project will have less-than signification traffic impacts to the six studied area intersections. The City Engineer and City's Traffic Consultant has reviewed the traffic study and finds it acceptable and the study has been relied on in the Mitigated Negative Declaration. Planning Commission Meeting March 6,2017 Page 23 of 51 SECTION 5. The Planning Commission HEREBY RECOMMENDS CITY COUNCIL APPROVAL of Design Review 16-02, Conditional Use Permit 16-01, and Zone Change 16-01 for the construction of a Hampton Suites & Inn, subject to the Conditions of Approval. SECTION 6. This resolution is the result of an action taken by the Planning Commission on March 6, 2017, by the following vote: AYES: NOES: ABSTAIN: ABSENT: 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 61h day of March, 2017. Daniel Lopez, Chair CERTIFICATION I hereby certify that the foregoing is a true copy of a resolution adopted by the Planning Commission of the City of Rosemead at its regular meeting, held on the 6'h day of March, 2017, by the following vote: AYES: NOES: ABSTAIN: ABSENT: Michelle Ramirez, Secretary APPROVED AS TO FORM: Gregory M. Murphy, Planning Commission Attorney Burke, Williams & Sorensen, LLP Planning Commission Meeting March 6,2017 Page 24 of 51 EXHIBIT "B" RESOLUTION 2017-10 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, APPROVING DESIGN REVIEW 16-02 AND CONDITIONAL USE PERMIT 16-01FOR THE CONSTRUCTION OF A NEW HAMPTON INN & SUITES WITH 123 GUEST ROOMS. THE SUBJECT SITE IS LOCATED AT 8900 GLENDON WAY IN A C-3/D-O AND A P-D ZONES (APN: 5390- 018-036). WHEREAS, on February 24, 2016, Ivar Eagle, LLC submitted entitlement applications for the construction of a new Hampton Inn & Suites with 123 guest rooms, located at 8900 Glendon Way; and WHEREAS, 8900 Glendon Way is located in a C-31D-0 and a P-D zones; and WHEREAS, Rosemead Municipal Code Sections 17.28.020(A)(I) and 17.28.020(C) provides the purpose and criteria for a design review; and WHEREAS, Rosemead Municipal Code Section 17.132.040 provides the criteria for a conditional use permit; and WHEREAS, Sections 65800 & 65900 of the California Government Code and Rosemead Municipal Code Sections 17.28.020(C) and 17.132.040 authorizes the Planning Commission to approve, conditionally approve, or disapprove the Design Review or Conditional Use Permit applications; and WHEREAS, on February 2, 2017, an Initial Environmental Study for the proposed project was completed finding that the proposed project would have a less than 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 February 2, 2017, twenty-three (23) notices were sent to property owners within a 300-feet radius from the subject property, in addition to notices posted in six (6) public locations, on-site, published in the Rosemead Reader, and filed with the Los Angeles County Clerk, specifying the availability of the application, plus the date, time, and location of the public hearing for Design Review 16-02 and Conditional Use Permit 16-01, pursuant to California Government Code Section 65091(a)(3); and WHEREAS, on March 6, 2017, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Design Review 16-02 and Conditional Use Permit 16-01; and Planning Commission Meeting March 6,2017 Page 25 of 51 WHEREAS, on March 6, 2017, the Planning Commission of the City of Rosemead, recommended that the City Council consider a Mitigated Negative Declaration as the environmental clearance for Design Review 16-02 and Conditional Use Permit 16-01; and WHEREAS, on March 16, 2017, twenty-three (23) notices were sent to property owners within a 300-feet radius from the subject property, in addition to notices posted in six (6) public locations, on-site, published in the Rosemead Reader, and filed with the Los Angeles County Clerk, specifying the availability of the application, plus the date, time,and location of the public hearing for Design Review 16-02 and Conditional Use Permit 16-01, pursuant to California Government Code Section 65091(a)(3); and WHEREAS, the City Council held a duly noticed public hearing on March 28, 2017, to consider the Mitigated Negative Declaration and approval of Design Review 16-02 and Conditional Use Permit 16-01; and WHEREAS, the City Council fully studied the proposed Design Review 16-02, Conditional Use Permit 16-01, and Mitigated Negative Declaration, environmental findings, and considered all public comments; and WHEREAS, the 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 makes a finding of adequacy with the Mitigated Negative Declaration and HEREBY ADOPTS the Mitigated Negative Declaration, as the environmental clearance for Design Review 16-02 and Conditional Use Permit 16-01. SECTION 2. The CITY COUNCIL HEREBY FINDS AND DETERMINES that facts do exist to justify approving Design Review 16-02 in accordance with Section 17.28.020(C) as fol lows: 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 a Commercial land use designation. The applicant has provided a design of high aesthetic quality, which in Staff's determination will improve the aesthetics of the intersection. The proposed project is consistent with the Goal 2, Policy 2.7 of the Land Use Element of the City's General Plan in that the goal and policy call for establishing and applying architectural design review to new commercial development. Planning Commission Meeting March 6,2017 Page 26 of 51 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 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 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 project will improve the aesthetics of the corner by establishing a new hotel development of high architectural quality. The improvements to the site will provide a marked improvement over the existing appearance of the intersection of Ivar Avenue and Glendon Way. The proposed design of the hotel is consistent with the contemporary design of the Hampton Inn and Suites. The applicant proposes to apply various types of materials to the exterior walls of the commercial building to break-up the building's profile. According to the colored renderings, the applicant is proposing a mixture of earth toned exterior smooth stucco finish throughout all building elevations. The building cornice will be smoothly finished in an off-white color. Shades of brown colored stone veneer will be incorporated into the entry treatment and porte cochere. In addition, the applicant is proposing to incorporate IA" horizontal reveals along all elevations. As proposed, the project will not negatively change the appearance of the surrounding built environment. 