PC - Item 3A - Modification 17-04 at 9510 Valley Avenue Staff ReportO SEM E ROSEMEAD PLANNING COMMISSION
® STAFF REPORT
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/HCOkPORAiE� 1069
TO: THE HONORABLE CHAIR AND PLANNING COMMISSION
FROM: PLANNING DIVISION
DATE: NOVEMBER 6, 2017
SUBJECT: MODIFICATION 17-04
9510 VALLEY AVENUE
SUMMARY
Peiji Tong has submitted a Modification Application requesting to modify Conditional Use
Permit 17-05. Conditional Use Permit 17-05 was approved by the Rosemead Planning
Commission on August 7, 2017, for an automobile rental establishment. The applicant is
proposing to incorporate automobile sales to a previously approved automobile rental
establishment. The subject site is located at 9510 Valley Boulevard, in the Medium
Commercial with Design Overlay (C -3/D-0) zone. Per Rosemead Municipal Code (RMC)
Section 17.120.110(C), a proposed change that does not comply with the criteria
identified in subsection B of [RMC Section 17.120.1101, or any other provision of the
Zoning Code, may only be approved by the original review authority for the project through
a modification permit application filed and processed in compliance with [RMC Chapter
17.120].
ENVIRONMENTAL DETERMINATION
Section 15301 of the California Environmental Quality Act (CEOA) guidelines exempts
projects consisting of the operation, repair, maintenance, permitting, leasing, licensing; or
minor alteration of existing public or private structures, facilities, mechanical equipment,
or topographical features, involving negligible or no expansion of use beyond that existing
at the time of the lead agency's determination. Accordingly, Modification 17-04 is
classified as a Class 1 Categorical Exemption pursuant to Section 15301 of CEQA
guidelines.
STAFF RECOMMENDATION
It is recommended that the Planning Commission ADOPT Resolution No. 17-19 with
findings (Exhibit "A"), and APPROVE Modification 17-04, subject to the 34 conditions
outlined in Attachment "A" attached hereto.
PROPERTY HISTORY AND DESCRIPTION
The subject site is located on the south side of Valley Boulevard, between Rio Hondo
Avenue and Temple City Boulevard. According to the Los Angeles County Assessor's
records, the site consists of one parcel totaling approximately 16,550 square feet.
Planning Commission Meeting
November 6, 2017
Paqe 2 of 10
On August 7, 2017, the Planning Commission approved Conditional Use Permit 17-05
and Design Review 17-04 for an automobile rental establishment and a commercial
fagade renovation. According to Building and Safety Division records, building permits
were issued for a commercial tenant improvement and a new trash enclosure on October
23, 2017.
DISCUSSION
As illustrated in Exhibit `B", the applicant is proposing to modify Conditional Use Permit
17-05 to incorporate automobile sales. A copy of the Planning Commission Staff Report,
Planning Commission Resolution No. 17-16, and Planning Commission Meeting Minutes
have been included as Exhibits "C", "D", and "E", respectively. The applicant is not
proposing to make any changes to the previously approved site; floor, or elevation plans.
In addition, the incorporation of automobile sales to a previously approved automobile
rental establishment would not affect off-street parking requirements, as the off-street
parking requirements would be equivalent at one space per 250 square feet, plus one
space per display automobile.
Modification Request
The applicant is requesting to modify the following Condition of Approvals:
Condition of Approval No. 1:
Conditional Use Permit 17-05 and Design Review 17-04 ("Project') are
approved for the establishment of an automobile rental use and the
renovation of an existing commercial building fagade at 9510 Valley
Boulevard, in accordance with the plans marked Exhibit `B", dated July
27, 2017. Modification 17-04 would incorporate automobile sales to
a previously approved automobile rental establishment. Any revisions
to the approved plans must be resubmitted for Planning Division review
and, if satisfactory, approval.
Condition of Approval No. 19:
Each individual automobile for sale or rental shall be driven onto the
site. Loading and unloading of automobiles for sale and rent shall be
prohibited on site and on the street adjacent from the site.
Condition of Approval No. 23:
The onsite parking lot shall be limited to 12 off-street parking spaces for
automobile sales and rental and 11 off-street parking spaces for
customer parking. The show room on the first floor of the existing building
shall be limited to two display automobiles.
The purpose of modifying Condition of Approval No. 1, 19, and 23 is to incorporate
automobile sales to a previously approved automobile rental establishment. Staff has
carefully reviewed the applicant's modification request to verify that the modification
would remain in conformity with the standards of the Rosemead Municipal Code, if
Planning Commission Meeting
November 6, 2017
Page 3 of 10
Condition of Approval No. 1, 19, and 23 are modified. All other conditions of approval
from Conditional Use Permit 17-05 and Design Review 17-04 will remain.
MUNICIPAL CODE REQUIREMENTS
Per Rosemead Municipal Code Section 17.120.110(C), a proposed change that does not
comply with the criteria identified in subsection B of [RMC Section 17.120.1101, or any
other provision of the Zoning Code, may only be approved by the original review authority
for the project through a modification permit application filed and processed in compliance
with [RMC Chapter 17.120].
The applicant has submitted a Modification Application requesting to modify Conditional
Use Permit 17-05 which was approved by the Rosemead Planning Commissionon
October 23, 2017, for an automobile rental establishment. The applicant is proposing to
incorporate automobile sales to a previously approved automobile rental establishment.
The applicant is not proposing to make any changes to the previously approved site, floor,
or elevation plans. In addition, the incorporation of automobile sales to a previously
approved automobile rental establishment would not affect off-street parking
requirements, as off-street parking requirements would be equivalent at one space per
250 square feet, plus one space per display automobile.
PUBLIC NOTICE PROCESS
This item has been noticed through the regular agenda notification process, which
includes a 300 -foot radius public hearing notice to 40 property owners, publication in the
Rosemead Reader on October 26, 2017, and postings of the notice at the six public
locations and on the subject site.
Prepared by: Submitted by:
44L
Annie Lao Lily T. Valenzuela
Assistant Planner City Planner
EXHIBITS:
A. Planning Commission Resolution 17-19 with Attachment "A" (Conditions of Approval)
B. Site/Floor Plans
C. Planning Commission Staff Report, dated August 7, 2017
D. Planning Commission Resolution No. 17-16
E. Planning Commission Meeting Minutes, dated August 7, 2017
Planning Commission Meeting
November 6, 2017
Pape 4 of 10
EXHIBIT "A"
PC RESOLUTION 17-19
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
APPROVING MODIFICATION 17-04, A MODIFICATION OF
CONDITIONAL USE PERMIT 17-05 TO INCORPORATE AUTOMOBILE
SALES TO A PREVIOUSLY APPROVED AUTOMOBILE RENTAL
ESTABLISHMENT. THE SUBJECT SITE IS LOCATED AT 9510 VALLEY
BOULEVARD (APN: 8593-001-042), IN A MEDIUM COMMERCIAL WITH
A DESIGN OVERLAY (C -3/D-0) ZONE.
WHEREAS, on October 4, 2017, Peiji Tong submitted a Modification application
requesting to modify Conditional Use Permit 17-05 to incorporate automobile sales to a
previously approved automobile rental establishment at 9510 Valley Boulevard;
WHEREAS, 9510 Valley Boulevard is located in a Medium Commercial with a
Design Overlay (C -3/D -O) zoning district;
WHEREAS, Sections 17.120.110 and 17.28.020(C) of the Rosemead Municipal
Code provide the criterias for authorizing changes to an approved project and Design
Review;
WHEREAS, Sections 65800 & 65900 of the California Government Code and
Section 17.120.110 of the Rosemead Municipal Code authorize the Planning Commission
to approve changes to development or new use authorized through a permit granted in
compliance with the zoning code;
WHEREAS, on October 26, 2017, forty (40) notices were sent to property owners
within a 300 -foot radius from the subject property, the notice was published in the
Rosemead Reader, and notices were posted in six (6) public locations and on site,
specifying the availability of the application, and the date, time, and location of the public
hearing for Modification 17-04;
WHEREAS, on November 6, 2017, the Planning Commission held a duly noticed
and advertised public hearing to receive oral and written testimony relative to Modification
17-04 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:
Planning Commission Meeting
November 6. 2017
Paae 5 of 10
SECTION 1. The Planning Commission HEREBY DETERMINES that Modification
17-04 is classified as a Class 1 Categorical Exemption, pursuant to Section 15301.
