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PC - 2024-01 - Approving Design Review 24-04 - Approving to Construct a New Three-Story 42,041 Sq Ft Commercial Development, which will Consist of Offices, Retail, Restauarnts and a Community Hallt'; PC RESOLUTION 24-01 e) A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, APPROVING DESIGN REVIEW 23-04, PERMITTING A NEW THREE- STORY 42,041 SQUARE FEET COMMERCIAL DEVELOPMENT, WHICH WILL CONSIST OF OFFICES, RETAIL, RESTAURANTS, AND A COMMUNITY HALL. THE SUBJECT SITE IS LOCATED AT 3001-3027 WALNUT GROVE AVENUE (APN: 5288-001-040, 5288-001-041, 5288- 001-042, AND 5288-001-043) IN THE MEDIUM COMMERCIAL WITH RESIDENTIAL/COMMERCIAL MIXED-USE DEVELOPMENT AND DESIGN OVERLAYS (C-3/RC-MUDO/D-0) ZONE. WHEREAS, on September 26, 2023, Taiwan Center of Greater Los Angeles submitted a Design Review application requesting approval to construct a new three-story 42,041 square feet commercial development, which will consist of offices, retail, restaurants, and a community hall with site improvements. WHEREAS, 3001-3027 Walnut Grove 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 January 25, 2024, fifty (50) 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 Design Review 23-04; WHEREAS, on February 5, 2024, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Design Review 23-04; and WHEREAS, the Rosemead Planning Commission has sufficiently considered all testimony presented to them in order to make the following determination. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Rosemead as follows: n t� SECTION 1. The Planning Commission HEREBY DETERMINES that Design Review 23-04 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-0. 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 the commercial development is permitted by -right, and the community hall has obtained a Conditional Use Permit to operate. 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 1.06 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 Garfay Auto Sales and Parts to west, residential use to the north, residential use and a Circle K gas station to the east, and a shopping center to the south. The two blocks extending west and east along Garvey Avenue is generally characterized by a mix of commercial uses, including pharmacies, motels, auto supplies/repair shops, offices, personal care, self -storage, restaurants, and retail. 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 a commercial building and three residential units, 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; n r) Traffic A focused traffic analysis was reviewed and accepted by the City's contract traffic engineer. The proposed commercial development will result in fewer than 50 peak hour trips and does not require an intersection level of service analysis. The project is a small infill project within a low VMT area and is presumed to have a less than significant impact on VMT. In addition, the right -turn -only driveway is expected to operate acceptably. Furthermore, Assembly Bill 2097 prohibits a public agency from imposing any minimum automobile parking requirement on any residential, commercial, or other development project that is located within a half -mile of public transit. Since the project site is located within one -half -mile of public transit, minimum automobile parking requirement do not apply to the project, and the project can provide less than the required off-street parking requirements. Noise The general use of the commercial development will be conducted indoors between the hours of 9:00 a.m. and 5:00 p.m. Monday through Friday and 10:00 a.m. and 4:00 p.m. on Saturday. The project will not have any noise impact to the adjacent residential lot to the north. There is a 33' buffer between the residential lot and the proposed project. 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. Given the nature of the proposed uses, 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 Qualitv The proposed project has a similar impermeable footprint as compared to the existing use and the storm water collected from the building will be collected and gone through 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 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 r) (water). Sanitary sewer service is provided by the City of Rosemead in collaboration with the Los Angeles County Sanitation Districts. 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 23-04, in accordance with Section 17.28.020(C) of the Rosemead Municipal Code as follows: FINDING: 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. FACT: The proposed commercial development is located within an established commercial corridor within the City. The modern design of the proposed building, use of high quality, natural materials, new landscaping, structured parking, and decorative walls will improve the overall aesthetics of the intersection and be complementary to the existing developments in the vicinity. The configuration of the commercial 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 commercial 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. FINDING: 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. FACT: 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 three-foot parapet, with the exception of the ground mounted transformer, which will be screened by heavy landscape. The 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 n P1 Ordinance. Conditions of approval will be imposed on the project to protect surrounding properties against potential adverse effects. FINDING: 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. FACT: 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 commercial development is modern and enhanced with design elements that include 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 other commercial developments in the vicinity that have been recently constructed. FINDING: 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. FACT: 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 consistent with developments in the vicinity that have been recently constructed. FINDING: 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. FACT: 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. In addition, proposed development complies with Assembly Bill 2097, which prohibits a public agency from imposing any minimum automobile parking requirement on any residential, commercial, or other development project that is located within a half -mile of public transit. FINDING: The site plan and the design of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicates that proper consideration has f'1 n 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. FACT: The retail and restaurant 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 commercial development was designed to encompass the surface and mezzanine parking areas. The driveway for vehicles to access the development is located on Walnut Grove Avenue and a condition of approval will be incorporated to restrict the access of the driveway to a "right in/right out' driveway. 