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PC - 2017-17 - Approving Modification 17-05, A Modification of Design Review 14-06, To Reclassify the Commericial Component of the Mixed Use Project To A Shopping Center Use, For The Incorporation of Resturaunt Use in Five Out of the Five Units at 9036-38 PC RESOLUTION 17-17 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, APPROVING MODIFICATION 17-05, A MODIFICATION OF DESIGN REVIEW 14-06, TO RE-CLASSIFY THE COMMERCIAL COMPONENT OF THE MIXED USE PROJECT TO A SHOPPING CENTER USE, FOR THE INCORPORATION OF RESTAURANT USE IN FIVE OUT OF THE FIVE UNITS. THE SUBJECT SITE IS LOCATED AT 9036-38 GARVEY AVENUE, IN THE MEDIUM COMMERCIAL WITH A MIXED USE AND DESIGN OVERLAY (C-3/MUDO/D-O) ZONE (APN: 5282-026-052). WHEREAS, on July 18, 2017, Connecticut Ave. XB, LLC submitted a Modification application requesting to modify Design Review 14-06 to re-classify the retail use of the commercial building to a shopping center use, for the incorporation of restaurant use at 9036-38 Garvey Avenue; WHEREAS, 9036-38 Garvey Avenue is located in a Medium Commercial with a Mixed Use and Design Overlay (C-3/MUDO/D-O) zone; 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 August 10, 2017, twenty-six (26) 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 17-05; WHEREAS, on August 21, 2017, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Modification 17-05; WHEREAS, on August 21, 2017, the Planning Commission continued the public hearing to September 18, 2017, for an update from staff; WHEREAS, on September 18, 2017, the Planning Commission directed staff to bring back the public hearing to the October 16, 2017, Planning Commission meeting for action; and WHEREAS, on October 16, 2017, the applicant and public provided additional oral testimony and the Planning Commission further discussed the matter; and WHEREAS, the Rosemead Planning Commission has sufficiently considered all testimony presented to them in order to make the following determination. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Rosemead as follows: SECTION 1.The Planning Commission HEREBY DETERMINES that Modification 17-05 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 17-05 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 17-05, 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 17.120.1101, 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 17.120j. FINDING: The applicant has submitted a Modification Application requesting to modify Design Review 14-06. Design Review 14-06, along with Zone Variance 14-02, Zone Variance 14-03, and Tentative Tract Map 72871, was approved by the Rosemead Planning Commission on September 15, 2014, for a mixed use project consisting of a 6,500 square foot retail building fronting Garvey Avenue and 48 residential units in the rear. The applicant is proposing to re-classify the retail use to a shopping center use, in order to incorporate restaurant use in five out of the five units. The commercial component of the mixed use project may be defined as a shopping center as it consists of five units. Per RMC Section 17.04.050, a shopping center means a commercial site with two or more separate businesses managed as a total entity, sharing common access, circulation, signage, and pedestrian and parking areas so that a public right-of-way does not need to be used to get from one business to another in the C-1, C-3, and CBD zones. In addition, parking will not be impacted as a shopping center (less than 100,000 square feet) with more than four units is parked at a parking ratio of 1 parking space per 250 square feet of floor area. This is consistent with the parking ratio for retail use. The re-classification of the 6,500 square foot commercial building from retail use to a shopping center use, in order to incorporate restaurant use in five out of the five units would require the same number of parking spaces (26 parking spaces). SECTION 3.The Planning Commission HEREBY APPROVES Modification 17-05 for the modification of Design Review 14-06 to re-classify the commercial component of the mixed use project to a shopping center for the incorporation of restaurant use in five out of the five units at 9036-38 Garvey Avenue, and subject to the conditions listed in Attachment "A" attached hereto and incorporated herein by reference. SECTION 4. This action shall become final and effective ten (10) days after this decision by the Planning Commission, unless within such time a written appeal is filed with the City Clerk for consideration by the Rosemead City Council as provided in Rosemead Municipal Code, Section 17.160.040— Appeals of Decisions. SECTION 5. This resolution is the result of an action taken by the Planning Commission on October 16, 2017, by the following vote: AYES: HERRERA, LOPEZ, AND TANG NOES: DANG ABSTAIN: ENG ABSENT: NONE SECTION 6. The Secretary shall certify to the adoption of this resolution and shall transmit copies of same to the applicant and the Rosemead Cit Clerk. PASSED, APPROVED, and ADOPTED this 16th day o O,ct�ber, 2017. E� //i Sean Dang, 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 16`h day of October, 2017, by the following vote: AYES: HERRERA, LOPEZ, AND TANG NOES: DANG ABSTAIN: ENG ABSENT: NONE Lily . Valenzuela, Secretary APPROVE!