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 arca, 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 Planning Commission Meeting March 6,2017 Page 27 of 51 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 buildings and structures are involved; and FINDING: This proposed development meets all of the code requirements for the C- 3/D-0 zone, hotel specific requirements, 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, luminaires 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: Access to the site will be provided via two driveways along Glendon Way and Iva" Avenue. The subject site will have a total of 125 surface parking spaces, which includes 95 standard parking spaces, 20 compact spaces, five RV parking spaces, and five handicapped parking spaces. New exterior lighting is proposed for the property. New wall mounted fixtures will be placed along the front, side, and rear of the building. New light standards will be installed in the parking lot area. All new lighting will be fully shielded and directed downwards to mitigate glare on adjacent properties. The proposed design of the hotel is consistent with the contemporary design of the Hampton Inn and Suites. The applicant proposes to apply various types of materials to the exterior walls of the commercial building to break-up the building's profile. According to the colored renderings, which will be available to view at the Planning Commission meeting, the applicant is proposing a mixture of earth toned exterior smooth stucco finish throughout all building elevations. The building cornice will be smoothly finished in an off-white color. Shades of brown colored stone veneer will be incorporated into the entry treatment and porte cochere. In addition, the applicant is proposing to incorporate '/" horizontal reveals along all elevations. As proposed, the project will not negatively change the appearance of the surrounding built environment. SECTION 3. The CITY COUNCIL HEREBY FINDS AND DETERMINES that facts do exist to justify approving Conditional Use Permit 16-01 in accordance with Rosemead Planning Commission Meeting March 6,2017 Page 28 of 51 Municipal Code Section 17.132.040 as follows A. Approval of the application will not be incompatible or injurious to other properties or land uses in the vicinity or create conditions materially detrimental to the public health, safety, and general welfare; FINDING: The proposed use will not be incompatible or injurious to the other properties as a hotel is a use that may be conditionally permitted within the C-3 zone. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed mixed use project pursuant to Section 15070(6) of the California Environmental Quality Act(CEQA). The document is intended to be used by the City to evaluate the project's environmental impacts, if any, to less than a significant level. To ensure that the surrounding properties are protected against noise, vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP) specifically addresses mitigation measures. The applicant has provided a design of high aesthetic quality, which in Staffs determination will improve the aesthetics of the intersection. 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 traffic, noise, construction hours, screening of mechanical equipment,landscaping, lighting, and the overall maintenance of the property. B. The use is consistent with the General Plan; FINDING: The proposed development is located within a Commercial land use designation. Per the Land Use Element of the General plan, businesses in Rosemead's commercial districts contribute substantially to the City's tax revenue. For this reason, a hotel may be developed up to a maximum permitted FAR of 1.0:1 if their projects include higher design standards. In addition, Goal 2 of the Land Use Element aims to expand opportunities for concentrated commercial and industrial uses that contribute jobs and tax revenues to the community. C. The use is consistent with the provisions of this Zoning Code; FINDING: This proposed development meets all of the code requirements for the C-31D- 0 zone, hotel specific requirements, and all applicable referenced code sections of the Rosemead Municipal Code. D. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act; and Planning Commission Meeting March 6,2017 Page 29 of 51 The City of Rosemead acting as a Lead Agency, has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to Section 15070(b) of the California Environmental Quality Act (CEQA). The Initial Study has been undertaken to determine if the proposed project may have a significant effect on the environment. The Initial Study was prepared and completed by Phil Martin & Associates, Inc., acting as a consultant to the City, in accordance with the California Environmental Quality Act (CEQA) Guidelines. On the basis of the Initial Study, the City of Rosemead has concluded that the project would have significant impact, unless mitigated, therefore a Draft Mitigated Negative Declaration (MND) was prepared. The MND reflects the independent judgment of the City as a lead agency per CEQA Guidelines. The project site is not on a list compiled pursuant to Government Code section 65962.5. The proposed project is not considered a project of statewide, regional or area- wide significance and would not affect highways or other facilities under the jurisdiction of the State of California Department of Transportation. E. If development is provided for under the Conditional Use Permit, the project is consistent with the goals and objectives of the applicable standards and Design Guidelines in the overlying district. FINDING: The subject site is not located in an overlying district with Design Guidelines. However, the proposed design of the hotel is consistent with the contemporary design of the Hampton Inn and Suites. The applicant proposes to apply various types of materials to the exterior walls of the commercial building to break-up the building's profile. According to the colored renderings, which will he