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PC - 2021-06 - Recommending the City Council adopt the Initial Study/Draft MND and Mitigation monitoring and reporting program, and approve GPA 19-02, ZC 19-02, Tentative Tract Map 82870, DR 19-08, CUP 20-08, and a density bonus application for 3001 Walnui ' i A r • i • / A i A i■ A A r r■ A 1 r 1 r A■ A ■ A A A LCIOM r , i r r •' w'r A■ i i ■ A ii■ A A A r A ■ i 1 A r # i• A- 1 A■ .. IA r 11 i - t i WHEREAS, on December 11, 2019, The Taiwan Center Foundation of Greater Los Angeles submitted entitlement applications for the construction of a four-story residential/commercial mixed-use development which consists of 12 commercial condominium units totaling 18,646 square feet of commercial floor area and 42 residential condominium units (seven out of the 42 units would be lower income); and WHEREAS, 3001 Walnuti Avenue ! 8589 Garvey Avenue are located zone;the C-3 and WHEREAS, Section 17.152.060 of the Rosemead Municipal Code provides the purpose and criteria for a General Plan Amendment and Zone Change; and WHEREAS,# *64 # of i! i .# Act and Rosemead Municipal Code Chapter 16.04 provides the criteria for a tentative tract map; and WMEREAS, Section 17.28,020(C) of the Rosemead Municipal Code provides the criteria for Design and WHEREAS, Section 17.132.040 of the Rosemead Municipal Code provides the criteria for a Conditional Use Permit; and the City Council whether to approve, approve in modified form, or deny the general plan amendment; and WHEREAS, Section 17.84.010 of the Rosemead Municipal Code authorizes the City Council to approve projects requesting density bonuses, concessions, and/ or incentives; and WHEREAS, Section 17.120.030(B) of the Rosemead Municipal Code requires that 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 the Rosemead Zoning Code for any of the applications; and WHEREAS, in October 2020, an Initial Study was undertaken for the purpose of deciding whether the project may have a significant effect on the environment. On the basis of the analysis within the Initial Study, the City has concluded that the project will not have a significant effect on the environment with the incorporation of mitigation measures and has therefore prepared an Initial Study/Draft Mitigated Negative Declaration; and WHEREAS, on May 6, 2021, forty-six (46) notices were sent to property owners within a 300 -feet radius from the subject property, in addition to notices posted in six (6) public locations, on-site, published in the Rosemead Reader, and filed with the Los Angeles County Clerk, specifying the availability of the application, plus the date, time, and location of the public hearing for General Plan Amendment 19-02, Zone Change 19- 02, Conditional Use Permit 20-08, Design Review 19-08, and Tentative Tract Map 82870, pursuant to California Government Code Section 65091(a)(3); and WHEREAS, on June 7, 2021, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to General Plan Amendment 19-02, Zone Change 19-02, Conditional Use Permit 20-08, Design Review 19-08, and Tentative Tract Map 82870; and WHEREAS, the Rosemead Planning Commission has sufficiently considered all testimony presented to them in order to make the following determination. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Rosemead as follows: SECTION 1. The Planning Commission hereby makes a finding of adequacy with the Initial Study/Draft Mitigated Negative Declaration and HEREBY RECOMMENDS that the City Council adopt the Initial Study/Draft Mitigated Negative Declaration as the environmental clearance for General Plan Amendment 19-02, Zone Change 19-02, Conditional Use Permit 20-08, Design Review 19-08, and Tentative Tract Map 82870. K SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving General Plan Amendment 19-02 in accordance with Rosemead Municipal Code Section 17.152.060(A) as follows: A. The amendment is internally consistent with all other provisions of the General Plan. FINDING: The proposed amendment will change the land use designation of the subject parcel from Commercial to Mixed -Use: Residential/Commercial (30 du/ac). The subject site is currently zoned C-3 on the Zoning Map. The applicant is proposing a zone change to include Residential/Commercial Mixed -Use Development and Design Overlays (RC-MUDO/D-O) to the existing Medium Commercial (C-3) zone. According to the General Plan and Zoning Ordinance Consistency Table in the General Plan, the Residential/Commercial Mixed -Use Development and Design Overlays (RC-MUDO/D-O) are corresponding zone districts to the Mixed -Use: Residential/Commercial (30 du/ac) land use designation. B. The proposed amendment will not be detrimental to the public interest, health, safety, convenience or welfare of the City. FINDING: The existing land use designation of the subject site is Commercial. The subject site consists of four parcels totaling approximately 1.06 acres of land developed with existing commercial buildings, a duplex, and a single-family detached residence with a three -car garage. The proposed amendment would change the land use