- STOF• : • Kane huyen, Planning Commission Attorney Burke, Williams & Sorensen, LLP ATTACHMENT "A" (PC RESOLUTION 17-17) MODIFICATION 17-05 (ORIGINALLY DESIGN REVIEW 14-06, ZONE VARIANCE 14-02, ZONE VARIANCE 14-03, AND TENTATIVE TRACT MAP 72871) 9036-38 GARVEY AVENUE (APN: 5282-026-052) CONDITIONS OF APPROVAL OCTOBER 16, 2017 Planning Conditions of Approval 1. Design Review 14-06, Zone Variance 14-02, Zone Variance 14-03, and Tentative Tract Map 72871 are approved for the construction of a new residential/commercial mixed use development, in accordance with the plans marked Exhibit "C", dated August 28, 2014. Modification 17-05 would re-classify the retail use to a shopping center use, allowing for the incorporation of restaurant use in five out of the five units. Any revisions to the approved plans must be resubmitted for the review and approval of the Planning Division (Modified by the Planning Commission on October 16, 2017). 2. Approval of Design Review 14-06, Zone Variance 14-02, Zone Variance 14-03, and Tentative Tract Map 72871 shall not take effect for any purpose until the Applicant has filed with the City of Rosemead a notarized affidavit stating that he/she is aware of and accepts all of the conditions of approval as set forth in the letter of approval and this list of conditions, within ten (10) days from the Planning Commission approval date. 3. The onsite public hearing notice posting shall be removed by the end of the 10- day appeal period of Design Review 14-06, Zone Variance 14-02, Zone Variance 14-03, and Tentative Tract Map 72871. 4. Design Review 14-06, Zone Variance 14-02, Zone Variance 14-03, and Tentative Tract Map 72871 are approved for a period of one (1) year. The Applicant shall commence the proposed use or request an extension within 30-calendar days prior to expiration. The one (1) year initial approval period shall be effective from the Planning Commission approval date. For the purpose of this petition, project commencement shall be defined as beginning the permitting process with the Planning and Building Divisions, so long as the project is not abandoned. If Design Review 14-06, Zone Variance 14-02, Zone Variance 14-03, and Tentative Tract Map 72871 have been unused, abandoned, or discontinued for a period of one (1) year it shall become null and void. 5. The Planning Commission hereby authorizes the Planning Division to make and/or approve minor modifications. 6. The following conditions must be complied with to the satisfaction of the Planning Division prior to final approval of the associated plans, building permits, occupancy permits, or any other appropriate request. 7. Design Review 13-02 and Tentative Tract Map 72347 is granted or approved with the City and its Planning Commission and City Council retaining and reserving the right and jurisdiction to review and to modify the permit, including the modification of existing or imposition of new conditions of approval based on changed circumstances. Changed circumstances include, but are not limited to, the modification of the use, a change in scope, emphasis, size, or nature of the use, or the expansion, alteration, reconfiguration, or change of use. This reservation of right to review is in addition to, and not in lieu of, the right of the City, its Planning Commission, and City Council to review and revoke or modify any permit granted or approved under the Rosemead Municipal Code for any violations of the conditions imposed on Design Review 14-06,Zone Variance 14-02, Zone Variance 14-03, and Tentative Tract Map 72871. 8. The Applicant shall defend, indemnify, and hold harmless the City of Rosemead or its agents, officers, and employees from any claim, action, or proceeding against the City of Rosemead or its agents, officers, or employees to attack, set side, void, or annul, an approval of the Planning Commission and/or City Council concerning the project, which action is brought within the time period provided by law. 9. The Applicant shall comply with all Federal, State, and local laws relative to the approved use including the requirements of the Planning, Building, Fire, Sheriff and Health Departments. 10. Building permits will not be issued in connection with any project until such time as all plan check fees, and all other applicable fees, are paid in full. 11. Occupancy will not be granted until all improvements required by this approval have been completed, inspected, and approved by the appropriate department(s), including but not limited to all improvements required to file a final tract map and the filing and recordation of that final map. 12. The numbers of the address signs shall be at least 6"tall with a minimum character width of 3/4", contrasting in color and easily visible at driver's level from the street. Materials, colors, location, and size of such address numbers shall be approved by the Planning Division, prior to installation. 13. All requirements of the Planning Division, Building Division, and Public Works Department shall be complied with prior to the final approval of the proposed construction. 14. The hours of construction shall be limited from 7:00 a.m. to 8:00 p.m. Monday to Saturday. No construction shall take place on Sundays or on any federal holidays without prior approval by the City. 15. The Planning, Building, and Public Works staff shall have access to the subject property at any time during construction to monitor progress. 16. The site shall be maintained in a graffiti-free state. Any new graffiti shall be removed within twenty-four (24) hours. A 24-hour, Graffiti Hotline can be called at (626) 569-2345 for assistance. 