available to view at the Planning Commission meeting, the applicant is proposing a mixture of earth toned exterior smooth stucco finish throughout all building elevations. The building cornice will be smoothly finished in an off-white color. Shades of brown colored stone veneer will be incorporated into the entry treatment and porte cochcre. In addition, the applicant is proposing to incorporate 'A" horizontal reveals along all elevations. In addition, the proposed project is consistent with the Goal 2, Policy 2.7 of the Iand Use Element of the City's General Plan in that the goal and policy call for establishing and applying architectural design review to new commercial development. SECTION 4. The City Council HEREBY APPROVES Design Review 16-02 and Conditional Use Permit 16-01 for the construction of a new Hampton Inn & Suites with 123 guest rooms, subject to the Conditions of Approval. Planning Commission Meeting March 6,2017 Page 30 of 51 SECTION 5. The City Clerk shall certify to the adoption of this resolution and hereafter the same shall be in full force and effect. PASSED, APPROVED,AND ADOPTED this 28°i day of March, 2017. Mayor APPROVED AS TO FORM: ATTEST: Rachel Richman, City Attorney Marc Donohue, City Clerk Planning Commission Meeting March 6,2017 Page 31 of 51 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) § CITY OF ROSEMEAD 1, Marc Donohue, City Clerk of the City Council of the City of Rosemead, California, do hereby certify that the foregoing City Council Resolution, No. 2017-10, was duly adopted by the City Council of the City of Rosemead, California, at a special meeting thereof held on the 28th day of March,2017, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: Marc Donohue, City Clerk Planning Commission Meeting March 0,2017 Page 32 of 51 EXHIBIT "C" Ordinance No. 972 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING ZONE CHANGE 16-01 CHANGING THE DUAL ZONING CLASSIFICATION OF ASSESSOR'S PARCEL NUMBER 5390-018-036 AT 8900 GLENDON WAY (FORMERLY 3520 IVAR AVENUE) FROM MEDIUM COMMERCIAL WITH A DESIGN OVERLAY AND PLANNED DEVELOPMENT (C-3/D-0 AND PLANNED DEVELOPMENT) TO THE MEDIUM COMMERCIAL WITH A DESIGN OVERLAY (C-31D-O)ZONE. WHEREAS, the City of Rosemead has all adopted Zoning Ordinance and associated maps, including specific development standards to control development; and WHEREAS, approval of Zone Change 16-01 would designate Assessor's Parcel Number 5390-018-036 to C-31D-O zone; and WHEREAS, State Planning and Zoning Law, Title 17, and Rosemead Municipal Code Section 17.152.060 authorizes and sets standards for approval of Zone Change applications and governs development of private properties; and WHEREAS, Rosemead Municipal Code Section 17.152.050 authorizes the City Council to approve zone change applications; and WHEREAS, City of Rosemead policy encourages consistency of its Zoning Code with the General Plan and promotes separation of conflicting land uses through good planning practices; and WHEREAS, on February 2, 2017, an Initial Environmental Study for the proposed project was completed finding that the proposed project would have a less than 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 March 6, 2017, the Planning Commission held a public hearing to receive testimony, and after hearing all testimonies from the public, the Commission recommended approval to the City Council of Zone Change 16-01; and WHEREAS, on March 6, 2017, the Planning Commission adopted Resolution 17-04, thereby recommending approval to the City Council of Zonc Change 16-01; and WHEREAS, on March 16, 2017, twenty-three (23) notices were sent to property owners within a 300-feet radius from the subject property, in addition to notices posted in six (6) public Planning Commission Meeting March 6,2017 Page 33 of 51 locations, on-site, published in the Rosemead Reader, and filed with the Los Angeles County Clerk, specifying the availability of the application, plus the date, time, and location of the public hearing for Zone Change 16-01, pursuant to California Government Code Section 65091(a)(3); and WHEREAS,on March 28, 2017, the City Council held a public hearing to receive public testimony relative to Zone Change 16-01; and WHEREAS, the City Council has sufficiently considered all testimony presented to them and hereby make the following determination: NOW, THEREFORE, BE IT ORDAINED, by the City Council of the City of Rosemead as follows: SECTION 1. The City Council hereby makes a finding of adequacy with the Mitigated Negative Declaration and HEREBY ADOPTS the Mitigated Negative Declaration, as the environmental clearance for Zone Change 16-01. The 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. SECTION 2. The City Council HEREBY FINDS AND DETERMINES that Zone Change 16-01 is in the best interest of the public necessity and general welfare, and good city planning practice dictates and supports the proposed zone change, in that the amendment to the Zoning Map will correct the dual zoning of C-3/13-O and P-D to only C-3/D-O. SECTION 3. The City Council FURTHER FINDS AND DETERMINES HEREBY FINDS AND DETERMINES that facts do exist to justify approving Zone Change 16-01 in accordance with Rosemead Municipal Code Section 17.152.060 as follows: A. The proposed amendment is consistent with the General Plan and any applicable specific plan; FINDING: The proposed amendment is located within a Commercial land use designation. Per the Land Use Element of the General plan, businesses in Rosemead's commercial districts contribute substantially to the City's tax revenue. For this reason, a hotel may he developed up to a maximum permitted FAR of 1.0:1 if their projects include higher design standards. In addition, Goal 2 of the Land Use Element aims to expand opportunities for concentrated commercial and industrial uses that contribute jobs and tax revenues to the community. The proposed amendment is not located in a specific plan area. Planning Commission Meeting March 6,2017 Page 34 of 51 B. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City; and FINDING: The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The subject site is currently zoned C-31D-O and P-D. The proposed amendment would correct the dual zone classification by changing the subject site to only C-3/D-O. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to Section 15070(h) of the California Environmental Quality Act (CEQA). The document is intended to he used by the City to evaluate the project's environmental impacts, if any, to less than a significant level. To ensure that the surrounding properties arc protected against noise, vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP) specifically addresses mitigation measures C. The affected site is physically suitable in terms of design, location, operating characteristics, shape, size, topography, and the provision of public and emergency vehicle access, and public services and utilities and is served by highways and streets adequate in width and improvement to carry the kind and quantity of traffic the proposed use would likely generate, to ensure that the proposed use(s) and/or development will not endanger,jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located. FINDING: The proposed amendment is physically suitable for the subject site as a portion of the site is already zone C-3/D-O. Staff has verified that the proposed hotel would be in compliance with the applicable development standards of the Rosemead Zoning Code. In addition, a traffic impact study was completed for the project. The Study analyzes trip generation and level of service impacts upon six nearby intersections. Based on the traffic study, the project traffic will not cause any of the six studied intersections to exceed an unacceptable level of service or exceed their existing level of service. All area roadways will continue to operate within their design capacity. The project will have less-than signification traffic impacts to the six studied area intersections. The City Engineer and City's Traffic Consultant has reviewed the traffic study and finds it acceptable and the study has been relied on in the Mitigated Negative Declaration. SECTION 4. The City Council hereby AMENDS the City's Zoning Map to change the zoning of Assessor's Parcel Number 5390-018-036 from C-3/D-O and P-D to C-3/D-O and DIRECTS City Staff to make the appropriate change to the official zoning map. SECTION 4. Severability. If any section, subsection, sentence, clause, or phrase of this ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision will not affect the validity of the remaining portions of this ordinance. The City Council hereby declares that it would have passed this ordinance and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the ordinance would be subsequently Planning Commission Meeting March 6,2017 Page 35 of 51 declared invalid or unconstitutional. SECTION 5. Publication. The City Clerk is directed to certify this ordinance and cause it to be published in the manner required by law. SECTION 6. Effective Date. This ordinance will be effective 30 days after adoption. PASSED, APPROVED AND ORDAINED this XX day of XX, 2017. Mayor APPROVED AS TO FORM: ATTEST: Rachel Richman, City Attorney Marc Donohue, City Clerk Planning Commission Meeting March 6,2017 Page 36 of 51 EXHIBIT "D" DESIGN REVIEW 16-02 AND CONDITIONAL USE PERMIT 16-01 8900 GLENDON WAY (APN: 5390-018-036) CONDITIONS OF APPROVAL March 28, 2017 Standard Conditions of Approvals 1. Design Review 16-02 and Conditional Use Permit 16-01 ("Project") are approved for the construction of a new Hampton Inn & Suites with 123 guest rooms, in accordance with the preliminary plans marked Exhibit "C", dated February 23, 2017. Any revisions to the approved plans must be resubmitted for the review and approval of the Planning Division. 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. 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. 6. The Planning Commission hereby authorizes the Planning Division to make and/or approve minor modifications to the project and to these conditions of approval. Planning Commission Meeting March 6,2017 Page 37 of 51 7. 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. 8. 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. 9. 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. 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. 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. 11. 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. 12. The Building and Safety Division, Planning Division, and Engineering Division shall have access to the project site at any time during construction to monitor progress. 13. 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. 14. All ground level mechanical/utility equipment (including meters, back flow prevention devices, fire valves, NC condensers, furnaces, 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. Planning Commission Meeting March 6, 2017 Page 38 of 51 15. 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. 16. 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. 17. The site shall be maintained in a graffiti-free state. Any graffiti shall be removed within twenty-four (24) hours. 18. Violations of the conditions of approval may result in citation and/or initiation of revocation proceedings. Project Specific Conditions of Approval 19. The on-site public hearing notice posting shall be removed within 10-days of Project approval. 20. 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. The applicant shall abide by the noise control sections of the Rosemead Municipal Code. 21. A final wall plan shall be submitted to the Planning Division for review and approval prior to the issuance of building permits. All walls and/or fences height shall comply with the requirements in the Rosemead Municipal Code and shall match or complement the commercial building in color, material, and design. 22. 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 landscape and irrigation plan shall comply with the City's Water Efficient Landscape Ordinance and with the Guidelines for Implementation of the Water Efficient Landscape Ordinance and include a sprinkler system with automatic timers and moisture sensors. 23. The new trash enclosure shall comply with the currently applicable section of the Rosemead Municipal Code. Planning.Commission Meeting March 6,2017 Page 39 of 51 24. All parking spaces comply with the currently applicable section of the Rosemead Municipal Code. All covered parking spaces shall be free and clear with no obstruction. 