Section 15301 of the California Environmental Quality Act (CEQA) guidelines exempts
projects consisting of the operation, repair, maintenance, permitting, leasing, licensing, or
minor alteration of existing public or private structures, facilities, mechanical equipment,
or topographical features, involving negligible or no expansion of use beyond that existing
at the time of the lead agency's determination. Accordingly, Modification 17-04 is
classified as a Class 1 Categorical Exemption pursuant to Section 15301 of CEQA
guidelines.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that
facts do exist to justify approving Modification 17-04, in accordance with Section
17.120.110 and 17.28.020(A)(1) of the Rosemead Municipal Code as follows:
A. Per Rosemead Municipal Code, Section 17.120.110(C), a proposed change that
does not comply with the criteria identified in subsection B of [RMC Section 17.120.110],
or any other provision of the Zoning Code, may only be approved by the original review
authority for the project through a modification permit application filed and processed in
compliance with [RMC Chapter 17.1201.
FINDING:The applicant has submitted a Modification Application requesting to
modify Conditional Use Permit 17-05 which was approved by the Rosemead Planning
Commission on October 23, 2017, for an automobile rental establishment. The applicant
is proposing to incorporate automobile sales to a previously approved automobile rental
establishment. The applicant is not proposing to make any changes to the previously
approved site, floor, or elevation plans. In addition, the incorporation of automobile sales
to a previously approved automobile rental establishment would not affect off- street
parking requirements, as off- streetparking requirements would be equivalent at
space per 250 square feet, plus one space per display automobile.
SECTION 3. The Planning Commission HEREBY APPROVES Modification 17-04
for the modification of Conditional Use Permit 17-05 to incorporate automobile sales to a
previously approved automobile rental establishment located at 9510 Valley Boulevard,
and subject to the conditions listed in Attachment "A" attached hereto and incorporated
herein by reference.
SECTION 4. This action shall become final and effective ten (10)
decision by the Planning Commission, unless within such time a written
with the City Clerk for consideration by the Rosemead City Council
Rosemead Municipal Code, Section 17.160.040 — Appeals of Decisions.
days after this
appeal is filed
as provided in
Planning Commission Meeting
November 6, 2017
Page 6 of 10
SECTION 5. This resolution is the result of an action taken by the Planning
Commission on November 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 6th day of November, 2017.
Sean Dang, Chair
CERTIFICATION
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 6th day of
November, 2017, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Secretary
APPROVED AS TO FORM:
Kane Thuyen, Planning Commission Attorney
Burke, Williams &Sorensen, LLP
Planning Commission Meeting
November 6, 2017
Page 7 of 10
ATTACHMENT "A"
(PC RESOLUTION 17-19)
MODIFICATION 17-04
(ORIGINALLY CONDITIONAL USE PERMIT 17-05 AND DESIGN REVIEW 17-04)
9510 VALLEY BOULEVARD
(APN: 8593-001-042)
CONDITIONS OF APPROVAL
NOVEMBER 6, 2017
Standard Conditions of Approvals
1. Conditional Use Permit 17-05 and Design Review 17-04 ("Project") are approved
for the establishment of an automobile rental use and the renovation of an existing
commercial building fapade at 9510 Valley Boulevard, in accordance with the plans
marked Exhibit "B", dated July 27, 2017. Modification 17-04 would incorporate
automobile sales to a previously approved automobile rental establishment. Any
revisions to the approved plans must be resubmitted for Planning Division review
and, if satisfactory; approval. (Modified by the Planning Commission on
November 6, 2017).
2. The following conditions must be complied to the satisfaction of the Planning
Division prior to final approval of the associated plans, building permits, occupancy
permits, or any other appropriate request.
3. The conditions listed on this exhibit shall be copied directly onto any development
plans subsequently submitted to the Planning and Building Divisions.
4. Approval of Project shall not take effect for any purpose until the applicant(s) have
filed with the City of Rosemead ("City") a notarized affidavit stating that he/she is
aware of and accepts all of the conditions of approval as set forth in the letter of
approval and this list of conditions within ten (10) days from the Planning
Commission approval date.
5. The on-site public hearing notice posting shall be removed by the end of the 10 -
day appeal period of Project.
6. Project is approved for a period of one (1) year. The applicant(s) shall commence
the approved project or request an extension within 30 calendar days prior to
expiration. The one (1) year initial approval period shall be effective from the
Planning Commission approval date. For the purpose of this petition, project
commencement shall be defined as beginning the permitting process with the
Planning and Building Divisions, so long as the project is not abandoned. If Project
has been unused, abandoned, or discontinued for a period of one (1) year, it shall
become null and void.
Planning Commission Meeting
November 6, 2017
Page 8 of 10
7. The Planning Commission hereby authorizes the Planning Division to make and/or
approve minor modifications to the project and to these conditions of approval.
Project is granted or approved with the City and its Planning Commission and City
Council retaining and reserving the right and jurisdiction to review and to modify
the permit, including the conditions of approval based on changed circumstances.
Changed circumstances include, but are not limited to, the modification of the use,
a change in scope, emphasis, size, or nature of the use, or the expansion,
alteration, reconfiguration, or change of use. This reservation of right to review is
in addition to, and not in lieu of, the right of the City, its Planning Commission, and
City Council to review and revoke or modify any permit granted or approved under
the Rosemead Municipal Code for any violations of the conditions imposed on
Project.
9. The applicant(s) shall defend, indemnify, and hold harmless the City of Rosemead
or its agents, officers, and employees from any claim, action, or proceeding against
the City of Rosemead or its agents, officers, or employees to attack, set side, void,
or annul, an approval of the Planning Commission and/or City Council concerning
the project, which action is brought within the time period provided by law.
10. The applicant(s) shall comply with all Federal, State, and local laws relative to the
approved use, including the requirements of the Planning, Building, Fire, Sheriff,
and Health Departments.
11. Building permits will not be issued in connection with any project until such time as
all plan check fees and all other applicable fees are paid in full. Prior to issuance
of building permits, any required school fees shall be paid. The applicant shall
provide the City with written verification of compliance from the applicable school
districts.
12. The numbers of the address signs shall be at least six (6) inches tall with a
minimum character width of 3/4 inch, contrasting in color and easily visible at
driver's level from the street. Materials, colors, location, and size of such address
numbers shall be approved by the Community Development Director, or his/her
designee, prior to installation.
13. The hours of construction shall be limited from 7:00 a.m. to 8:00 p.m., Monday
through Saturday. No construction shall take place on Sundays or on any federal
holiday, without prior approval by the City. The applicant shall abide by the noise
control sections of the Rosemead Municipal Code.
14. The Building Division, Planning Division, and Engineering Division shall have
access to the project site at any time during construction to monitor progress.
Planning Commission Meeting
November 6, 2017
Page 9 of 10
15. All requirements of the Building and Safety Division, Planning Division, and
Engineering Division shall be complied with prior to the final approval of the
proposed construction.
16. Violations of the conditions of approval may result in citation and/or initiation of
revocation proceedings.
17_ The site shall be maintained in a graffiti -free state. Any graffiti shall be removed
within twenty-four (24) hours.
18. The site shall be maintained in a clean, weed and litter free state.
Proiect Specific Conditions of Approval
19. Each individual automobile for sale or rental shall be driven onto the site. Loading
and unloading of automobiles for sale and rent shall be prohibited on site and on
the street adjacent from the site. (Modified by the Planning Commission on
November 6, 2017).
20. Hours of operation shall be limited from 8:00 a.m. to 6:00 p.m., daily. The hours of
operation shall be posted in the front window or door.
21. The security plan, which was approved by the City of Rosemead's Chief of Police
shall be implemented and enforced at all times.