designation to Mixed -Use: Residential/Commercial (30 du/ac) for the construction of residential/commercial mixed-use development. The subject site is located in an established commercial corridor, and therefore, will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to the California Environmental Quality Act (CEQA). The Initial Study was undertaken for the purpose of deciding whether the "project" may have a significant effect on the environment. On the basis of the analysis within the Initial Study, the City has concluded that the project will not have a significant effect on the environment with the incorporation of mitigation measures and has therefore prepared an Initial Study/Draft Mitigated Negative Declaration. C. The affected site is physically suitable in terms of design, location, operating characteristics, shape, size, topography, and the provision of public and emergency vehicle access, and public services and utilities and is served by highways and streets adequate in width and improvement to carry the kind and quantity of traffic the proposed use would likely generate, to ensure that the proposed use(s) and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located. FINDING: The subject site is located in an established commercial corridor, 3 therefore, the amendment to Mixed -Use: Residential/Commercial (30 du/ac) land use designation for the construction of mixed-use development will be physically suitable for the subject site. The subject site is currently designated as Commercial and is currently utilized as assembly, office, and residential use. The site would be physically suited for provision of public and emergency vehicle access, and public services and utilities, as the applicant has obtained clearance from the County of Los Angeles Fire Department and will -serve letters from the San Gabriel Valley Water Company and Los Angeles County Sanitation Districts. In addition, a Traffic Impact Analysis was completed for the project to assess project -related traffic impacts. Based on the traffic analysis provided in the study, the project would not have any significant operational traffic impacts. The City's Traffic Engineering Consultant has reviewed the traffic study and finds it acceptable with the recommended mitigations measures and conditions of approval and the study has been applied in the Initial Study/Draft Mitigated Negative Declaration. SECTION 3. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Zone Change 19-02 in accordance with Rosemead Municipal Code Section 17.152.060(B) as follows: A. The proposed amendment is internally consistent with all other provisions of the General Plan. FINDING: The proposed zone change will amend the Zoning Map of the subject site to include Residential/Commercial Mixed -Use Development and Design Overlays (RC-MUDO/D-O) to the existing Medium Commercial (C-3) zone. According to the General Plan and Zoning Ordinance Consistency Table in the General Plan, the Residential/Commercial Mixed -Use Development and Design Overlays (RC-MUDO/D-O) are corresponding zone districts to the Mixed -Use: Residential/Commercial (30 du/ac) land use designation. For this reason, the proposed amendment is consistent with the General Plan. In addition, the subject site is not located in a specific plan area. B. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. FINDING: The existing land use designation of the subject site is Commercial. The subject site consists of four parcels totaling approximately 1.06 acres of land developed with existing commercial buildings, a duplex, and a single-family detached residence with a three -car garage. The proposed amendment would change the land use designation to Mixed -Use: Residential/Commercial (30 du/ac) for the construction of residential/commercial mixed-use development. The subject site is located in an establish commercial corridor, and therefore, will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to the California Environmental Quality Act (CEQA). The 12 Initial Study was undertaken for the purpose of deciding whether the "project" may have a significant effect on the environment. On the basis of the analysis within the Initial Study, the City has concluded that the project will not have a significant effect on the environment with the incorporation of mitigation measures and has therefore prepared an Initial Study/Draft Mitigated Negative Declaration. C. The proposed amendment is internally consistent with other applicable provisions of this Zoning Code. FINDING: The proposed zone change will amend the Zoning Map of the subject site to include Residential/Commercial Mixed -Use Development and Design Overlays (RC-MUDO/D-O) to the existing Medium Commercial (C-3) Zone. The RC-MUDO Overlay zone is intended to provide opportunities for well-designed development projects that combine residential with commercial uses. The D -O Overlay Zone is intended to promote orderly development so that buildings, structures, signs and landscaping will be harmonious within a specified area; to prevent the development of structures or uses