25. Prior to the issuance of Building permits, the Developer shall develop a comprehensive Construction Management Plan, subject to the review and approval of the Planning Division, Building and Safety Division, and Public Works Department. The Construction Management Plan shall address noise, vibrations, traffic control, parking, debris removal, staging, dust control, sanitary facilities, and other potential construction impacts, as well as other details involving the means and methods of completing the project, including the construction equipment route. The City has the authority to require modifications and amendments to the Construction Management Plan as deemed necessary throughout the course of the project and until the final inspection. 26. A construction notice shall be mailed to residents within a 300' radius from the project site to inform them of the commencement of construction. 27. The development shall comply with the recorded Declaration of Restrictions and Grant of Easements between 8920 Glendon Way (APN: 5390-018-034) and the subject lot (8900 Glendon Way, APN: 5390-018-036). 28. Any exterior lighting shall be fully shielded and directed downwards as to not project over the property lines of the subject site. 29. Planning Division approval of sign plans must be obtained prior to obtaining building permits and/or installation for any signs. Engineering Conditions of Approval GENERAL 30. A Topographic survey indicating the existing property lines, existing easements and proposed site plan layout. This should indicate right of way dimensions, existing sidewalk dimensions, street dimensions, street cross sections at Ivar Avenue and Glendon Way, utilities, etc. if a proposed structure encroach into Caltrans easements, an approved letter from Caltrans should be submitted to the City. 31. No Certificate of Occupancy shall be obtained if the improvements are not installed. Otherwise, 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. Planning Commission Meeting March 6,2017 Page 40 of 51 32. The City reserves the right to impose any new plan check and/or permit fees. 33. 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. A $2,000.00 fee will be required per each storm drain catch basin or inlets immediately downstream of the project for retro-fitting were necessary pursuant to Los Angeles River Trash TMDL requirements. 34. Prior to performing any grading, obtain a permit from the Engineering Division. Submit grading and drainage plans per 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. 35. 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. 36. 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. 37. 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. 38. 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. 39. 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 40. All work proposed within the public right-of-way shall require permits from the Public Works Department. 41. Remove and replace existing curb and gutter from property line to property line. Planning Commission Meeting March 6,2017 Page 41 of 51 42. Remove and replace sidewalk from property line to property line, minimum five feet wide. Sidewalk shall be Barcelona Brown per Scottfield Products or approved equal. 43. Remove and replace existing curb ramp per ADA compliance. 44. Remove and construct driveway approaches as indicated on the plans. 45. All proposed and existing parking area shall be paved. 46. Parkway and parking lot trees shall be a minimum of 36-inch box. 47. Submit civil plans prepared and stamped by a California State Registered Civil Engineer for offsite improvements along Ivar Avenue and Glendon Way including sidewalk, landscape parkway, curb and gutter, driveways, ramps, lighting, sewer connections, etc. for review and approval. 48. A Pedestrian route circulation study of commercial businesses and neighborhood which addresses pedestrian travel and indicate any needed improvements shall be developed. SEWER 49. 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. This sewer analysis shall be submitted to Los Angeles County Department of Public Works Sewer Division for review and approval. Any existing deficiency or future deficiency on the sewer line found by this analysis shall be mitigated by the applicant at his/her own expenses. 50. 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. Proposed laterals shall be connected to main line along Ivar Avenue. UTILITIES 51. All power, telephone, and cable television shall be underground. 52. Any utilities that are in conflict with the development shall be relocated at the developer's expense. Planning Commission Meeting March 6,2017 Page 42 of 51 53. A street lighting plan and parking lighting shall be developed using ornamental lights with underground services as necessary to accommodate the proposed development. WATER 54. To provide fire protection for the proposed development, the project shall be approved by the Los Angeles County Fire Department for approval. 55. Water hydrants, water meter boxes, and utilities boxes shall be located eight (8) feet away from parkway trees and three (3) feet away from driveway approaches. Mitigation Measure Conditions Aesthetics 56. Prior to the issuance of a building permit the project applicant shall submit a lighting plan for approval by the Planning Division that incorporates any of the following light reducing measures as applicable: • Select lighting fixtures with more-precise optical control and/or different lighting distribution. • Relocate and/or change the height and/or orientation of proposed lighting fixtures. • Add external shielding and/or internal reflectors to fixtures. • Select lower-output lamp/lamp technologies. • A combination of the above. Air Quality 57. During construction, the contractor shall apply water three times daily, or non- toxic soil stabilizers according to manufacturers' specifications, to all unpaved parking or staging areas, unpaved road surfaces, and active construction areas. Cultural Resources 58. The project developer shall retain a qualified professional archaeologist who meets U.S. Secretary of the Interior's Professional Qualifications and Standards, to conduct an Archaeological Sensitivity Training for construction personnel prior to commencement of excavation activities. The training session shall be carried out by a cultural resources professional with expertise in archaeology, who meets the U.S. Secretary of the Interior's Professional Qualifications and Standards. The training session shall include a handout and will focus on how to identify archaeological resources that may be encountered during earthmoving activities and the procedures to be followed in such an event, the duties of archaeological monitors, and, the general steps a qualified professional Planning Commission Meeting March 6,2017 Page 43 of 51 archaeologist would follow in conducting a salvage investigation if one is necessary. 