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, a condition of approval will be incorporated to require a master sign program which will be reviewed and approved by the Planning Division to ensure the orderly design and placement of signage. Furthermore, conditions of approval will require a photometric survey and require that all exterior lighting be fully shielded and directed downwards as to not project over the property lines of the subject site. SECTION 3. The Planning Commission HEREBY APPROVES Design Review 23- 04, permitting a new three-story 42,041 square feet commercial development, which will consist of offices, retail, restaurants, and a community hall with site improvements located at 3001-3027 Walnut Grove 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 February 5, 2024, by the following vote: AYES: BERRY, ESCOBAR, LOPEZ, AND TANG NOES: NONE ABSTAIN: NONE ABSENT: UNG 11 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 5t" day of February, 2024. J air CERTlflC/j,TION 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 5th day of February, 2024 by the following vote: AYES: BERRY, ESCOBAR, LOPEZ, AND TANG NOES: NONE ABSTAIN: NONE ABSENT: UNG Stan Wong, Secretary APPROVED AS TO FORM: uuk�a" Stdohanib Gutierre Burke, Williams & Sorensen, LLP n ATTACHMENT"A" (PC RESOLUTION 24-01) DESIGN REVIEW 23-04 3001-3027 WALNUT GROVE AVENUE (APN: 5288-001-040, 5288-001-041, 5288-001-042, and 5288-001-043) CONDITIONS OF APPROVAL FEBRUARY 5, 2024 Standard Conditions of Approvals 1. Design Review 23-04 ('Project') is approved for the construction of a new three- story 42,041 square feet commercial development, which will consist of offices, retail, restaurants, and a community hall with site improvements, in accordance with the plans marked Exhibit "B", dated January 30, 2024. 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. 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, A/C condensers, furnaces, and other equipment) shall be located away from public view or adequately screened by landscaping or screening walls so as not to be seen from the public right-of-way. 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. The applicant(s) 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. 20. Violations of the conditions of approval may result in citation and/or initiation of revocation proceedings. Project Specific Conditions of Approval 21. A lot tie or lot merger shall be required for the project to hold the parcels under one common ownership. 22. 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. 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. fi 23. 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 north of the project site. 24. A final wall plan shall be submitted to the Planning Division for review and approval prior to the issuance of building permits. All walls and/or fences height shall comply with the requirements in the Rosemead Municipal Code and shall match or complement the residential buildings in color, material, and design. 25. The applicant shall submit a Master Sign Program for the commercial development to the Planning Division for review and approval prior to finalization of building permits for the project. The Master Sign Program shall incorporate signs that signify the presence of the Taiwan Center Foundation of Greater Los Angeles to the satisfaction of the Planning Division. 26. The site shall be maintained in a graffiti -free state. Any graffiti shall be removed within twenty-four (24) hours. 27. The site shall be maintained in a clean, weed and litter free state. 28. All trash enclosures shall be designed to be an integral part of the overall project design, and utilize complementary colors and materials. All trash enclosures shall have a solid roof cover and doors shall be opaque, self-closing, and self -latching. Detailed elevations shall be submitted to the Planning Division for review, and if satisfactory, approval, prior to submittal to the Building Division. 29. 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. 30. All gutters, downspouts, mechanical elements, and/or architectural features shall be painted to complement the commercial building. 31. The applicant shall prepare a waste collection plan in coordination with the City's refuse collection services contractor, Public Works Department, Engineering Division, and Traffic Engineering Division to the satisfaction of the Public Works Director. If the refuse collection plan requires the inclusion of signs, markings, red curb, or other traffic control devices, then Traffic Commission review and a recommendation for approval to the City Council is required. 32. Any future outdoor dining shall be subject to an appropriate land use permit. 33. Prior to the issuance of building permits, the Developer shall develop a comprehensive Construction Management Plan, subject to the review and approval of the Planning Division, Building and Safety Division, and Public Works Department. The Construction Management Plan shall address security of site and equipment, noise, vibrations, traffic control, parking, debris removal, staging, dust control, sanitary facilities, and other potential construction impacts, as well as other details involving the means and methods of completing the project, including the construction equipment route. The City has the authority to require modifications and amendments to the Construction Management Plan as deemed necessary throughout the course of the project and until the final inspection. 