22. The glass store front shall consist of clear glass. Any modification shall be
reviewed and approved by the Planning Division.
23. The onsite parking lot shall be limited to 12 off-street parking spaces for automobile
sales and rental and 11 off-street parking spaces for customer parking. The show
room on the first floor of the existing building shall be limited to two display
automobiles. (Modified by the Planning Commission on November 6, 2017).
24. There shall be no automobile repair and/or automobile wash uses permitted on-
site.
25. Temporary structures shall not be erected on the project site.
26. The applicant shall construct and maintain a fully enclosed trash enclosure on the
subject property. Such trash enclosure shall comply with the Rosemead Municipal
Code.
27. All property that is vacant, under construction, or being demolished shall be totally
enclosed around the perimeter by fence that is a minimum of six feet in height
as measured from adjacent property, subject to the approval of the Community
Planning Commission Meeting
November 6, 2017
Paqe 10 of 10
Development Director or other designated officials. The following requirements
shall be met:
a. The required fence shall be adequately constructed from chain-link, lumber,
masonry or other approved materials. The fence shall be entirely self-
supporting and shall not encroach or utilize structures or fencing on any
adjacent property without prior written approval of the adjacent property
owner.
b. The fence shall be installed prior to the initiation of any construction or
demolition and shall be continuously maintained in good condition.
c. Signs stating "PRIVATE PROPERTY, NO TRESPASSING" shall be posted
on the fence.
d. The provisions of this section shall not apply to a fence or wall as required
by any law or regulation of the state of California or any agency thereof.
28. The applicant(s) shall submit a final landscape and irrigation plan to the Planning.
Division 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. All
landscaping and irrigation shall be installed and completed prior to final Planning
Division approval.
29. Any exterior lighting shall be fully shielded and directed downwards as to not
project over the property lines of the project site. If needed, a photometric study
shall be conducted to the satisfaction of the Planning Division.
30. New wall mounted light fixtures shall be installed on the building exterior walls to
break up the facade and reflect the building's new modern design.
31. Planning Division approval of sign plans must be obtained prior to obtaining
building permits and/or installation for any signs.
32. The unpermitted freestanding sign shall be removed prior to the Planning
Division's final stamp of approval. Any proposed freestanding sign shall consist of
a monument sign, not to exceed six (6) feet.
33. All open areas not covered by concrete, asphalt, or structures shall be landscaped
and maintained on a regular basis to the satisfaction of the Planning Division.
34. Parking area(s) shall be maintained free from conspicuous cracks or holes. All
parking striping shall be maintained in a clear, visible, and orderly manner to the
satisfaction of the Planning Division.
5 E M F ROSEMEAD PLANNING COMMISSION
STAFF REPORT
/NPRaOM'fEP 1959
TO: THE HONORABLE CHAIR AND PLANNING COMMISSION
FROM: PLANNING DIVISION
DATE: AUGUST 7, 2017
SUBJECT: CONDITIONAL USE PERMIT 17-05
DESIGN REVIEW 17-04
9510 VALLEY BOULEVARD
Summary
Peiji Tong has submitted applications for a Conditional Use Permit and a Design Review
to establish an automobilerental use and to renovate the facade of an existing
commercial building at 9510 Valley Boulevard. The proposed project would not increase
the floor area of the existing building and does not include automobile repair. The project
site is located in a Medium Commercial with Design Overlay (C -3/D-0) zone. Approval of
a Conditional Use Permit is required to establish an automobile rental (no repair) use
within a Medium Commercial zone and approval of a Design Review is required for all
improvements requiring a building permit or visible changes in form, texture, color,
exterior facade, or landscaping within a Design Overlay zone:
Environmental Determination
Section 15301 of the California Environmental Quality Act guidelines exempts projects
consisting of the operation; repair, maintenance, permitting, leasing, licensing, or minor
alteration of existing public or private structures, facilities, mechanical equipment, or
topographical features, involving negligible or no expansion of use beyond that existing
at the time of the lead agency's determination. Accordingly, Conditional Use Permit 17-
05 and Design Review 17-04 are classified as a Class 1 Categorical Exemptions,
pursuant to Section 15301 of California Environmental Quality Act guidelines.
Staff Recommendation
It is recommended that the Planning Commission ADOPT Resolution No. 17-16 with
findings (Exhibit "A"), and APP'ROVE.Conditional Use Permit 17-05 and Design Review
17-04, subject to the 34 conditions outlined. in Attachment "A" attached hereto.
Property History and Description
The property site is located on the.south side of Valley Boulevard, between Rio Hondo
Avenue and Temple City Boulevard. According to the Los Angeles County Assessor's
records, the site consists of one parcel totaling approximately 16,550 square feet
EXHIBIT C
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Planning Commission Meeting
August 7, 2017
Page 3 of 21
East:
Closed
General Plan:
Commercial and Low Density Residential
Zoning:
Medium Commercial with a Design Overlay (C -3/D-0) and
Wednesday —
Single -Family Residential (R-1)
Land Use:
Commercial and Residential
West:
8:00 a.m. to 6:00 p.m:
General Plan:
Commercial
Zoning:
Medium Commercial with a Design Overlay (C -3/D-0)
Land Use:
Commercial
Administrative Analysis
As illustrated in Exhibit `9', the•applicant has submitted applications for a Conditional Use
Permit and a Design Review to establish an automobile rental use and to renovate the
facade of an existing commercial building. The proposed project would not increase the
floor area of the existing building and does not include automobile repair. Approval. of a
Conditional Use Permit is required to establish an automobile rental (no repair) use within
a Medium Commercial zone and approval of a Design, Review is required for all
improvements requiring a building permit or visible changes in form, texture, color,
exterior facade, or landscaping within a Design Overlay zone.
Hours of Operation
The applicant has proposed the following hours of operation:
Sunday —
Closed
Monday —
8:00 a.m. to 6:00 p.m.
Tuesday —
8:00 a.m. to 6:00 p.m.
Wednesday —
8:00 a.m. to 6:00 p.m.
Thursday —
8:00 a.m. to 6:00 p.m. '
Friday —
8:00 a.m. to 6:00 p.m:
Saturday —
8:00 a.m. to 6:00 p.m.
Security
The applicant has submitted a security plan (Exhibit "D") to the City. The security plan
has been reviewed and approved by the City of. Rosemead's Chief of Police, Lieutenant
Robert Hahnlein.
Floor Plan
The applicant is proposing an interior tenant improvement to the first floor of the existing
2,683 square feet commercial building. The proposed floor plan consists of an open
display area, showrooms, and two bathrooms on the first floor. No interior tenant
improvements are being proposed to the second floor which consists of four offices, a
lobby, and a restroom.
Elevations
The applicant has worked closely with the Planning Division in designing an aesthetically
high-quality project. The applicant is proposing to modernize the building facade by
removing the patio entrance and incorporating new glass, storefronts on the first floor. In
Planning Commission Meeting
August 7, 2017
Page 4 of 21
addition, the applicant will apply new charcoal gray colored metal roofing material to the
building. The stucco on the building will be painted white. To further accentuate the
building facade, the applicant will incorporate a grayish -brown stone veneer to the base
of the building. In addition to these improvements, the applicant will also remove all
wrought iron security grills on the doors and windows. On the rear elevation, the applicant
will be incorporating a new roll -up door to load and unload the display vehicles from the
proposed showrooms.
In addition, the applicant is proposing a new trash enclosure on the south east corner of
the lot. The proposed trash enclosure will be enclosed by a split -face concrete masonry
unit (CMU) block wall with a solidroof and self-closing doors. A condition of approval has
been added to ensure that the proposed trash enclosure shall be in compliance with
Rosemead Municipal Code Chapter 17.16.
Furthermore, the applicant will renovate the existing storage structure to match the
existing building. The existing storage structure is located at the rear of the lot and is not
visible from the public right-of-way.
Off -Street Parking
According to Rosemead Municipal Code Table 17.112.040.1, the proposed automobile
rental use shall meet the following requirements:
• Vehicle Rental: 1 parking space per 250 square feet, plus 1 per rental vehicle. (not
including bicycles and similar vehicles)
With 2,683 square feet of proposed office use and 14 rental vehicles a minimum of 25 off-
street parking spaces are required. As shown on the proposed site plan, the applicant is
providing 23 off-street parking spaces in the parking lot and two off-street parking spaces
in the show room.
