PC - 2020-08 - Approving Design Review 20-06, permitting a new one story 14,853 square feet Pace Medical Clinic with site improvements located at 8399-8405 Garvey Avenue PC RESOLUTION 20-08
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
APPROVING DESIGN REVIEW 20-06, PERMITTING A NEW ONE
STORY 14,853 SQUARE FEET PACE MEDICAL CLINIC .WITH SITE
IMPROVEMENTS. THE SUBJECT SITE IS LOCATED AT 8399-8405
GARVEY AVENUE (APN: 5288-005-029 & 5288-005-030), IN THE
MEDIUM COMMERCIAL WITH RESIDENTIAL/COMMERCIAL MIXED-
USE DEVELOPMENT AND DESIGN OVERLAYS (C-3/RC-MUDO/D-O)
ZONE.
WHEREAS, on June 25, 2020, Turner Healthcare Facilities Acquisitions, LLC
submitted a Design Review application requesting approval to construct a new one story
14,853 square feet PACE medical clinic with site improvements.
WHEREAS, 8399-8405 Garvey Avenue is located in the Medium Commercial with
Residential/Commercial Mixed-Use Development and Design Overlays Zone;
WHEREAS, Section 17.28.020(C) of the Rosemead Municipal Code provides the
criteria for a Design Review;
WHEREAS, Sections 65800 & 65900 of the California Government Code and
Section 17.28.020(C) of the Rosemead Municipal Code authorize the Planning
Commission to approve, conditionally approve, or deny Design Review applications;
WHEREAS, on September 10, 2020, forty-one (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 five (5) public locations 'and on site,
specifying the availability of the application, and the date, time, and location of the public
hearing for Design Review 20-06;
WHEREAS, on September 21, 2020, the Planning Commission held a duly noticed
and advertised public hearing to receive oral and written testimony relative to Design
Review 20-06;
WHEREAS, on September 21, 2020, the Planning Commission continued the
public hearing to the Planning Commission meeting on October 19, 2020 for action;
WHEREAS, on October 19, 2020, 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.
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NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Rosemead as follows:
SECTION 1. The Planning Commission HEREBY DETERMINES that Design
Review 20-06 is classified as a Class 32 Categorical Exemption, pursuant to Section
15332 of the California Environmental Quality Act guidelines. Section 15332 of the
California Environmental Quality Act exempts projects characterized as in-fill
development if the project meets the following conditions:
1) The project is consistent with the applicable general plan designation and all
applicable general plan policies as well as with applicable zoning designation and
regulations;
The Rosemead General Plan land use designation for the project site is Mixed-
Use Residential/Commercial (30 du/ac; 3 stories) and the project site is zoned C-
3/RC-MUDO/D-O. The project is consistent with the applicable General Plan Land
Use designations and all applicable General Plan policies as well as with all
applicable zoning designations and regulations as an office (medical) use is
permitted by right.
2) The proposed development occurs within city limits on a project site of no more
than five acres substantially surrounded by urban uses;
The project site is approximately 1.2 acres and is located within the City of
Rosemead's municipal boundaries. The project site is surrounded by urban uses.
Specifically, it is bounded by Zapopan Park and the Rosemead Public Safety
Center to the west and by residential uses to the north and east. The two blocks
extending west and east along Garvey Avenue is generally characterized by a mix
of commercial uses, including pharmacies, auto supplies/repair shops, self-
storage, restaurants, and small retail and fast food franchises.
3) The project site has no value as habitat for endangered, rare or threatened
species;
The project site, located within a fully urbanized, commercial corridor, is disturbed
and has been completely developed with three commercial buildings, paved
surface parking lots and other site improvements for many decades. There is no
habitat on the project site to support any endangered, rare, or threatened wildlife
species, and there are no wetlands, riparian habitat or other sensitive natural
communities either on or adjacent to the project site. In addition, there are no plants
or wildlife on the project site that are designated or would qualify as a sensitive or
special status species in local or regional plans, policies, or regulations by the
California Department of Fish and Game or the U.S. Fish and Wildlife Service.