59. In the event that archaeological resources are unearthed during ground- disturbing activities, ground-disturbing activities shall be halted or diverted away from the vicinity of the find so that the find can be evaluated. A buffer area of at least 50 feet shall be established around the find where construction activities shall not be allowed to continue until a qualified archaeologist has examined the newly discovered artifact(s) and has evaluated the area of the find. Work shall be allowed to continue outside of the buffer area. All archaeological resources unearthed by project construction activities shall be evaluated by a qualified professional archaeologist, who meets the U.S. Secretary of the Interior's Professional Qualifications and Standards. Should the newly discovered artifacts be determined to be prehistoric, Native American Tribes/Individuals shall be contacted and consulted and Native American construction monitoring should be initiated. The project developer and the City shall coordinate with the archaeologist to develop an appropriate treatment plan for the resources. The plan may include implementation of archaeological data recovery excavations to address treatment of the resource along with subsequent laboratory processing and analysis. 60. The project developer shall retain a qualified professional archaeologist, who meets the U.S. Secretary of the Interior's Professional Qualifications and Standards to conduct periodic Archaeological Spot Checks beginning at depths below two (2) feet to determine if construction excavations have exposed or have a high probability to expose archaeological resources. After the initial Archaeological Spot Check, further periodic checks shall be conducted at the discretion of the qualified archaeologist. If the qualified archaeologist determines that construction excavations have exposed or have a high probability to expose archaeological artifacts construction monitoring for Archaeological Resources shall be required. The project developer shall retain a qualified archaeological monitor, who will work under the guidance and direction of a professional archaeologist, who meets the qualifications set forth by the U.S. Secretary of the Interior's Professional Qualifications and Standards. The archaeological monitor shall be present during all construction excavations (e.g., grading, trenching, or clearing/grubbing) into non-fill younger Pleistocene alluvial sediments. Multiple earth-moving construction activities may require multiple archaeological monitors. The frequency of monitoring shall be based on the rate of excavation and grading activities, proximity to known archaeological resources, the materials being excavated (native versus artificial fill soils), and the depth of excavation, and if found, the abundance and type of archaeological resources encountered. Full-time monitoring can be reduced to part-time inspections if determined adequate by the project archaeologist. Planning Commission Meeting March 6,2017 Page 44 of 51 61. The archaeological monitor, under the direction of a qualified professional archaeologist who meets the U.S. Secretary of the Interior's Professional Qualifications and Standards, shall prepare a final report at the conclusion of archaeological monitoring. The report shall be submitted to the project developer, the South Central Costal Information Center, the City, and representatives of other appropriate or concerned agencies to signify the satisfactory completion of the project and required mitigation measures. The report shall include a description of resources unearthed, if any, evaluation of the resources with respect to the California Register and CEQA, and treatment of the resources. 62. The project developer shall retain a professional paleontologist, who meets the qualifications set forth by the Society of Vertebrate Paleontology, to conduct a Paleontological Sensitivity Training for construction personnel prior to commencement of excavation activities. The training will include a handout and will focus on how to identify paleontological resources that may be encountered during earthmoving activities, and the procedures to be followed in such an event; the duties of paleontological monitors; notification and other procedures to follow upon discovery of resources; and, the general steps a qualified professional paleontologist would follow in conducting a salvage investigation if one is necessary. 63. The project developer shall retain a professional paleontologist, who meets the qualifications set forth by the Society of Vertebrate Paleontology, shall conduct periodic Paleontological Spot Checks beginning at depths below six (6) feet to determine if construction excavations have extended into the Miocene Puente Formation or into Pleistocene older alluvial deposits. After the initial Paleontological Spot Check, further periodic checks will be conducted at the discretion of the qualified paleontologist. If the qualified paleontologist determines that construction excavations have extended into the Puente Formation or into older Pleistocene alluvial deposits, construction monitoring for Paleontological Resources will be required. The project developer shall retain a qualified paleontological monitor, who will work under the guidance and direction of a professional paleontologist, who meets the qualifications set forth by the Society of Vertebrate Paleontology. The paleontological monitor shall be present during all construction excavations (e.g., grading, trenching, or clearing/grubbing) into the Puente Formation or into older Pleistocene alluvial deposits. Multiple earth-moving construction activities may require multiple paleontological monitors. The frequency of monitoring shall be based on the rate of excavation and grading activities, proximity to known paleontological resources and/or unique geological features, the materials being excavated (native versus artificial fill soils), and the depth of excavation, and if found, the abundance and type of paleontological resources and/or unique geological features encountered. Full- time monitoring can be reduced to part-time inspections if determined adequate Planning Commission Meeting March 6,2017 Page 45 of 51 by the qualified professional paleontologist. 