According to Rosemead Municipal Code Section 17.112.113(B), off-street loading space
shall be required on the same subject site with every building; storage warehouse, auto
dealership, wholesale distributor, goods display center, department store, market; hotel,
hospital, funeral home, laundry, dry cleaning, and other similar uses involving the receipt
or distribution by vehicle of materials or merchandise incidental to carrying on such
activity.
The applicant is proposing to drive each rental vehicle individually onto the site.
Therefore, an off-street loading space would not be required and a condition of approval
has been added to ensure that all loading requirements shall be in compliance with
Rosemead Municipal Code Section 17.112.113(B).
The applicant is also proposing to rehabilitate the existing parking lot by restriping parking
stalls, replacing damaged wheel stops, and.re-slurry sealing any cracks.
Planning Commission Meeting
August 7, 2017
Page 5 of 21
Fencing
Code Enforcement Case No. CE 17-0701 was created on May 15, 2017 because the
applicant demolished an unpermitted carport and an existing block wall at the south
property line which separated the existing residential dwelling units from the commercial
property. The applicant was in violation of Rosemead Municipal Code Section 17.68.040,
which requires a commercial development to construct or maintain a six foot high solid
masonry wall along any side or rear lot line adjacent to residentially zoned or used
property, school, or park. Staff informed the applicant that the unpermitted carport shall
not be rebuilt and that a fence plan review for the construction of a new fence shall be
submitted to the Planning Division for review. On June 1, 2017, staff approved a fence
plan for the construction of a new six feet tall split -face CMU block wall along the south
and east property lines. The applicant has already constructed the split -face CMU block
wall along the south property line. The applicant is now in the process of constructing the
split -face CMU block wall along the east property lines.
Landscaping
The landscape requirements are subject to Section 17.16.030 of the Rosemead Municipal
Code. According to Section 17.16.030(A)(6)(b) of the Rosemead Municipal Code, a total
of 6% of the gross lot area shall be landscaped. The proposed landscaping meets this
requirement by providing approximately 1,100 square feet (6.6%) of landscape area. The
landscaping would satisfy all requirements in Rosemead Municipal Section 17.16.030.
Mechanical Equipment
All existing and proposed mechanical equipment would be located on the roof of the
existing building. The existing roof plan was designed with parapets on the north, east,
and west elevations to screen mechanical equipment from the public right-of-way.
Lighting
The applicant is proposing to add freestanding fight standards within the parking lot area.
A condition ofapproval has been added to ensure that all lighting will be fully shielded
and directed downwards to mitigate glare on adjacent properties. An additional condition
of approval has been added to ensure that the applicant will install new wall mounted light
fixtures on the building exterior walls to break up the fagade and reflect the building's new
modern design.
Signage
The applicant is proposing to remove an existing unpermitted free standing pole sign
located at the northwest corner of the property. A condition of approval has been added
to ensure that the unpermitted sign will be removed prior to the Planning Division's final
stamp of approval and that any proposed freestanding sign shall consist of a monument
sign, not to exceed six (6) feet.
Municipal Code, Requirements
Per Rosemead Municipal Code Section 17.120,030(B), multiple.applications for the same
project shall be processed concurrently, and shall be reviewed, and approved or denied
by the highest review authority designated by this Zoning Code for any of the applications
Planning Commission Meeting
August 7, 2017
Page 6 of 21
The highest review authority designated by the Zoning Code for any of the applications
for the proposed project is the Planning Commission. As such, Conditional Use Permit
17-05 and Design Review 17-04 shall be reviewed, and approved or denied by the
Planning Commission.
Conditional Use Permit
Per Rosemead Municipal Code Section 17.16.020, approval of a Conditional Use Permit
is required for an automobile rental use within a Medium Commercial (C-3) zone.
Per Rosemead Municipal Code Section 17.132.040, 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 or 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 automobile rental use is located within an established commercial
corridor of the City. Conditions of approval will add protection for the public health,
safety, and general welfare. A security plan was reviewed and approved by the
City of Rosemead's Chief of Police. This implementation will protect the properties
and land uses in the vicinity. As such, the project will not create any foreseeable
significant negative impacts to the vicinity of the project site.
B. The use is consistent with the General Plan.
The Land Use Element of the General Plan aims to concentrate commercial and
industrial businesses in .established commercial, office, and industrial districts.
Accordingly, the use will be located within an established commercial corridor. In
addition, Policy 2.7 of the Land Use Element of the General Plan aims to establish
and apply architectural design review to additions, remodel of existing buildings
and new commercial and industrial development.
C. The use is consistent with the provisions of this Zoning Code.
The use is consistent with the applicable provisions of the. Zoning Code. The
project has satisfied all of the applicable minimum requirements of the Zoning
Code.
D. Processing and approval of the permit application are in compliance with the
requirements of the California Environmental Quality Act.
Section 15301 of .the California Environmental Quality Act guidelines exempts
projects consisting of the operation, repair, maintenance, permitting, leasing,
licensing, or minor alteration of existing public or private structures, facilities,
mechanical equipment, or topographical features, involving negligible or no
Planning Commission Meeting
August 7, 2017
Page 7 of 21
expansion of use beyond that existing at the time of the lead agency's
determination. Accordingly, Conditional Use Permit 17-05 and Design Review 17-
04 are classified as a Class 1 Categorical Exemptions, pursuant to Section 15301.
of California Environmental Quality Act guidelines.
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 project does not include any new development. The scope of work is limited
to only interior tenant improvements, fagade improvements, and exterior site
improvements. Staff has worked closely with the applicant to ensure that the
project is consistent with the goals and objectives of the Design Overlay zone.
Design Review
According to Rosemead Municipal Code Section 17.28.020(A)(1), in the Design Overlay
zone, Design Review procedures shall be followed for all improvements requiring a
building permit or visible changes in form, texture, color, exterior fagade, or landscaping.
Rosemead Municipal Code Section 17.28.020(C), provides the criteria by which the
Planning Commission may approve, approve with conditions, or, disapprove an
application:
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 project consists of remodeling the exterior fagade of an existing
commercial building, an interior commercial tenant improvement, rehabilitation of
the existing parking lot and landscape areas,. and the installment of new
landscaping. The proposed exterior fagade design would be of modern design and
would be complementary to the existing developments in the vicinity.
B. The plan for the proposed structure and site development indicates the manner in
which the proposed development and surrounding properties are protected against
noise, vibrations, and .other factors which may have an adverse effect on the
environment, and the manner of screening mechanical equipment, trash, storage
and loading areas.
The proposed project includes interior remodel and upgrades, exterior
renovations, parking lot improvements, new landscaping, new exterior lighting, and
a new trash enclosure. A condition. of approval has be added to ensure that all
exterior lighting shall be fully shielded and directed downwards as to not project
over the property lines of the project site. As such, the proposed project would not
produce any foreseeable adverse impacts. Furthermore, the upgraded materials
and modern design provides a significant improvement to the site and surrounding
Planning Commission Meeting
August 7, 2017
Page 8 of 21
properties. In addition, the existing roof plan was designed with parapets on the
north, east, and west elevations to screen mechanical equipment from the public
right-of-way. Furthermore, the applicant is proposing to construct a new trash
enclosure with self-closing, solid doors and a solid roof. Conditions of approval
have been added to protect noise, vibrations, and other factors which may have
an adverse effect on the environment.
C. The proposed building or site development is not, in its exterior design and
appearance, so at variance with the appearance of other existing buildings or site
developments in the neighborhood as to cause the nature of the local environment
to materially depreciate in appearance and value.
The proposed project will improve the physical appearance of the commercial
area. The proposed project design will modernize the exterior facade of the,
existing building, which would complement the existing commercial site
developments within the vicinity. The proposed project utilizes colors and high
quality materials that would not be at variance with the appearance of existing
neighboring buildings. As such, approval of the proposed project would not cause
the nature of the local environment to materially depreciate in appearance and
value.