4) Approval of the project would not result in any significant effects relating to traffic,
noise, air quality, or water quality, and;
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Traffic
A car dealership and convenience market currently operate on the project site. The
proposed medical clinic, which is expected to serve approximately 200-250
patients per day, will operate in two daily shifts of 100-125 patients. Over 90% of
the project's patients will be transported in groups to and from the medical clinic
on shuttles provided by the facility's operator, while the remaining 10% will be
transported by care givers. The medical clinic will operate between the hours of
8:00 A.M. and 5:00 P.M., Monday through Friday and will be closed on weekends.
Given the above, the proposed project will reduce traffic to and from the project
site as compared to the existing auto-oriented uses on the project site and will not
cause a significant traffic impact.
Noise
As compared to existing conditions, the proposed medical clinic will reduce traffic
to the project site and medical clinic operations will be conducted indoors between
the hours of 8:00 A.M. and 5:00 P.M., Monday through Friday. The project will
eliminate any existing noise impacts to the adjoining apartment complex caused
by the current operation of the drive-thru convenience market at 8405 Garvey
Avenue, including deliveries, trash pick-up and customer-generated noise.
Moreover, both the construction and operation of the project will comply with all
requirements of the Rosemead Noise Ordinance, per RMC Chapter 8.36.
Therefore, the project will not cause significant noise impacts.
Air Quality
Vehicle trips will be the primary source of emissions associated with the project's
operations. However, as indicated above, compared to the existing uses on the
project site, the proposed medical clinic will generate fewer vehicular trips and
overall traffic, in part due to the clinic's substantial reliance (approximately 90%)
on shuttles to transport patients in large groups to the project site. Thus, given the
nature of the proposed use, its limited intensity, and its extensive reliance on
shuttles, any net emissions from operation of the project will be well below South
Coast Air Quality Management District (SCAQMD) thresholds. During project
construction, the development team will comply with all applicable SCAQMD and
City standards regarding construction equipment and fugitive dust to minimize any
air quality impacts.
Water Quality
The proposed landscaped areas throughout the site will allow for on-site
percolation and filtration of storm water and a reduction in the amount of surface
water runoff that is generated from the project site, which currently has almost no
impermeable surfaces. The increased pervious areas on the project site for
stormwater percolation, as compared to the existing conditions, will allow more
stormwater runoff to percolate into the local groundwater. In addition, the project
will include an extensive on-site filtration and below-grade stormwater detention
system. By reducing the amount of runoff that will be generated from the project
site, the project will reduce and have a less than significant impact on erosion or
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siltation, both on- and off-site. Preparation and compliance with the Standard
Urban Stormwater Mitigation Plan and all applicable Best Management Practices
will ensure that the project meets all applicable water quality and water discharge
requirements and has no significant water quality impacts.
5) The site can be adequately served by all required utilities and public services.
The urbanized project site is already served by Southern California Edison
(electric), the Southern California Gas Company (gas) and Amarillo Mutual Water
(water). Sanitary sewer service is provided by the City of Rosemead. Recycling
and waste collection are provided by Republic Services, Inc. The Los Angeles
County Sheriffs Department and Los Angeles County Fire Department provide
emergency response services. The project will be adequately served by all of the
foregoing.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that
facts do exist to justify approving Design Review 20-06, in accordance with Section
17.28.020(C) of the Rosemead Municipal Code as follows:
A. The plans indicate proper consideration for the relationship between the
proposed building and site developments that exist or have been approved for the general
neighborhood.
FINDING: The proposed building is located within an established commercial
corridor within the City. The contemporary design of the proposed building, use of high
quality, natural materials, new landscaping, parking lot, and decorative walls will improve
the overall aesthetics of the intersection and 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 structure is designed with side and rear setbacks that
exceed the minimum requirements of the C-3 zone, which creates a sufficient buffer
between the proposed development and the surrounding properties to protect against
noise, vibrations, and other factors, which may have an adverse effect on the environment
and neighborhood. This development would not generate any foreseeable permanent
negative impacts to the noise levels of the surrounding area. In addition, the proposed
mechanical equipment would not be visible from public view. All construction work would
be required to comply with the timeframe and decibel levels indicated in the City of
Rosemead Noise Ordinance. Conditions of Approval will address factors such as
construction hours, noise, and landscaping.