17. The site shall be maintained in a clean, weed, and litter free state in accordance with the Rosemead Municipal Code. All trash containers shall be stored in the appropriate trash enclosure at all times. All trash, rubbish, and garbage receptacles shall be regularly cleaned, inspected, and maintained in a clean, safe, and sanitary condition. 18. A detailed elevation drawing shall be submitted to the Planning Division for review and approval all trash enclosures prior to submittal of construction drawings. All trash enclosures shall be of an integral part of the building design, and incorporate complementary colors and materials. All trash enclosures shall have a solid roof cover and doors shall be opaque, self-closing, and self-latching. 19. All commercial loading activities and trash pickup for the mixed use project shall be prohibited between the hours of 10:00 p.m. and 6:00 a.m. daily. 20. All off-street parking shall comply with the relevant section of the Rosemead Municipal Code applicable as of the date these Conditions of Approval are adopted. The parking area, including loading and handicapped spaces, shall be paved and re-painted periodically to City standards to the satisfaction of the Planning Division. In accordance with the currently applicable section of the Rosemead Municipal Code, all designated parking spaces shall be double striped. Such striping shall be maintained in a clear, visible, and orderly manner. 21. The Applicant shall keep the electrical and mechanical equipment and/or emergency exits free of any debris, storage, furniture, etc., and maintain a minimum clearance of five (5) feet. 22. All roof top appurtenances and equipment shall adequately be screened from view to the satisfaction of the Planning Division. There shall be no mechanical equipment located on the sides of the building. Such equipment shall not exceed the height of the parapet wall. All ground level mechanical/utility equipment (including meters, back flow preservation devices, fire valves, A/C condensers, furnaces, utility cabinets and other equipment) shall be located away from public view or adequately screened by landscaping or screening walls so as not to be seen from the public right of way or other public space within the development. The Planning Division shall approve said screening prior to inspection. 23. Prior to issuance of grading permits, the Applicant shall comply with the City's storm water ordinance and storm water mitigation plan requirements with respect to the proposed project. 24. Prior to issuance of any building permit related to this project, the Applicant shall prepare Covenant Conditions and Restrictions (CC&R's) or other similar recorded instrument indicating how and who will maintain proposed common areas. The CC&R's shall be prepared by the Applicant and approved by the City Attorney and shall include the following statements: 'This statement is intended to notify all prospective property owners of certain limitations on construction to residential dwellings contained in this planned development project. Any necessary modifications or additions must be reviewed on a case-by-case basis and approved or denied by the Community Development Director or his/her designee at his/her discretion". The CC&R's will cover all aspects of property maintenance of the common areas, including but not limited to driveways, fencing, landscaping, lighting, parking spaces, open space and recreational areas. All applicable City Attorney fees shall be at the responsibility of the Applicant. 25. The Applicant shall include provisions in the CC&R's to provide maintenance of all building improvements, on-grade parking and landscaping, and maintenance of the driveway, in a manner satisfactory to the Planning Division, and in a form acceptable to the City Attorney. 26. The subdivider shall include provisions in the CC&R's to require regular trash pickup service at least once a week for the residential condominium trash bins, and twice a week for the commercial tenant space trash bins. 27. Prior to recordation of the final map, the subdivider shall submit a comprehensive Parking Management Plan for review and approval by the Planning Division or designee. The Parking Management Plan shall be incorporated into the CC&R's and shall be enforced by the property owners association. Said Parking Management Plan shall include, but not be limited to, the following provisions: • Designated parking for customers and employees. • Parking permit procedures for overnight guest parking. Every homeowner shall be allowed to keep up to two (2) vehicles on the premises. The parking monitor/security guard shall be responsible for issuing overnight guest parking permits when there are excess parking spaces available. Employee parking shall be restricted to the retail parking areas only. 28. All open areas not covered by concrete, asphalt, or structures shall be landscaped and maintained on a regular basis. Maintenance procedures of such landscaped and common areas shall be specifically indicted in the CC&R's prior to issuance of any building permit. 29. Prior to the issuance of any sign permit, the Applicant shall submit a Master Sign Program to the Planning Division for review and approval. The sign program shall address sign materials, colors, height, width and location. It shall also address the use of temporary signage such as banners as well as appropriate window signage. Any proposed monument signs shall accommodate to obstructing sight lines (Modified by the Planning Commission on September 15, 2014). 