D. The proposed building or structure is in harmony with the proposed developments
on land in the general area, especially those instances where buildings are within
or adjacent to land shown on the General Plan as being part of the Civic Center or
in public or educational use, or are within or imm6diately 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 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.
The proposed design would modernize the exterior facade of the existing building
and would complement the existing commercial site developments within the
vicinity. The existing structure meets all the development standards in Rosemead
Municipal Code Table 17.16.030.1. As such, the proposed project would be in
conformity with the standards of the Zoning Code and other applicable ordinances
in so far as the location and appearance of the buildings and structures are
involved.
Planning Commission Meeting
August 7, 2017
Page 9 of 21
F. The site plan and the design of the buildings, parking areas, signs, landscaping,
luminaries, and other site features indicates that proper consideration has been
given to both the functional aspects of the site development, such as automobile
and pedestrian circulation, and the visual effect of the development from the view
of public streets:
The proposed project consists of remodeling the exterior facade of an existing
commercial building, an interior commercial tenant improvement, rehabilitation of
the existing parking lot and landscape areas, and the installment of new
landscaping. The site plan and design of the parking areas, signs, landscaping,
luminaries, and other site features indicate that proper consideration has been
given to both the functional aspects of the site development, such as automobile
and pedestrian circulation. The proposed design would modernize the exterior
fagade of the existing building and would produce a visually pleasing effect of the
development from the view of public streets.
Public Notice Process
This item has been noticed through the regular agenda notification process, which
includes a 300 -foot radius public hearing notice to 41 property owners, publication in the
Rosemead Reader on July 27, 2017, and postings of the notice at the six public locations
and on the subject site.
Prepared by: Submitted by:
v J
Annie Lao Lily T. Valenzuela
Assistant Planner Interim Community Development Director
ExwliBlrs:
A. Planning Commission Resolution 17-16 with Attachment "A" (Conditions of Approval)
B. Site Plan, Floor Plan, and Elevations
C. Assessor Parcel Map (APN: 8593-001-042)
D. Approved Security Plan
PC RESOLUTION 17-16
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
APPROVING CONDITIONAL USE PERMIT 17-05 AND DESIGN REVIEW
17.04, PERMITTING THE ESTABLISHMENT OF AN AUTOMOBILE
RENTAL USE AND THE COMMERCIAL FACADE RENOVATION AT
9510 VALLEY BOULEVARD (APN: 8593-001-042), IN A MEDIUM
COMMERCIAL WITH A DESIGN OVERLAY (C -3/D-0) ZONE.
WHEREAS, on April 12, 2017, Peiji Tong submitted applications for a Conditional
Use Permit and a Design Review, to establish an automobile rental use and renovate the
facade of an existing commercial building at 9510 Valley Boulevard;
WHEREAS, 9510 Valley Boulevard is located in a Medium Commercial with
Design Overlay (C -3/D-0) zoning district;
WHEREAS, Section 17.132.040 of the Rosemead Municipal Code provides the
criteria for a Conditional Use Permit;
WHEREAS, Section 17.28.020(C) of the Rosemead Municipal Code provides the
criteria for a Design Review;
WHEREAS, Sections 65800 & 65900 of the California Government Code and
Section 17.132.040 and 17,28.020(C) of the Rosemead Municipal Code authorize the
Planning Commission to approve, conditionally approve, or deny Conditional Use Permit
and Design Review applications;
WHEREAS, on July 27, 2017, 41 notices were sent to property owners within a
300 -foot radius from the subject property, the notice was published in the Rosemead
Reader, and notices were posted in six public locations and on site, specifying the
availability of the application, and the date, time, and location of the public hearing for
Conditional Use Permit 17-05 and Design Review 17-04;
WHEREAS, on August 7, 2017, the Planning Commission held a duly noticed and
advertised public hearing to receive oral and written testimony relative to Conditional Use
Permit 17-05 and Design Review 17-04; 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:
EXHIBIT D
SECTION 1. The Planning Commission HEREBY DETERMINES that Conditional
Use Permit 17-05 and Design Review 17-04 are classified as a Class 1 Categorical
Exemptions, pursuant to Section 15301 of the California Environmental Quality Act
guidelines. Section 15301 of the California Environmental Quality Act guidelines exempts
projects consisting of the operation, repair, maintenance, permitting, leasing, licensing, or
minor alteration of existing public or private structures, facilities, mechanical equipment,
or topographical features,involving negligible or no expansion of use beyond that existing
at the time of the lead agency's determination.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that
facts do exist to justify approving Conditional Use Permit 17-05, in accordance with
Section 17.132.040 of the Rosemead Municipal Code as follows:
A. Approval of the application will not be or 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 automobile rental use is located within an established
commercial corridor of the City. Conditions of approval will add protection for the public
health, safety, and general welfare. A security plan was reviewed and approved by the
City of Rosemead's Chief of Police. This implementation will protect the properties and
land uses in the vicinity. As such, the project will not create any foreseeable significant
negative impacts to the vicinity of the project site.
B. The use is consistent with the General Plan.
FINDING: The Land Use Element of the General Plan aims to concentrate
commercial and industrial businesses in established commercial, office, and industrial
districts. Accordingly, the use will be located within an established commercial corridor.
In addition, Policy 2.7 of the Land Use Element of the General Plan aims to establish and
apply architectural design. review to additions, remodel of existing buildings and new
commercial and industrial development:
C. The use is consistent with the provisions of this Zoning Code.
FINDING: The use is consistent with the applicable provisions of the Zoning Code.
The project has satisfied all of the applicable minimum requirements of the Zoning Code.
D. Processing and approval of the permit application are in compliance with the
requirements of the California Environmental Quality Act.
FINDING: Section 15301 of the California Environmental Quality Act guidelines"
exempts projects consisting of the operation, repair, maintenance, permitting, leasing,
licensing, or minor alteration of existing public or private structures, facilities, mechanical
equipment, or topographical features, involving negligible or no expansion of use beyond
that existing at the time of the lead agency's determination. Accordingly, Conditional Use
2
Permit 17-05 and Design Review 17-04 are classified as a Class 1 Categorical
Exemptions, pursuant to Section 15,301 of California Environmental Quality Act
guidelines.
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 project does not include any new development. The scope of work
is limited to only interior tenant improvements, fagade improvements, and exterior site
improvements. Staff has worked closely with the applicant to ensure that the project is
consistent with the goals and objectives of the Design Overlay zone.
SECTION 3. The Planning Commission HEREBY FINDS AND DETERMINES that
facts do exist to justify approving DR 17-04 in accordance with Section 17.28.020(C) of
the Rosemead Municipal Code as follows:
A. The plans indicate proper consideration for the relationship between the
proposed building and site developments that exist or have been approved for the general
neighborhood.
FINDING: The proposed project consists of remodeling the exterior fagade of an
existing commercial building, an interior commercial tenant improvement, rehabilitation of
the existing parking lot and landscape areas, and the installment of new landscaping. The
proposed exterior fagade design would be of modern design and would be
complementary to the existing developments in the vicinity.
B. The plan for the proposed structure and site development indicates the manner
in which the proposed development and surrounding properties are protected against
noise, vibrations, and other factors which may have an adverse effect on the environment,
and the manner of screening mechanical equipment, trash, storage and loading areas.
FINDING: The proposed project includes interior remodel and upgrades, exterior
renovations, parking lot improvements, new landscaping, new exterior lighting, and a new
trash enclosure. A condition of approval has be added to ensure that all exterior lighting
shall be fully shielded and directed downwards as to not project over the property lines of
the project site. As such, the proposed project would not produce any foreseeable
adverse impacts.. Furthermore, the upgraded materials and modern design provides a
significant improvement to the site and surrounding properties. In addition, the existing
roof plan was designed with parapets on the north, east, and west elevations to screen
mechanical equipment from the public right-of-way. Furthermore, the applicant is
proposing to construct anew trash enclosure with self-closing, solid doors and a solid
roof. Conditions of approval. have been added to protect noise, vibrations, and other
factors which may have an adverse effect on the environment.