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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 would not depreciate the appearance and value
of the local environment. Staff has worked closely with the applicant to achieve a design
that would complement the neighborhood character. The applicant has proposed a
contemporary design, which incorporates some aesthetic characteristics found in
commercial properties currently built in the immediate corridor. In addition, various
elements have been added to provide architectural interest to the design. These elements
include the use of contrasting exterior finishes, natural, high quality materials such as
porcelain stone, steel, and wood, and varying roof lines to further break-up the building's
profile. In order to reduce the mass of the building down to a pedestrian scale, metal
awnings have been proposed along the east, south, and west elevations.
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 subject property is adjacent to Zapopan Park, which is land utilized
for public use. The applicant has proposed an appealing architectural design, which will
create an improved site that is aesthetically complementary to the surrounding area:The
applicant's proposal to utilize contrasting exterior finishes, high quality materials, and a
warm, earth-tone color scheme would create an aesthetically high-quality project would
be in harmony with the existing developments on Zapopan Park.
E. The proposed development is in conformity with the standards of this Code and
other applicable ordinances in so far as the location and appearance of the buildings and
structures are involved.
FINDING: The proposed development satisfies all of the minimum zoning code
requirements for the C-3 zone, and all applicable referenced code sections of the
Rosemead Municipal Code.
F. The site plan and the design of the buildings, parking areas, signs, landscaping,
luminaries, and other site features indicates that proper consideration has been given to
both the functional aspects of the site development, such as automobile and pedestrian
circulation, and the visual effect of the development from the view of public streets.
FINDING: Access to the project site would continue from Garvey Avenue and
Langford Place. The design and construction of this project would preserve and provide
adequate access and circulation for vehicular and pedestrian traffic. The new parking lot
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and incorporation of new landscaping will significantly improve the visual effect of the site
from the view of the public street.
SECTION 3. The Planning Commission HEREBY APPROVES Design Review 20-
06, permitting a new one story 14,853 square feet PACE medical clinic with site
improvements located at 8399-8405 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 19, 2020, by the following vote:
AYES: BERRY, LEUNG, LOPEZ, TANG, AND VUONG
NOES: NONE
ABSTAIN: NONE
ABSENT: NONE
SECTION 6. The Secretary shall certify to the adoption of this resolution and shall
transmit copies of same to the applicant and the Rosemead City Clerk.
PASSED, APPROVED, and ADOPTED this 19th day of October, 2020.
Ilb
Daniel Loa .'r
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 19th day of
October, 2020 by the following vote:
AYES: BERRY, LEUNG, LOPEZ, TANG, AND VUONG
NOES: NONE
ABSTAIN: NONE
ABSENT: NONE
A / 9
J� J` 1
Angell,a Frausto-Lupo, Secretary
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APPROVED AS TO FORM:
(Lk... LLLl / /
ane Thuyen, Planning Commission Attorney
Burke, Williams & Sorensen, LLP
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ATTACHMENT "A"
(PC RESOLUTION 20-08)
DESIGN REVIEW 20-06
8399-8405 GARVEY AVENUE
(APN: 5288-005-029 & 5288-005-030)
CONDITIONS OF APPROVAL
OCTOBER 19, 2020
Standard Conditions of Approvals
1. Design Review 20-06 ("Project") is approved for the construction of a new one
story 14,853 square feet PACE medical clinic with site improvements, in
accordance with the plans marked Exhibit "E", dated October 12, 2020. Any
revisions to the approved plans must be resubmitted for Planning Division review
and, if satisfactory, approval.
2. The following conditions must be complied to the satisfaction of the Planning
Division prior to final approval of the associated plans, building permits, occupancy
permits, or any other appropriate request.