which are not of acceptable exterior design or appearance or are of inferior quality or likely to have a depreciating or negative effect on the local environment or surrounding area by reasons of use, design, appearance or other criteria affecting value. The minimum lot area for a mixed-use development in the RC-MUDO Overlay zone is 30,000 square feet. The subject site consists of four parcels totaling approximately 46,075 square feet. In addition, the proposed development would be in compliance with the applicable development standards of the Rosemead Zoning Code. D. The affected site is physically suitable in terms of design, location, operating characteristics, shape, size, topography, and the provision of public and emergency vehicle access, and public services and utilities and is served by highways and streets adequate in width and improvement to carry the kind and quantity of traffic the proposed use would likely generate, to ensure that the proposed use(s) and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located. FINDING: The subject site is located in an established commercial corridor, therefore, the amendment to Mixed -Use: Residential/Commercial (30 du/ac) land use designation for the construction of mixed-use development will be physically suitable for the subject site. The subject site is currently designated as Commercial and is currently utilized as an assembly, office, and residential use. The site would be physically suited for provision of public and emergency vehicle access, and public services and utilities as the applicant has obtained clearance from the County of Los Angeles Fire Department and will -serve letters from the San Gabriel Valley Water Company and Los Angeles County Sanitation Districts. In addition, a Traffic Impact Analysis was completed for the project to assess project -related traffic impacts. Based on the traffic analysis provided in the study, the project would not have any significant operational traffic impacts. The City's Traffic Engineering Consultant has reviewed the traffic study and finds it acceptable with the recommended mitigations measures and conditions of approval and the study has been applied in the Initial Study/Draft Mitigated Negative Declaration. SECTION 4. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Tentative Tract Map 82870 in accordance with Section 66474 et seq of the Subdivision Map Act and Rosemead Municipal Code Chapter 16.04 as follows: A. That the proposed map is consistent with applicable general and specific plans as specified in Section 65451. FINDING: Tentative Tract Map 82870 will consolidate four existing parcels totaling 1.06 acres for the creation of 54 legal condominium parcels for the development of 42 residential condominium units and 12 commercial condominium units. The project includes an amendment to the General Plan. The proposed amendment will change the land use designation of the subject parcel from Commercial to Mixed -Use: Residential/Commercial (30 du/ac). The Mixed -Use: Residential/Commercial (30 du/ac) land use designation allows a density of 30 units per acre. The applicant has also requested a density bonus, under Rosemead Municipal Code Chapter 17.84 and Senate Bill 1818. The density proposed is within the allowed density as permitted by Rosemead Municipal Code Chapter 17.84 and Senate Bill 1818. There is no applicable specific plan. B. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. FINDING: Tentative Tract Map 82870 will consolidate four existing parcels totaling 1.06 acres for the creation of 54 legal condominium parcels for the development of 42 residential condominium units and 12 commercial condominium units. The project includes an amendment to the General Plan. The proposed amendment will change the land use designation of the subject parcel from Commercial to Mixed -Use: Residential/Commercial (30 du/ac). The Mixed -Use: Residential/Commercial (30 du/ac) land use designation allows a density of 30 units per acre. The applicant has also requested a density bonus, under Rosemead Municipal Code Chapter 17.84 and Senate Bill 1818. The density proposed is within the allowed density. There is no applicable specific plan. C. That the site is physically suitable for the type of development. FINDING: The RC-MUDO Overlay zone is intended to provide opportunities for well-designed development projects that combine residential with commercial uses. The minimum lot area for a mixed-use development is 30,000 square feet. The subject site consists of four parcels totaling approximately 46,075 square feet. The proposed development would be in compliance with the applicable development standards of the Rosemead Zoning Code and is located in an established commercial corridor. In addition, N the recommended conditions of approval and mitigation measures that have been incorporated make the site physically suitable for a mixed-use development. D. That the site is physically suitable for the proposed density of development. FINDING: Tentative Tract Map 82870 will consolidate four existing parcels totaling 1.06 acres for