30. A final landscape and irrigation plan shall be submitted to the Planning Division for review and approval prior to the issuance of building permits. The new planting materials shall include a combination of colorful and drought tolerant trees, large potted plants, shrubs, and low growing flowers. The landscape and irrigation plan shall include a sprinkler system with automatic timers and moisture sensors. 31. Violations of the conditions of approval may result in citation and/or initiation of revocation proceedings. 32. Prior to the issuance of building permits, the Applicant shall submit a lighting plan for approval by the Planning Division. The lighting plan shall include a schematic depicting the location of lighting sources, as well as type of lighting proposed. The lighting plan shall address the following criteria: • Lighting shall be fully shielded to minimize glare and painted to match the surface it is attached to. • Light fixtures shall be architecturally compatible with the structure's design. • Structure entrances should be well lit. • Lighting and trees should not conflict with one another. • The design of exterior parking lot lighting fixtures shall be compatible with the architecture used in the development and not be on poles over 25 feet high. • Solar power lighting shall be used for common areas where feasible (Modified by the Planning Commission on September 15, 2014). 33. Exterior glass to be used for the project shall be subject to review and approval by the Community Development Director. No exterior glass shall be approved if it creates significant light and glare spillage to adjacent properties or highways. 34. Two weeks prior to commencement of construction, notification shall be provided to the immediate surrounding off-site residential, school, and church uses that discloses the construction schedule, including the types of activities and equipment that would be used throughout the duration of the construction period. 35. The property owner/business operator shall provide a grease interceptor at a location where it shall be easily accessible for inspection, cleaning and removal of accumulated grease. The sizing and installation shall conform to the current California Plumbing Code (Added by the Planning Commission on October 16, 2017). 36. A locking device shall be installed on the proposed grease interceptor (Added by the Planning Commission on October 16, 2017). 37. The property owner shall not, at any time, allow grease to run into public sanitary sewer systems (Added by the Planning Commission on October 16, 2017). Engineering Conditions of Approval GENERAL 38. Details shown on the tentative map are not necessarily approved. Any details which are inconsistent with requirements of ordinances, general conditions of approval, or City Engineer's policies must be specifically approved in the final map or improvement plan approvals. 39. A final tract map prepared by, or under the direction of a Registered Civil Engineer authorized to practice land surveying, or a Licensed Land Surveyor, must be processed through the City Engineer's office prior to being filed with the County Recorder. 40. A preliminary subdivision guarantee is required showing all fee interest holders and encumbrances. An updated title report shall be provided before the final parcel map is released for filing with the County Recorder. 41. The final tract map shall be based on a field survey, and monuments shall be set to permanently mark parcel map boundaries, street center lines and lot boundaries to the satisfaction of the City Engineer. The basis of bearing used for the field survey required for the final map shall include two survey well monuments found or set. The City Engineer may waive this requirement upon petition should this be impractical. Well monuments shall be set in accordance with standard plan No. S08-001, if required. 42. Final tract map shall be filed with the County Recorder and one (1) Mylar copy of filed map shall be submitted to the City Engineer's office. Prior to the release of the final map by the City, a refundable deposit in the amount of $1,000 shall be submitted by the developer to the City, which will be refunded upon receipt of the Mylar copy of the filed map. 43. Comply with all requirements of the Subdivision Map Act. 44. Approval for filling of this land division is contingent upon approval of plans and specifications mentioned below. If the improvements are not installed prior to the filing of this division, the developer must submit an Undertaking Agreement and a Faithful Performance and Labor and Materials Bond in the amount estimated by the City Engineer guaranteeing the installation of the improvements. 45. The City reserves the right to impose any new plan check and/or permit fees approved by City Council subsequent to tentative approval of this map. 46. The project plans indicate that the airspace in the six buildings shall be subdivided (a condominium) requiring the filing of a tentative tract map with the City of Rosemead to be followed by the recording of a final map. The final map shall be based on a field survey performed by a Licensed Land Surveyor (or by a registered Civil Engineer authorized to practice land surveying), with all monuments (horizontal control) being set to the satisfaction of the City Engineer and/or City Land Surveyor of the City of Rosemead. 