3. The conditions listed on this exhibit shall be copied directly onto any development
plans subsequently submitted to the Planning and Building Divisions.
4. Approval of Project shall not take effect for any purpose until the applicant(s) have
filed with the City of Rosemead ("City") a notarized affidavit stating that he/she is
aware of and accepts all of the conditions of approval as set forth in the letter of
approval and this list of conditions within ten (10) days from the Planning
Commission approval date.
5. The on-site public hearing notice posting shall be removed by the end of the 10-
day appeal period of Project.
6. Project is approved for a period of one (1) year. The applicant(s) shall commence
the approved project or request an extension within 30 calendar days prior to
expiration. The one (1) year initial approval period shall be effective from the
Planning Commission approval date. For the purpose of this petition, project
commencement shall be defined as beginning the permitting process with the
Planning and Building Divisions, so long as the project is not abandoned. If Project
has been unused, abandoned, or discontinued for a period of one (1) year, it shall
become null and void.
7. The Planning Commission hereby authorizes the Planning Division to make and/or
approve minor modifications to the project and to these conditions of approval.
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8. Project is granted or approved with the City and its Planning Commission and City
Council retaining and reserving the right and jurisdiction to review and to modify
the permit, including the conditions of approval based on changed circumstances.
Changed circumstances include, but are not limited to, the modification of the use,
a change in scope, emphasis, size, or nature of the use, or the expansion,
alteration, reconfiguration, or change of use. This reservation of right to review is
in addition to, and not in lieu of, the right of the City, its Planning Commission, and
City Council to review and revoke or modify any permit granted or approved under
the Rosemead Municipal Code for any violations of the conditions imposed on
Project.
9. The applicant(s) shall defend, indemnify, and hold harmless the City of Rosemead
or its agents, officers, and employees from any claim, action, or proceeding against
the City of Rosemead or its agents, officers, or employees to attack, set side, void,
or annul, an approval of the Planning Commission and/or City Council concerning
the project, which action is brought within the time period provided by law.
10. The applicant(s) shall comply with all Federal, State, and local laws relative to the
approved use, including the requirements of the Planning, Building, Fire, Sheriff,
and Health Departments.
11. Building permits will not be issued in connection with any project until such time as
all plan check fees and all other applicable fees are paid in full. Prior to issuance
of building permits, any required school fees shall be paid. The applicant shall
provide the City with written verification of compliance from the applicable school
districts.
12. The numbers of the address signs shall be at least six (6) inches tall with a
minimum character width of 3/4 inch, contrasting in color and easily visible at
driver's level from the street. Materials, colors, location, and size of such address
numbers shall be approved by the Community Development Director, or his/her
designee, prior to installation.
13. The hours of construction shall be limited from 7:00 a.m. to 8:00 p.m., Monday
through Saturday. No construction shall take place on Sundays or on any federal
holiday, without prior approval by the City. The applicant shall abide by the noise
control sections of the Rosemead Municipal Code.
14. The Building Division, Planning Division, and Engineering Division shall have
access to the project site at any time during construction to monitor progress.
15. All requirements of the Building and Safety Division, Planning Division, and
Engineering Division shall be complied with prior to the final approval of the
proposed construction.
16. All ground/roof level mechanical/utility equipment (including meters, back flow
prevention devices, fire valves, NC condensers, furnaces, and other equipment)
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shall be located away from public view or adequately screened by landscaping or
screening walls so as not to be seen from the public right-of-way.
17. The entire parking area, including the parking spaces and maneuvering lanes
required by Rosemead Municipal Code Section 17.112.090, shall be paved with
asphaltic, concrete surfacing, or other acceptable material in accordance with
specifications approved by the City Engineer. It shall be the responsibility of the
property owner to ensure that the surface is maintained free from conspicuous
cracks or holes. Surfacing required for temporary lots shall be determined by the
City Engineer.
18. The project site shall be graded to drain to the street, but in no case shall such
drainage be allowed to sheet flow across public sidewalk. A grading and/or
drainage plan shall be prepared, submitted to, and approved by the Building
Official, and such grading and/or drainage shall take place in accordance with such
approved plan.