3
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 physical appearance of the
commercial area. The proposed project design will modernize the exterior facade of the
existing building, which would complement the existing commercial site developments
within the vicinity. The proposed project utilizes colors and high quality materials that
would not be at variance with the appearance of existing neighboring buildings. As such,
approval of the proposed project would not cause the nature of the local environment to
materially depreciate in appearance and value.
D. The proposed building or structure is in harmony with the proposed
developments on land in the general area, especially those instances where buildings are
within or adjacent to land shown on the General Plan as being part of the Civic Center or
in public or educational use, or are within or immediately adjacent to land included within
any precise plan which indicates building shape, size, or style.
FINDING: The property is not part of the Civic Center Plan, precise plan or land
reserved for public or educational use, 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.
FINDING: The proposed design would modernize the exterior facade of the
existing building and would complement the existing commercial site developments within
the vicinity. The existing structure meets all the development standards in Rosemead
Municipal Code Table 17.16.030.1. As such, the proposed project would be in conformity
with the standards of the Zoning Code and other applicable ordinances in so far as the
location and appearance of the buildings and structures are involved.
F. The site plan and the design of the buildings, parking areas, signs, landscaping,
luminaries, and other site features indicates that proper consideration has been given to
both the functional aspects of the site development, such as automobile and pedestrian
circulation, and the visual effect of the development from the view of public streets.
FINDING: The proposed project consists of remodeling the exterior fagade of an
existing commercial building, an interior commercial tenant improvement, rehabilitation of
the existing parking lot and landscape areas, and the installment of new landscaping. The
site plan and design of the parking areas, signs, landscaping, luminaries, and other site
features indicate that proper consideration has been given to both the functional aspects
of the site development, such as automobile and pedestrian circulation. The proposed
design would modernize the exterior fagade of the existing building and would produce a
visually pleasing effect of the development from the view of public streets.
SECTION 4. The Planning Commission HEREBY APPROVES Conditional Use
Permit 17-05 and Design Review 17-04, permitting the establishment of an automobile
rental use and the renovation of an existing commercial building fagade at 9510 Valley
Boulevard, and subject to the conditions listed in Attachment "A", attached hereto and
incorporated herein by reference.
SECTION 5. This action shall become final and effective ten days after this
decision by the Planning Commission, unless within such time a written appeal is filed
with the City Clerk for consideration by the Rosemead City Council as provided in
Rosemead Municipal Code Section 17.160.040 — Appeals of Decisions.
SECTION 6. This resolution is the result of an action taken by the Planning
Commission on August 7, 2017, by the following vote:
AYES:
ENG, HERRERA, AND TANG
NOES:
NONE
ABSTAIN:
NONE
ABSENT:
DANG AND LOPEZ
SECTION 7. The Secretary shall certify to the adoption of this resolution and shall
transmit copies of same to the applicants and the Rosemead City Clerk,
PASSED, APPROVED, and ADOPTED this 7th day of August, 2017.
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 7th day of August,
2017, by the following vote:
AYES: ENG, HERRERA, AND TANG
NOES: NONE
ABSTAIN: NONE
ABSENT: DANG AND LOPEZ
Lily T. Valenzuela, Secretary
APPRO , TO F
Kane n, tanning Coms6n Attorney
Burke, Willi ms & Sorens LP
6
ATTACHMENT"A"
(PC RESOLUTION 17-16)
CONDITIONAL USE PERMIT 17-05
DESIGN REVIEW 17-04
9510 VALLEY BOULEVARD
(APN: 8593-001-42)
CONDITIONS OF APPROVAL
AUGUST 7, 2017
Standard Conditions of Approvals
Conditional Use Permit 17-06 and Design Review 17-04 ("Project") are approved
for the establishment of an automobile rental use and the renovation of an existing
commercial building fagade at 9510 Valley Boulevard, in accordance with the plans
marked Exhibit `B", dated July 27, 2017. Any revisions to the approved plans must
be resubmitted for Planning Division review and, if satisfactory, approval.
2. The following conditions must be complied to the satisfaction of the Planning
Division prior to final approval of the associated plans, building permits, occupancy
permits, or any other appropriate request.
3. The conditions listed on this exhibit shall be copied directly onto any development
plans subsequently submitted to the Planning and Building Divisions.
4. Approval of Project shall not take effect for any purpose until the applicant(s) have
filed with the City of Rosemead ("City') a notarized affidavit stating that he/she is
aware of and accepts all of the conditions of approval as set forth in the letter of
approval and this list of conditions within ten (10) days from the Planning
Commission approval date.
5. The on-site public hearing notice posting shall be removed by the end of the 10 -
day appeal period of Project.
6. Project is approved for a period of one (1) year. The applicant(s) shall commence
the approved project or request an extension within 30 calendar days prior to
expiration. The one (1) year initial approval period shall be effective from the
Planning Commission approval date. For the purpose of this petition, project
commencement shall be defined as beginning the permitting process with the
Planning and Buildingbivisjons, so long as the project is not abandoned. If Project
has been unused, abandoned, or discontinued for a period of one (1) year, it shall
become null and void.
7. The Planning Commission hereby authorizes the Planning Division to make and/or
approve minor modifications to the project and to these conditions of approval.
7
8. Project is granted or approved with the City and its Planning Commission and City
Council retaining and reserving the right and jurisdiction to review and to modify
the permit, including the conditions of approval based on changed circumstances.
Changed circumstances include, but are not limited to, the modification of the use,
a change in scope, emphasis, size, or nature of the use, or the expansion,
alteration, reconfiguration, or change of use. This reservation of right to review is
in addition to, and not in lieu of, the right of the City, its Planning Commission, and
City Council to review and revoke or modify any permit granted or approved under
the Rosemead Municipal Code for any violations of the conditions imposed on
Project.
9. The applicant(s) shall defend, indemnify, and hold harmless the City of Rosemead
or its agents, officers, and employees from any claim, action, or proceeding against
the City of Rosemead or its agents, officers, or employees to attack, set side, void,
or annul, an approval of the Planning Commission and/or City Council concerning
the project, which action is brought within the time period provided by law.
10. The applicant(s) shall comply with all Federal, State, and local laws relative to the
approved use, including the requirements of the Planning, Building, Fire, Sheriff,
and Health Departments.
11. Building permits will not be issued in connection with any project until such time as
all plan check fees and all other applicable fees are paid in full. Prior to issuance
of building permits, any required school fees shall be paid. The applicant shall
provide the City with written verification of compliance from the applicable school
districts.
12. The numbers of the address signs shall be at least six (6) inches tall with a
minimum character width of 3/4 inch, contrasting in color and easily visible at
driver's level from the street. Materials, colors, location, and size of such address
numbers shall be approved by the Community Development Director, or his/her
designee; prior to installation.
13. The hours of construction shall be limited from 7:00 a.m. to 8:00 p.m., Monday
through Saturday. No construction shall take place on Sundays or on any federal
holiday, without prior approval by the City. The applicant shall abide by the noise
control sections of the Rosemead Municipal Code.
14. The Building Division, Planning Division, and Engineering Division shall have
access to the project site at any time during construction to monitor progress.
15. All requirements of the Building and Safety Division, Planning .Division, and
Engineering Division shall be complied with prior to the final approval" of the
proposed construction:
16. Violations of the conditions of approval may result in citation and/or initiation of
revocation proceedings.
8
17. The site shall be maintained in a graffiti -free state. Any graffiti shall be removed
within twenty-four (24) hours.
18. The site shall be maintained in a clean, weed and litter free state.
Prosect Specific Conditions of Approval
19. Each individual vehicle for rent shall be driven onto the site. Loading and unloading
of vehicles for rent shall be prohibited on site and on the street adjacent from the
site.
20. Hours of operation shall be limited from 8:00 a.m. to 6:00 p.m., daily. The hours of
operation shall be posted in the front window or door.
21. The security plan, which was approved by the City of Rosemead's Chief of Police
shall be implemented and enforced at all times.