64. In the event that paleontological resources and/or unique geological features are unearthed during ground-disturbing activities, ground-disturbing activities shall be halted or diverted away from the vicinity of the find so that the find can be evaluated. A buffer area of at least 50 feet shall be established around the find where construction activities shall not be allowed to continue until appropriate paleontological treatment plan has been approved by the Applicant and the City. Work shall be allowed to continue outside of the buffer area. The project developer and the City shall coordinate with a professional paleontologist, who meets the qualifications set forth by the Society of Vertebrate Paleontology, to develop an appropriate treatment plan for the resources. Treatment may include implementation of paleontological salvage excavations to remove the resource along with subsequent laboratory processing and analysis or preservation in place. At the paleontologist's discretion and to reduce construction delay, the grading and excavation contractor shall assist in removing rock samples for initial processing. 65. Upon completion of the above activities, the professional paleontologist shall prepare a report summarizing the results of the monitoring and salvaging efforts, the methodology used in these efforts, as well as a description of the fossils collected and their significance. The report shall be submitted to the project developer, the City, the Natural History Museums of Los Angeles County, and representatives of other appropriate or concerned agencies to signify the satisfactory completion of the project and required mitigation measures. 66. If human remains are unearthed during implementation of the project, the City of Rosemead and the project developer shall comply with State Health and Safety Code Section 7050.5. The City of Rosemead and the project developer shall immediately notify the County Coroner and no further disturbance shall occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to PRC Section 5097.98. If the remains are determined to be of Native American descent, the coroner has 24 hours to notify the Native American Heritage Commission (NAHC). The NAHC shall then identify the person(s) thought to be the Most Likely Descendent (MLD). After the MLD has inspected the remains and the site, they have 48 hours to recommend to the landowner the treatment and/or disposal, with appropriate dignity, the human remains and any associated funerary objects. Upon the reburial of the human remains, the MLD shall file a record of the reburial with the NAHC and the project archaeologist shall file a record of the reburial with the CHRIS-SCCIC. If the NAHC is unable to identify a MLD, or the MLD identified fails to make a recommendation, or the landowner rejects the recommendation of the MLD and the mediation provided for in Subdivision (k) of Section 5097.94, if invoked, fails to provide measures acceptable to the landowner, the landowner or his or her Planning Commission Meeting March 6,2017 Page 46 of 51 authorized representative shall inter the human remains and items associated with Native American human remains with appropriate dignity on the property in a location not subject to further and future subsurface disturbance. Geology and Soils 67. Prior to the issuance of a building permit, the project shall be designed for a peak acceleration value of 0.950 as recommended in the geotechnical engineering investigation and approved by the City Engineer. Hydrology and Water Quality 68. Prior to the issuance of a grading permit, the project developer shall submit a Standard Urban Stormwater Mitigation Plan (SUSMP) to the City for approval. All applicable erosion control measures including Best Management Practices to reduce erosion and minimize water quality impacts during grading and construction shall be installed and maintained during construction to control water quality impacts. 69. Prior to the issuance of a certificate of occupancy for the first residential unit or leasing the first retail space, the project developer shall install a surface storm water collection system to collect and treat the first 3/4 of an inch of surface water runoff from the site as approved by the City Engineer. 70. Prior to the issuance of a certificate of occupancy for the first residential unit or leasing the first retail space, the project developer shall install a planter box along the southern project boundary with capacity to filter the first 3/4 inch of project generated storm water prior to its discharge into Ivor Avenue. Planning Commission Meeting March 6,2017 Page 47 of 51 Los Angeles County Fire Department Conditions of Approval CIT( 0ie-(Ic stn Allpilk COUNTY OF LOS ANGELES FIRE DEPARTMENT FIRE PREVENTION DIVISION Land Development Unit 5823 Rickenbacker Road Commerce,CA 90040 Telephone (323)890-4243,Fax(323)890-9783 PROJECT: Rosemead CUP 16-01 & MAP DATE: FD 01/31/2017 Zone Change 16-01 LOCATION: 8910 Glendon Way, Rosemead PLANNER: Lily T.Valenzuela REVISED CONDITIONS: Supersedes Fire Dept. Comments 11/30/2017 THE FIRE DEPARTMENT RECOMMENDS CLEARANCE OF THIS PROJECT TO PROCEED TO PUBLIC HEARING AS PRESENTLY SUBMITTED WITH THE FOLLOWING CONDITIONS OF APPROVAL. CONDITIONS OF APPROVAL—ACCESS 1. The Fire Apparatus Access Roads for this project are Glendon Way and Ivar Avenue. On-site is not required as long as access is reached 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. 