47. Prior to performing any grading, obtain a permit from the Engineering Department. Submit grading and drainage plans pre the City's grading guidelines and the latest edition of the Los Angeles County Building Code. The plans shall be stamped and signed by a California State Registered Civil Engineer. 48. Prior to the recordation of the final map, grading and drainage plans must be approved to provide for contributory drainage from adjoining properties as approved by the City Engineer, including dedication of the necessary easements. 49. A grading and drainage plan must provide for each lot having an independent drainage system to the public street, to a public drainage facility, by means of an approved drainage easement, or by the existing drainage channel (Modified by the Planning Commission on September 15, 2014). 50. Historical or existing storm water flow from adjacent lots must be received and directed by gravity to the public street, to a public drainage facility, by means of an approved drainage easement, or by the existing drainage channel (Modified by the Planning Commission on September 15, 2014). 51 . 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. 52. 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. 53. 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 54. New drive approaches shall be constructed at least 3' from any above-ground obstructions in the public right-of-way to the top of "x" or the obstruction shall be relocated. New drive approaches shall be limited to the frontage of the parcel. The drive approach is intended to serve, and is designed to the satisfaction of the City Engineer. 55. All work proposed within the public right-of-way shall require permits from the Public Works Department. 56. Remove and replace existing curb and gutter from westerly property line to easterly property line. 57. Remove and replace sidewalk from westerly property line to easterly property line, minimum seven feet wide. 58. Remove and construct driveway approaches as indicated on the plans. 59. Remove existing trees and replace with 48-inches box min. Contact City Arborist for tree species recommendations. SEWER 60. Approval of this land division is contingent upon providing a separate house sewer lateral to serve each lot of the land division. 61. 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. 62. All existing laterals to be abandoned shall be capped at the public right of way to the satisfaction of the City Engineer and the Building Official of the City of Rosemead. UTILITIES 63. All power, telephone and cable television shall be underground. 64. Any utilities that are in conflict with the development shall be relocated at the developer's expense. 65. Existing street lights are not shown on the proposed project plans, nor are proposed street lights shown. A street lighting plan shall be developed using ornamental lights with underground services as necessary to accommodate the proposed development and to obtain the approval of the City Engineer. The applicant shall bear all costs to provide street lighting, etc., if required. In addition, all utility services to serve the proposed project shall be placed underground. WATER 66. Prior to the filing of the final map, there shall also be filed with the City Engineer, a statement from the water purveyor indicating subdivider compliance with the Fire Chief's fire flow requirements. Traffic Conditions of Approval 67. The applicant shall construct the on-site circulation system in substantial compliance to the site plan submitted in the traffic impact study. 68. Vehicle access shall be left turn in, right turn in, and right turn out only. Outbound left turns shall be prohibited by construction of a raised center median (See Traffic Impact Study Exhibit Q), and appropriate turn restriction signs to the satisfaction of the City. 69. A stop sign, stop bar, and stop legend shall be installed and maintained at the project exit, and traffic calming devices shall be installed in the primary access drive consistent with the existing easement conditions (Modified by the Planning Commission on September 15, 2014). 70. The applicant shall be responsible for the design and modification of the existing raised center median on Garvey Avenue at the project driveway to prohibit outbound left turns. The median shall be constructed per City standards prior to occupancy of any buildings. 71. A sight distance analysis at the driveway along Garvey should be prepared. 72. All residential parking spaces shall be signed and marked as noted in the Traffic Impact Study (Exhibit 0). 73. Radiused curbs shall be constructed on the raised planters adjacent to all parallel parking spaces and shall not extend deeper than 7-feet from the inside edge of the parking space for improved parking access. 74. All improvements recommended by the Traffic Impact Study, prepared by RK Engineering Group, LLC shall comply prior to the Building and Safety final inspection (Added by the Planning Commission on September 15, 2014). Fire Department Conditions of Approval (Added by the Planning Commission on September 15, 2014) 75. Provide the bond verification for the improvements prior to the clearance of the Final Map. 76. Submit the Final Map to the Land Development Unit for review. 77. Submit the Grading Plan to the Land Development Unit for review. 