22. The glass store front shall consist of clear glass. Any modification shall be
reviewed and approved by the Planning Division.
23. The onsite parking lot shall be limited to 12 off-street parking spaces for vehicle
rental and 11 off-street parking spaces for customer parking. The showroom on
the first floor of the existing building shall be limited to two display vehicles.
24. There shall be no automobile repair and/or automobile wash uses permitted on-
site.
25. Temporary structures shall not be erected on the project site.
26. The applicant shall construct and maintain a fully enclosed trash enclosure on the
subject property. Such trash enclosure shall comply with the Rosemead Municipal
Code.
27. All property that is vacant, under construction, or being demolished shall be totally
enclosed around the perimeter by a fence that is a minimum of six feet in height
as measured from adjacent property, subject to the approval of the Community
Development Director or other designated officials. The following requirements
shall be met:
a. The required fence shall be adequately constructed from chain=link, lumber,
masonry or other approved materials. The fence shall be entirely self-
supporting and shall not encroach or utilize structures or fencing on any
adjacent property without prior written approval of the adjacent property
owner.
E
b. The fence shall be installed prior to the initiation of any construction or
demolition and shall be continuously maintained in good condition.
c. Signs stating "PRIVATE PROPERTY, NO TRESPASSING" shall be posted
on the fence.
d. The provisions of this section shall not apply to a fence or wall as required
by any law or regulation of the state of California or any, agency thereof.
28. The applicant(s) shall submit a final landscape and irrigation plan to the Planning
Division 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. All
landscaping and irrigation shall be installed and completed prior to final Planning
Division approval.
29. Any exterior lighting shall be fully shielded and directed downwards as to not
project over the property lines of the project site. If needed, a photometric study
shall be conducted to the satisfaction of the Planning Division.
30. New wall mounted light fixtures shall be installed on the building exterior walls to
break up the facade and reflect the building's new modern design.
31. Planning Division approval of sign plans must be obtained prior to obtaining
building permits and/or installation for any signs.
32. The unpermitted freestanding sign shall be removed prior to the Planning
Division's final stamp of approval. Any proposed freestanding sign shall consist of
a monument sign, not to exceed six (6) feet.
33. All open areas not covered by concrete, asphalt, or structures shall be landscaped
and maintained on a regular basis to the satisfaction of the Planning Division.
34. Parking area(s) shall be maintained free from conspicuous cracks or holes. All
parking striping shall be maintained in a clear, visible, and orderly manner to the
satisfaction of the Planning Division.
10
Minutes of the
PLANNING COMMISSION MEETING
August 7, 2017
The regular Planning Commission was called to order by Vice -Chair Tang at 7:00 pm in the Council Chambers
located at 8838 E. Valley Boulevard.
PLEDGE OF ALLEGIANCE — Vice -Chair Tang
INVOCATION - Commissioner Herrera
ROLL CALL — Commissioners Eng, Herrera, and Vice -Chair Tang
ABSENT — Commissioner Lopez and Chair Dang
STAFF PRESENT - City Attorney Thuyen, Interim Community Development Director Valenzuela, Assistant
Planner Lao, and Commission Secretary Lockwood.
1. EXPLANATION OF HEARING PROCEDURES AND APPEAL RIGHTS
City Attorney Thuyen presented the procedure and appeal rights of the meeting.
2. PUBLIC COMMENTS FROM THE AUDIENCE
None
3. PUBLIC HEARINGS
A. CONDITIONAL USE PERMIT 17.05 AND DESIGN REVIEW 17-04 — Peiif Tong has submitted applications
for a Conditional Use Permit and a Design Review to establish an automobile rental use and to
renovate the facade of an existing commercial building at 9510 Valley Boulevard. The proposed project
would not increase the floor area of the existing building and does not include automobile repair. The
project site is located in a Medium Commercial with Design Overlay (C -3/D -O) zone. Approval of a
Conditional Use Permit is required to establish an automobile rental (no repair) use within a Medium
Commercial zone and approval of a Design Review is required for all improvements requiring a
building permit or visible changes in form, texture, color, exterior facade, or landscaping within a
Design Overlay zone.
PC RESOLUTION 17-16 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, APPROVING CONDITIONAL USE
PERMIT 17-05 AND DESIGN REVIEW 17.04, PERMITTING THE ESTABLISHMENT OF AN AUTOMOBILE
RENTAL USE AND THE COMMERCIAL FACADE RENOVATION AT 9510 VALLEY BOULEVARD (APN.
8593-001-042), IN A MEDIUM COMMERCIAL WITH A DESIGN OVERLAY (C -3/D-0) ZONE.
Staff Recommendation - It is recommended that the Planning Commission ADOPT Resolution No. 17-
16 with findings and APPROVE Conditional Use Permit 17.05 and Design Review 17-04, subject to the
34 conditions.
Assistant Planner Lao presented the staff report.
Vice -Chair Tang asked the Planning Commission if there were any questions or comments for staff.
EXHIBIT E
Commissioner Eng asked if this is rental only or will sales of vehicles also be included.
Assistant Planner Lao replied this hearing is only for rental use, but it has been brought to staff's attention today that
the applicant would like to propose a sales use in the near future.
Commissioner Eng asked if additional conditions of approval will be necessary for that proposal.
Assistant Planner Lao replied the applicant has been told a modification process will be necessary and another
hearing will take place before the Planning Commission.
Commissioner Eng asked if the applicant is also the property owner.
Assistant Planner Lao replied yes, he is also the property owner.
Commissioner Eng asked how many auto rental businesses the City of Rosemead has.
Assistant Planner Lao replied there are currently five.
Commissioner Eng asked if there are a total of five excluding this one.
Assistant Planner Lao replied yes.
Commissioner Eng stated two are located on Garvey Avenue and is not sure where the others are located.
Staff and Planning Commission stated they are they are located on Rosemead Boulevard and Valley Boulevard.
Vice -Chair Tang asked if the applicant is proposing the colors of the facade to be black, white; and gray or did staff
make that recommendation.
Assistant Planner Lao replied staff has recommended stone veneer to the bottom to incorporate some natural
element and to match the hotel next door. In addition, staff proposed a metal roof, which "Starbucks" also has, the
applicant proposed the black and white, so the roof will complement the modern facade they are requesting.
Vice -Chair Tang asked what color is the stone veneer.
Assistant Planner Lao replied it is a cool tone stone veneer to complement the black and white.
Vice -Chair Tang asked if that is like a grayish -blue color.
Assistant Planner Lao replied yes.
Vice -Chair Tang referred to the entitlements for the ABC license at this site and asked if the applicant will be able to
sell alcohol even if they are not a restaurant establishment.
Assistant Planner Lao replied no, because they are not operating a restaurant use. She added the applicant
is operating an auto rental use, so the conditional use permit is null and void, for the ABC license.
Vice -Chair Tang asked what happens to that ABC license, does it stay with this property, or can it be sold to another
establishment:
Assistant Planner Lao replied it can be sold to another establishment.
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Vice -Chair Tang asked who owns the ABC license, is it the owner or the applicant.
Assistant Planner Lao replied the applicant does own the ABC license and is intending to sell the ABC license.
Commissioner Eng asked if the glass storefronts will be clear or shaded.
Assistant Planner Lao replied it will be clear.
Commissioner Eng commented that the rendering looks as if they are shaded.
Assistant Planner Lao stated staff has added a condition of approval stating it must be clear and any modifications
would have to go through a process.
Commissioner Eng commented that she is pleased the lit sign on the second level has been removed. She asked
what the plans for landscaping in the front are or if the applicant is submitting a landscaping plan.
Assistant Planner Lao replied the applicant is required to submit landscaping plans that meet the (WELD)
requirements.
Vice -Chair Tang asked if the Planning Commission had any further questions or comments for staff.
None
Vice -Chair Tang opened the Public Hearing and invited the applicant to the podium.