2. When the height of the building above the lowest level of the Fire Apparatus Access Road is more than 30 feet high,and or the building is more than three stories,the public street may be used for ladder truck access when the building wall is within 20 feet of the public street and there are no obstructions such as street parking, power and telephone lines,trees, etc. 3. Fire Apparatus Access Roads must be installed and maintained in a serviceable manner prior to and during the lime of construction. Fire Code 501.4 4. The dimensions of the approved Fire Apparatus Access Roads shall be maintained as originally approved by the lire code official. Fire Code 5032.2.1 5. 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 Reviewed by:Wally Collins for Claudia Seize Date: January 31,2017 Page 1 of 3 Planning Commission Meeting March 6,2017 Page 48 of 51 o, COUNTY OF LOS ANGELES FIRE DEPARTMENT "� '' FIRE PREVENTION DIVISION Mrprze Land Development Unit 5823 Rickenbacker Road Commerce, CA 90040 Telephone (323)890-4243, Fax(323) 890-9783 PROJECT: Rosemead CUP 16-01 & MAP DATE: FD 01/31/2017 Zone Change 16-01 LOCATION: 8910 Glendon Way, Rosemead PLANNER: Lily T.Valenzuela 6. 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 7. 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 8. 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 9. 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 CONDITIONS OF APPROVAL—WATER STSTEM 1. All required PUBLIC fire hydrants shall be installed,tested and accepted prior to beginning construction. Fire Code 501.4 2. The required fire flow for the public fire hydrants for this project is 2000 gpm at 20 psi residual pressure for 2 hours.Two(2)public fire hydrants flowing simultaneously may be used to achieve the required fire flow. Fire Code 507.3& Appendix B105.1 a. The fire flow is adequate for this proposed project per fire flow tested dated 10/27/2016 by California American Water. Reviewed by:Wally Collins for Claudia Soiza Date:January 31, 2017 Page 2 of 3 Planning Commission Meeting March 6,2017 Page 49 of 51 O COUNTY OF LOS ANGELES FIRE DEPARTMENT __. a, �- FIRE PREVENTION DIVISION Land Development Unit 5823 Rickenbacker Road Commerce, CA 90040 Telephone(323)890-4243, Fax(323) 890-9783 PROJECT: Rosemead CUP 16-01 & MAP DATE: FD 01/31/2017 Zone Change 16-01 LOCATION: 8910 Glendon Way, Rosemead PLANNER: Lily T. Valenzuela 3. An approved automatic fire sprinkler system is required for the proposed buildings within this development. Submit design plans to the Fire Department Sprinkler Plan Check Unit for review and approval prior to installation. For any questions regarding the report, please contact FPEA Wally Collins at(323) 890- 4243 or at Wally.Collins@fire.lacounty.gov. Reviewed by:Wally Collins for Claudia Soiza Date:January 31, 2017 Page 3 of 3 Planning Commission Meeting March 6,2017 Page 50 of 51 EXHIBIT "E" • ORDINANCE NO. 199 - AiR.ORDINANCE OF THE CITY OF ROSEMEAD CHANGING THE ZONE OF CERTAIN PROPERTY FRCP' ZONE R-1, R-3 AND R-3-D TO P-O AND AMENDING THE MUNICIPAL CODE. THE CITY COUNCIL OF THE CITY OF ROSEMEAD DOES'HEREBY ORDAIN AS FOLLOWS: - Section 1. The following described ribed proerty in the • City of Rosemead resently classified R-3 and R-3-D Is reclassified and zoned P-0: portions of Lots 1 and 3, in Block 7 of Rosemead, innk p them City of Rosemead. County of Los Angeles, State oCalifornia, as per map recorded in Book 21, pages 114 and 115 of Maps, in the office of the County Recorder, and that portion of Tract' No. 227 In the Cityof Rosemead, County of Los Angeles, State of California, as per map 56reof r in the office of saidr county ded iq Recorook der,pdescibed asP follows: • Beginning at the northeat corner of Lot 5 ofsaid TractNo. 22]]; thence southerly alongthe easterly sterlyy line of said Tract.No. 2277, to the southeast n utheast cor r of Lot 14 of said Tract No. 2277; thence westerly along the souherly line of said Lot 14 and the westerly —. I prolongation thereof to the northerly prolongation of the easterly line of Lot 22 of said Tract No. 2277; thence southerly along said northerlyprolongation of the easterly liney of Lot 22 and the a rly lines s of Lot 22 and Lot 33 of said Tract No. 2277, to thesouther lylin of said Tract No. 2277; thencewesterly sterly along said la st mentioned southerly line totheuthwesterly rner of said Tract No. 2277: said last mentioned softh- westerlcorner being also the southeasterly corner o soaid Lot o t 3. Block 7 of Rosemead; thence westerly along the southerly line osaid Lot 3, to the northeasterly line of Rubio Wash. 60 feet wide as shown on File Nap No. 10271-8. on file inthe office of the County Engineer - of said County; thence along said last mentioned north- easterly 11 a to the westerllineeasterly the 250.09 feet of said Lot 3; thence along said last mentioned westerly line to the southerly lineof Glendon day, as now established of record; thence esterly along said southerly line of Glendon Way to a line parallel with and distant : a westerly 170.32 feet measured ed along said southerly line of Glendon way fromthe easterly line osaid Lot 3;thence northerly along said last mentioned parallel line to a lineparallel with and distant souther- ly outher- ly 260 feet as measured long the easterly line ofsaid Lot 1, Block 7. ofRosemead, from the northerly lin of said Lot I ; thence easterly along said last mentioned parallel line a line parallel with and distant west- erly131.77 feet as measured along the northerly line of said Lot 1 , From the easterly line of said Lot 1 ; thence northerly alone- said last mentioned parallel line t the. • ortherly line of. said Lot l; thence easterly along said lasted northerly linoa distance of 131.17 Feet to the mentioned. rc ofsaid Lot- aid last mentioned othe elycornerrr being alsothenorthwesterlyy corner of saidsTract A 2277; hence t.rllong the northerly ine ofs said Tract No. 2277 to the ps' n[ of- beginning. EXCEPT the easterly loo feet of Lots l3 and 14 of said Tract No. 2277. Planning Commission Meeting March 6,2017 Page 51 of 51 • Section 2. The hereinabove described property shall be classified as Zone P-D on the official zoning map of the Clty.of Rosemead referred to in Section 9103. 1 of the Municipal Code. The Clerk is hereby directed to note on said map "Amended to ' and to insert in 'such blank the date of the. adoption of this ordinance. PASSED, APPROVED and ADOPTED this 28tk day of March. 1967. • MAYOR OF THE CITY OF ROSEMEAD ATTEST: - • 61TY CLERK • • • S • • • • • a 2 %CC25