19. Violations of the conditions of approval may result in citation and/or initiation of
revocation proceedings.
Project Specific Conditions of Approval
20. A lot tie or lot merger shall be required for the project to hold the parcels under one
common ownership.
21. The applicant shall designate at least two on-site loading spaces for the
transportation of patrons to and from the facility. The designated loading spaces
shall meet the satisfaction of the Community Development Department.
22. There shall be no loading or unloading of patrons along Garvey Avenue. All
vehicles transporting patrons shall be required to park on-site and utilize the
designated loading spaces.
23. There shall be no over-night parking of any vehicles on the subject site.
24. 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 (6) 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 satisfied:
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.
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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.
25. Any exterior lighting shall be fully shielded and directed downwards as to not
project over the property lines of the subject site. A photometric survey (lighting
plan) shall be approved by the Planning Division. The photometric analysis shall
illustrate that the proposed project will generate minimal off-site light to the
residences easterly of the project site.
26. Planning Division approval of sign plans must be obtained prior to obtaining
building permits and/or installation for any signs.
27. The site shall be maintained in a graffiti-free state. Any graffiti shall be removed
within twenty-four (24) hours.
28. The site shall be maintained in a clean, weed and litter free state.
29. All walls shall consist of split face CMU block with precast concrete pilasters and
wall caps. All fences shall match or complement the commercial building unit in
color, material, and design; and shall be consistent in appearance.
30. The proposed trash enclosure shall be constructed with: split face CMU block
walls, a solid roof, and self-closing doors. The proposed trash enclosure shall be
in compliance with Rosemead Municipal Code Chapter 17.16 and Chapter 17.32.
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.
31. 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.
32. All gutters, downspouts, mechanical elements, and/or architectural features shall
be painted to complement the commercial building.
33. 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.
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Public Works Conditions of Approval
34. Copy all conditions of approval and Planning Commission decision letter onto all
plan sets.
35. Install the driveway approaches in accordance with SPPWC, latest edition, and as
directed by the City Engineer or designee. No portion of the driveway and/or
parkway shall encroach to the frontage of the adjacent property.
36. The approved building address(s) shall be painted on the curb to the City's
standard as required by the Public Works Inspector prior to the final inspection.
37. Rehabilitate existing surface of the alley adjoining the project site to the satisfaction
of the City Engineer or designee, or pay an in lieu fee equal to the estimated cost
of such rehabilitation based on Los Angeles County Land Development Division
Bond Calculation Sheets, prior to the issuance of building permits.
38. The required street improvements shall include those portions of roadways and
alleys contiguous to the subject property and include:
a. Remove and reconstruct existing driveway approaches to meet current
ADA requirements per SPPWC, latest edition.
b. Remove and replace all damaged and off-grade curbs, gutters, ADA ramps,
and sidewalks.
39. A lot tie or lot merger shall be required for the project to bind the storm water
retention area to the development.
County of Los Angeles Fire Department Conditions of Approval
40. Review and approval by the County of Los Angeles Fire Department, Fire
Prevention Engineering Section Building Plan Check Unit is required for this
project prior to building permit issuance. The following information shall be
provided on the site plan:
a. Fire Department access shall comply with Section 503 of the Los Angeles
County Fire Code.
b. Provide a minimum unobstructed width of 26 feet, exclusive of shoulders,
except for approved security gates in accordance with Section 503.6, 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. Fire Code 503.1.1 & 503.2.2
c. Cross-hatch the Fire Department vehicle access on the site plan, and
clearly show the required width.
d. Show any existing fire hydrants within 300 feet of the lot frontage.
e. Submit a fire flow availability form along with plans, additional public fire
hydrants may be required.
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f. Chapter 5, Section 507 and Table(s) B and C of the Los Angeles County
Fire Code will be used to determine water requirements for firefighting
purposes.
g. Show type of construction, occupancy classification, square footage of
structure per floor and number of floors.
h. Indicate address of subject property.
•
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