Peter Wang stated he is the Engineer and Architect for this project and thanked staff for all their help. He stated this
is a good project for this site because the property has been vacant, is run down, and currently looks like a
house. He added it is located on Valley Boulevard and with the modern. design renovation, it will be compatible with
the neighborhood as a commercial building. He addressed the Planning Commission question about the ABC license
and gave a brief explanation of the applicant's current ABC license status. He added this is not a normal auto rental
project, it is a specialty, and it will be for high-end auto rentals (such as, Porsche and Lamborghini). He stated this is
a new renovated idea by this young entrepreneur and a great idea to bring this facility into the City of Rosemead. He
added that this is a great way to experience driving a high-end car, hopefully the business does well and survives,
and the owner is not sure if they will sell autos yet.
Commissioner Eng asked where the cars that are being driven on to the lot coming from and are they new or used
cars.
Architect Peter Wang replied they are previously -owned cars, but the cars are high-end.
Commissioner Eng reiterated that the car rental is for previously -owned cars and are high-end. She asked if they are
stored in a storage facility or garage.
Architect Peter Wang replied he currently does not have that information, but he believes they have another facility to
secure the vehicles. He added when the vehicle is reserved, it will be transported to the project site.
Commissioner Eng asked who the target market for this type of business is.
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Architect Peter Wang replied it is a new idea and there is not a leasing program for high-end cars. He added that it
may be persons wishing to rent a car for proms, or people looking to buy a high-end car and wanting to test them out
before purchasing a new model.
Commissioner Eng stated these are young entrepreneurs and asked if this is their first venture into this type of car
rental business.
Architect Peter Wang replied no, they are in the auto parts business, importing specialty/decorative auto
parts. He added that the owner is -not a first-time business owner.
Commissioner Eng referred to the site plan and stated she did not see an office on the first floor.
Architect Peter Wang replied that the second floor is currently renovated and the office is on the second floor.
Commissioner Eng asked if the customers would have to go to the second floor to process paperwork.
Architect Peter Wang replied that this is an exclusive location and they do not anticipate a lot of customers coming
in. He explained there will probably be a desk and chairs located on the first floor, but the second floor is primarily for
operations. He added this is a new idea and will be the first businesses location/headquarters. He added if it does
well they plan on moving the headquarters to another location.
Commissioner Eng asked if the applicant owns this property.
Architect Peter Wang replied yes.
Vice -Chair Tang referred to Commissioner Eng's question on the storage of the vehicles. He asked Mr. Wang if he
thinks the cars will be stored off-site and if they will be transported from the storage facility after they are reserved.
Architect Peter Wang replied the owner currently has not finalized the plan because construction has not taken place.
Vice -Chair Tang stated he is asking because there may be a Public Safety concern and if the high-end vehicles are
stored on-site, there may be a lot of interest from the public. He also asked if the site will have 24-hour lighting.
Assistant Planner Lao replied in the security plan, which was approved by the Chief of Police, it states that during
hours of darkness there shall be good lighting.
Vice -Chair Tang asked if it would cover the entire property.
Assistant Planner Lao replied yes:
vice -Chair Tang questioned if cars are going to be stored on-site, are there security measures to ensure the vehicles
are not vandalized or stolen. He stated that is why he is asking if the vehicles will be stored on-site or off-site.:
Architect Peter Wang confirmed with the applicant and replied the vehicles will be stored off-site.
Vice -Chair Tang asked how many cars will be in the showroom at any given time.
Architect Peter Wang replied the showroom is small, so there will be two cars, and the feature of the week will be
shown.
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Vice -Chair Tang asked why the applicant would like to have a car rental business and if there is a high demand in the
market for high-end vehicles.
Architect Peter Wang replied there has never been an opportunity to rent high-end cars and this business will give
someone the opportunity to rent a Lamborghini for a day. He mentioned there is a Car Club in the City of Industry
where people can share the cars, but this is the first where you will be able to rent one. He stated the owners believe
there is a demand, know there are qualifications, and fees such as insurances to support this business, but they are
willing to take the chance.
Commissioner Eng stated there are security cameras on the site and asked if there are any plans to have a security
guard in the future.
Architect Peter Wang replied yes, that is one of the considerations for the business budget, if the business picks up.
Commissioner Eng stated the applicant has indicated to staff that they are considering sales in the future and asked
if they know when or will they just start with rentals first,
Architect Peter Wang replied they want to start with rentals first and they currently do not have any plans to do
sales.
Commissioner Eng asked how many parking spaces are available for the car rentals.
Vice -Chair Tang replied there are 14 parking spaces.
Commissioner Eng asked if all the spaces are anticipated to be used to store cars.
Architect Peter Wang replied they are anticipating that they will only use 5 or 6 parking spaces.
Vice -Chair Tang asked if there is anyone else wishing to speak on this item.
None
Vice -Chair Tang closed the Public Hearing and asked if the Planning Commission had any further questions or
comments for staff.
Commissioner Eng asked staff if it is included in the conditions of approval that it is required to shield the light
from reflecting onto the residential area.
Assistant Planner Lao replied yes.
Commissioner Herrera asked if the applicant knows if there have been any issues with the City of Industry Car Club
business.
Assistant Planner Lao replied staff is not aware of any issues and was not aware there was an Auto Club in the City
of Industry until this hearing.
Vice -Chair Tang asked if a survey had been conducted to see if there have been any concerns or issues with other
car rental businesses.
Interim Community Development Director Valenzuela stated this item was reviewed by the Chief of Police and he did
not find any concerns or issues with this auto rental business.
Vice -Chair Tang stated since there has been an influx of car rental businesses and there is a demand for this type of
business, he recommended that staff contact business owners of this type of business, to see how their business is
going or if they have had to face any concerns or issues. He added that it will help the Planning Commission to
address any of those issues in the future if needed.
Interim Community Development Director Valenzuela agreed and stated that staff will do this for the next auto rental
application.
Commissioner Eng stated she agrees with Vice -Chair Tang. She added Rosemead is a small city, 5.5 square
miles, and we want to offer the community and residents a good array of opportunities, as well as for the business
community. She added monitoring and taking that extra step will help business owners be successful.
Vice -Chair Tang asked if there were any further questions or comments.
None
Vice -Chair Tang asked fora motion.
Commissioner Herrera made a motion, seconded by Commissioner Eng, to ADOPT Resolution No. 17-16
with findings and APPROVE Conditional Use Permit 17-05 and Design Review 17-04, subject to the 34
conditions.
Vote resulted in:
Ayes: Eng, Herrera, and, Tang
Noes: None
Abstain: None -
Absent: Dang and Lopez
Interim Community Development Director Valenzuela stated the motion passes with 3 Ayes, 0 Noes, and 2 Absent
vote, and explained the 10 -day appeal process.
4. CONSENT CALENDAR
A. Minutes of 7-17-17
Commissioner; Eng made a motion, seconded by Commissioner Herrera, to approve PC Minutes of 7-17-17
as presented.
Vote resulted in:
Ayes: Eng, Herrera, and Tang
Noes: None
Abstain: None
Absent: Deng and Lopez
Interim Community Development Director Valenzuela stated the motion passes with 3 Ayes, 0 Noes, and 2 Absent
vote:
6
S. MATTERS FROM STAFF
Interim Community Development Director Valenzuela announced the date, time, and location of the following events:
1) Concerts in the Park, and 2) 9/11 Ceremony.
6. MATTERS FROM THE CHAIR & COMMISSIONERS
Commissioner Eng stated Lucille's BBQ is officially open for business, but stated that for social media they introduce
themselves as being located in Montebello. She requested staff contact them and let them know it is Rosemead.
Commissioner Herrera asked if technically it is in the City of Montebello,
Interim Community Development Director Valenzuela replied that it is in the City of Rosemead, but the postal service
required that it be listed in the City of Montebello.
Commissioner Eng recommended that everyone visit Lucille's and enjoy the onion rings.
Vice -Chair Tang stated he would like to report positive feed -back and stated the freestanding sign at "Rosemead
Place" if fully lit and functional. He stated he would like to thank staff for following through.
7. ADJOURNMENT
The meeting adjourned at 7:32 pm.
The next regular Planning Commission will be held on Mondayust 21, 2017, at 7:00 pm in the
Council Chambers. A
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Rachel Lockwood
Commission Secretary