the creation of 54 legal condominium parcels for the development of 42 residential condominium units and 12 commercial condominium units. The project includes an amendment to the General Plan, which will change the land use designation of the subject parcel from Commercial to Mixed -Use: Residential/Commercial (30 du/ac). The Mixed -Use: Residential/Commercial (30 du/ac) land use designation allows a density of 30 units per acre. The applicant has also requested a density bonus, under Rosemead Municipal Code Chapter 17.84 and Senate Bill 1818. The density proposed is within the allowed density as permitted by Rosemead Municipal Code Chapter 17.84 and Senate Bill 1818. With the recommended conditions of approval and mitigation measures, the site is physically suitable for 42 residential condominium units and 12 commercial condominium units. E. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. FINDING: There are no fish or wildlife occurring on the project site or in the vicinity of the project site. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to the California Environmental Quality Act (CEQA). The Initial Study was undertaken for the purpose of deciding whether the "project" may have a significant effect on the environment. On the basis of the analysis within the Initial Study, the City has concluded that the project will not have a significant effect on the environment with the incorporation of mitigation measures and has therefore prepared an Initial Study/Draft Mitigated Negative Declaration. In addition, the General Plan does not identify any biological resources within the City. There are no species identified as endangered, candidate, sensitive, or special status species within the limits of either the site or in the immediate area. Consequently, no significant impact would occur to any sensitive species designated by the resources agencies as a result of project implementation. F. That the design of the subdivision or type of improvements is not likely to cause serious public health problems. FINDING: The project has been reviewed by the Community Development Department and Public Works Department to determine if the proposed development will be detrimental to the public interest, health, safety, convenience, or welfare of the City. With implementation of the recommended conditions of approval and mitigation measures, the proposed development is not anticipated to cause public health problems. 7 G. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the governing body may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision. FINDING: The City Engineer has reviewed this proposed subdivision and design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. Based on this review, it is determined that the design and construction of the project would preserve public safety and provide adequate access and circulation for vehicular and pedestrian traffic. In addition, the City's Traffic Engineering Consultant has deemed the Traffic Impact Analysis acceptable and has also incorporated conditions of approval to ensure that any potential traffic related issue is mitigated. SECTION 5. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Design Review 19-08, 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 configuration of the residential/commercial mixed-use development, as indicated on the plans, demonstrates proper consideration for the existing and approved site developments in the general neighborhood. The placement of commercial units and pedestrian access to the commercial portions of the project along Walnut Grove Avenue and Garvey Avenue further reinforces its location in an established commercial corridor in the City of Rosemead. A 28-foot fire lane and five-foot landscape strip will create a buffer between the mixed-use development and the residential uses along the north property line. In addition, a decorative split-face block wall with vines and an array of plants and trees will be incorporated. B. The plan for the proposed building and site development indicates the manner in which the proposed development and surrounding properties are protected against noise, vibrations and other factors which may have an adverse effect on the environment, and the manner of screening mechanical equipment, trash, storage and loading areas. FINDING: The project is located within an established commercial corridor in the City of Rosemead. The commercial units are located along Garvey Avenue and Walnut Grove Ave, which is aligned with existing commercial uses. A 28-foot fire lane and five- foot landscape strip will create a buffer between the mixed-use development and the residential uses along the north property line. In addition, a decorative split -face block wall with vines and an array of plants and trees will be incorporated. All mechanical equipment will be located on top of the roof and will be screened by a four -foot parapet, while trash, storage, and loading areas are strategically placed throughout the development and screened from view. All construction work will be required to comply with the timeframe and decibel levels indicated in the City of Rosemead's Noise Ordinance. Conditions of approval and mitigation measures will be imposed on the project to protect surrounding properties against potential adverse effects. The City has also completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to the California Environmental Quality Act (CEQA). The Initial Study was undertaken for the purpose of deciding whether the "project" may have a significant effect on the environment. On the basis of the analysis within the Initial Study, the City has concluded that the project will not have a significant effect on the environment with the incorporation of mitigation measures and has therefore prepared an Initial Study/Draft Mitigated Negative Declaration. 