78. Submit a minimum of three (3) copies of the water plans indicating the new fire hydrant locations to the Fire Department's Land Development Unit for review. All required PUBLIC fire hydrants shall be installed, tested and accepted prior to beginning construction. ACCESS 79. The Tentative Tract Map, as submitted, meets current Fire Department requirements for access. 80. Prior to the issuance of any building permits, the required Fire Apparatus Access Roads and the fire hydrants shall be inspected for compliance by the County of Los Angeles Fire Department. 81. All on-site Fire Department vehicular access roads shall be labeled as "Private Driveway and Fire Lane" on the site plan along with the widths clearly depicted on the plan. Labeling is necessary to assure the access availability for Fire Department use. The designation allows for appropriate signage prohibiting parking. 82. Fire Department vehicular access roads must be installed and maintained in a serviceable manner prior to and during the time of construction. Fire Code 501.4 83. All fire lanes shall be clear of all encroachments, and shall be maintained in accordance with the Title 32, County of Los Angeles Fire Code. 84. The Fire Apparatus Access Roads and designated fire lanes shall be measured from flow line to flow line. 85. Provide a minimum unobstructed width of 28 feet, exclusive of shoulders and an unobstructed vertical clearance "clear to sky' Fire Department vehicular access to within 150 feet of all portions of the exterior walls of the first story of the building, as measured by an approved route around the exterior of the building when the height of the building above the lowest level of the Fire Department vehicular access road is more than 30 feet high, or the building is more than three stories. The access roadway shall be located a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Fire Code 503.1.1 & 503.2.2 86. The dimensions of the approved Fire Apparatus Access Roads shall be maintained as originally approved by the fire code official. Fire Code 503.2.2.1 87. Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved Fire Department turnaround. Fire Code 503.2.5 88. Fire Department vehicular access roads shall be provided with a 32 foot centerline turning radius. Fire Code 503.2.4 89. Fire Apparatus Access Roads shall be designed and maintained to support the imposed load of fire apparatus weighing 37 1/2 tons and shall be surfaced so as to provide all-weather driving capabilities. Fire apparatus access roads having a grade of 10 percent or greater shall have a paved or concrete surface. Fire Code 503.2.3 90. 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 91. 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 92. 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 93. Traffic Calming Devices, including but not limited to, speed bumps and speed humps, shall be prohibited unless approved by the fire code official. Fire Code 503.4.1 94. 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 95. 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 96. Multiple residential and commercial buildings having entrances to individual units not visible from the street or road shall have unit numbers displayed in groups for all units within each structure. Such numbers may be grouped on the wall of the structure or mounted on a post independent of the structure and shall be positioned to be plainly visible from the street or road as required by Fire Code 505.3 and in accordance with Fire Code 505.1. WATER SYSTEM 97. All fire hydrants shall measure 6"x 4"x 2-1/2" brass or bronze, conforming to current AWWA standard C503 or approved equal, and shall be installed in accordance with the County of Los Angeles Fire Department Regulation 8. 98. All on-site fire hydrants shall be installed a minimum of 25' feet from a structure or protected by a two (2) hour rated firewall. Exception: For fully sprinkled multi- family structures, on-site hydrants may be installed a minimum of 10 feet from the structure. Fire Code Appendix C106 99. All required PUBLIC fire hydrants shall be installed, tested and accepted prior to beginning construction. Fire Code 501.4 100. All private on-site fire hydrants shall be installed, tested and approved prior to building occupancy. Fire Code 901.5.1 Plans showing underground piping for private on-site fire hydrants shall be submitted to the Sprinkler Plan Check Unit for review and approval prior to installation. Fire Code 901.2 & County of Los Angeles Fire Department Regulation 7 FIRE FLOW 101. The required fire flow for the public fire hydrants for this project is 3750 gpm at 20 psi residual pressure for 3 hours. Three (3) public fire hydrants flowing simultaneously may be used to achieve the required fire flow. Fire Code 507.3 & Appendix B105.1 102. The required fire flow for the on-site private fire hydrants for this project is1250 gpm at 20 psi residual pressure for 2 hours. One (1) on-site fire hydrant flowing simultaneously may be used to achieve the required fire flow. PUBLIC FIRE HYDRANTS 103. Install one (1) public fire hydrant as noted by the Fire Department on the plan dated August 20, 2014. 104. The fire flow for the existing public fire hydrant is adequate per the fire flow test dated May 20, 2014 by the San Gabriel Valley Water Company is adequate. PRIVATE ON-SITE FIRE HYDRANTS 105. Install one (1) private on-site fire hydrant as noted on the plan dated August 20, 2014.