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 overall design of the project takes a decidedly balanced, restrained approach in terms of massing, colors and materials, and architectural features, and does not utilize excessive or exaggerated design cues that may not be compatible with the commercial corridor. The architectural style of the proposed mixed-use development is modern and enhanced with design elements that include balconies, glass decks, recessed exterior windows and doors, high quality exterior finishes such as smooth stucco, wood, stone, and metal details, and the utilization of contrasting earth -tone colors. The development design is consistent with developments in the vicinity that are currently under construction. D. The proposed building or structure is in harmony with the proposed developments on land in the general area, especially in those instances where buildings are within or adjacent to land shown on the General Plan as being part of the Civic Center or in public or educational use, or are within or immediately adjacent to land included within any precise plan which indicates building shape, size or style. FINDING: The project site is not located in or adjacent to land shown on the General Plan as being part of the Civic Center or in public or education use, or land in any precise plan which indicates building shape, size, or style. Furthermore, the placement of commercial units and pedestrian access to the commercial portions of the project along Walnut Grove Avenue and Garvey Avenue further reinforces its location in an established commercial corridor in the City of Rosemead and is in harmony with developments on land in the general area. In addition, the development design is 0 consistent with developments in the vicinity that are currently under construction. 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: A proposed Zone Change will amend the Zoning Map of the subject site to include Residential/Commercial Mixed -Use Development and Design Overlays (RC- MUDO/D-O) to the existing Medium Commercial (C-3) Zone. The proposed development would be in compliance with most of the applicable development standards of the Rosemead Zoning Code. The applicant has also requested a density bonus, under Rosemead Municipal Code Chapter 17.84 and Senate Bill 1818. The density proposed is within the allowed density as permitted by Rosemead Municipal Code Chapter 17.84 and Senate Bill 1818. With the recommended conditions of approval and mitigation measures, the proposed use will be a well-designed mixed-use development that satisfies all applicable development standards and will be consistent with the provisions of the Zoning Code. F. The site plan and the design of the buildings, parking areas, signs, landscaping, luminaires and other site features indicates that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effect of the development when viewed from the public streets. FINDING: The commercial units are located along Walnut Grove and Garvey Avenue, which is aligned with existing commercial uses. In doing so, the commercial - oriented pedestrian foot traffic is concentrated along the established commercial corridor. The commercial off-street parking areas are located on surface, mezzanine, and subterranean levels for ease of access to the commercial development and are screened from the public streets as the mixed-use development was designed to encompass the surface and mezzanine parking areas. The residential off-street parking area is located in the subterranean level with a secured entry gate to prevent public access. The driveway for vehicles to access the development is located on Walnut Grove Avenue. To ensure the orderly design and placement of signage, a condition of approval has been incorporated, which requires that a master sign program shall be reviewed and approved by the Planning Division. Landscaping on the surface level is located along the perimeter of the development to soften the appearance of the structure and provide screening for the residential use adjacent to the north property line. In addition, conditions of approval and mitigation measures which require all lighting to be of low -intensity, shielded externally or internally by reflectors, contain a more -precise optical control, or relocated have been imposed on the project to ensure lighting does not spill on adjacent properties. SECTION 6. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Conditional Use Permit 20-08, in accordance with Section 17.132.040 of the Rosemead Municipal Code as follows: m 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 community hall (commercial recreation and entertainment) use will not be incompatible or injurious to the injurious to other properties or land uses in the vicinity as the property is located in an established commercial corridor. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to the California Environmental Quality Act (CEQA). The Initial Study was undertaken for the purpose of deciding whether the "project" may have a significant effect on the environment. On the basis of the analysis within the Initial Study, the City has concluded that the project will not have a significant effect on the environment with the incorporation of mitigation measures and has therefore prepared an Initial Study/Draft Mitigated Negative Declaration. Conditions of approval for the limited hours of operation, lighting, and construction will protect the public health, safety, and general welfare of the surrounding neighborhood. In addition, conditions of approval and mitigation measures have incorporated to ensure the use will not create conditions materially detrimental to the public health, safety and general welfare. B. The use is consistent with the General Plan. FINDING: A proposed General Plan Amendment will change the land use designation of the subject parcel from Commercial to Mixed -Use: Residential/Commercial (30 du/ac). The proposed community hall (commercial recreation and entertainment) use is integrated into the residential/commercial mixed- use development. In addition, the mixed-use development is located in an established commercial corridor and is consistent with the General Plan. C. The use is consistent with the provisions of this Zoning Code. FINDING: A proposed Zone Change will amend the Zoning Map of the subject site to include Residential/Commercial Mixed -Use Development and Design Overlays (RC- MUDO/D-O) to the existing Medium Commercial (C-3) Zone. The proposed community hall (commercial recreation and entertainment) use is integrated into the residential/commercial mixed-use development. Commercial recreation and entertainment use is permitted in the RC-MUDO and will satisfy all applicable development standards 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: The proposed community hall (commercial recreation and entertainment) use is integrated into the residential/commercial mixed-use development and was accounted for in the Initial Study/Draft Mitigated Negative Declaration. The Initial Study was undertaken for the purpose of deciding whether the "project" may have a significant effect on the environment. On the basis of the analysis within the Initial Is Study, the City has concluded that proposed community hall (commercial recreation and entertainment) use which is a part of the mixed-use development will not have a significant effect on the environment with the incorporation of mitigation measures and has therefore prepared an Initial Study/Draft Mitigated Negative Declaration. 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: A proposed Zone Change will amend the Zoning Map of the subject site to include Residential/Commercial Mixed -Use Development and Design Overlays (RC- MUDO/D-O) to the existing Medium Commercial (C-3) Zone. Staff has worked closely with the applicant to ensure that the proposed community hall (commercial recreation and entertainment) use will satisfy all goals and objectives of the applicable standards and Design Guidelines in the RC-MUDO/D-O zone. The overall design of the project takes a decidedly balanced, restrained approach in terms of massing, colors and materials, and architectural features, and does not utilize excessive or exaggerated design cues that may not be compatible with the commercial corridor. SECTION 7. The Planning Commission HEREBY RECOMMENDS CITY COUNCIL APPROVAL of General Plan Amendment 19-02, Zone Change 19-02, Conditional Use Permit 20-08, Design Review 19-08, and Tentative Tract Map 82870, for the construction of a four-story residential/commercial mixed-use development which consist of 12 commercial condominium units totaling 18,646 square feet of commercial floor area and 42 residential condominium units (seven out of the 42 units would be lower income). SECTION 8. This resolution is the result of an action taken by the Planning Commission on June 7, 2021, by the following vote: AYES: BERRY, LEUNG, LOPEZ, AND TANG NOES: NONE ABSTAIN: NONE ABSENT: NONE SECTION 9. 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 7t" day of June, 2021. Dani I -Lope , C 12 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 7t" day of June, 2021, by the following vote: AYES: BERRY, LEUNG, LOPEZ, AND TANG NOES: NONE ABSTAIN: NONE ABSENT: NONE APPROVED AS TO FORM: Ange ica Frausto-Lupo, Secretary Mane Thuyen, Planning Comms-6ior /Att6rney Burke, Williams & Sorensen, LLP 13