34. A construction notice shall be mailed to residents within a 300' radius from the project site to inform them of the commencement of construction. The notice shall be mailed ten days prior to commencement. 35. 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. 36. All Conditions of Approval from Conditional Use Permit 20-08 shall apply for the Community Hall. Public Works Conditions of Approval 37. The second sheet of building plans, grading plans and/or offsite improvement plans is to list all conditions of approval and to include a copy of the Planning Commission Decision letter. This information shall be incorporated into the plans prior to the first submittal for plan check. 38. Project site consists of multiple parcels, prior approving grading and building plans, the parcels shall be merged. 39. Separate permit shall first be obtained from the City Public Works Department prior to placement of any construction materials or equipment in the public way. 40. Project shall be reviewed and approved by the City Traffic Engineer, prior to the issuance of permits. Any mitigation measures shall be made at the sole cost to the property owner/developer. 41. Prior to the final of the building permit(s), inspections are required by Public Works inspector. 0"1 42. A grading and drainage plan must provide for each lot having an independent drainage system to the public street, to a public drainage facility, or by means of an approved drainage easement. 43. Prepare and submit hydrology and hydraulic calculations for the 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. 44. 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. 45. Submit a LID plan and comply with all NPDES requirements. 46. A $2,000.00 fee or the current fee at the time of payment will be required per each storm drain adjacent to the property per retrofit pursuant Los Angeles River Trash TMDL requirements. 47. Provide a complete boundary and topographic survey. 48. Prepare and submit a sewer calculations analysis for sizing of proposed laterals including capacity conditions of the 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. Sewer main improvements and/or in -lieu fees may be required. Based on the project sewer analysis and the design capacity conditions of the existing sewer system in relation to the proposed project, sewer main/trunk line improvements and/or in -lieu fees shall be required. 49. 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. 50. All power, telephone, cable television, and all utilities to the project and adjacent to the project shall be underground. 51. Any utilities that conflict with the development shall be relocated at the developer's expense. 52. Provide a street lighting plan and parking lot lighting plan. n r'1 53. Streetlights or utility poles located within the driveway apron, or the 5 ft sidewalk shall be relocated as directed by the City Engineer or his/her designee at the sole cost to the applicant. 54. Water hydrant, water meter box and utilities box shall be located a minimum of 8 feet away from parkway trees and 3 feet away from driveway approaches. 55. Adjust, relocate, and/or eliminate lot lines, lots, streets, easements or other physical improvements to comply with ordinances, policies, and standards in effect on the date the City determined the application to be complete all to the satisfaction of the Public Works Department. 56. Any trenching asphalt or concrete pavement or street or sidewalk removal related to the project improvements shall match the existing surfaces and as directed by the City Engineer or his designee. New pavement thickness shall be one inch greater than the existing. 57. The approved building addresse(s) shall be painted on the curb to the City's standards as required by the Public Works Inspector prior to final inspection. WALNUT GROVE AVE 58. Restricted Right Turn Only "Right In/Right Out' driveway on Walnut Grove Avenue. 59. Prior to the issuance of the first occupancy permit, a sign shall be posted at the project driveway exit that states, "No left -turn". The same sign shall also be posted on the building exterior at the project driveway entrance to restrict left turns into the project from northbound Walnut Grove Avenue. The City Engineer shall determine the location of both signs. (MODIFIED BY THE PLANNING COMMISSION ON FEBRUARY 5, 2024) 60. Should the City Engineer determine that based on Los Angeles County Sheriff Department accident reports and/or traffic citations for left -turn violations at the project driveway, or queuing impacts at the intersection of Walnut Grove Avenue and Garvey Avenue, the City Engineer shall require the project applicant to construct at the applicants expense a median in Walnut Grove Avenue opposite the project driveway based on a design determined by the City Engineer. 61. Protect in place existing curb ramp at the northwest corner of Walnut Grove Avenue and Garvey Avenue as directed by the City Engineer or his/her designee. 62. Rehabilitate existing PCC street pavement and structural section along the property frontage to the centerline of the street as directed by the City Engineer or his designee or pay an in -lieu fee equal to the estimated cost of street rehabilitation based on the Los Angeles County Land Development Division Bond Calculation r n Sheets before the issuance of building Rehabilitation includes existing and new traffic control devices including but not limited to pavement markers, striping, and markings to the satisfaction of the City Engineer. All striping and markings shall be a minimum of two coats of thermoplastic paint. 63. Install new driveway approach in accordance with SPPWC Standard Plan 110-2, and as directed by the City Engineer or his/her designee. No portion of the driveway and/or parkway drain shall encroach to the frontage of the adjacent property. 64. Close existing driveway apron, and install necessary improvements (parkway, landscape, sidewalk, curb and gutter, any others as applicable) to match required adjacent sections, and as directed by the City Engineer or his/her designee. 65. Install irrigation for the planting strip in the public right of way adjacent to the site as directed by the City Engineer and/or his/her designee. 66. Remove and replace broken and off grade sidewalk in accordance with SPPWC standard plan 113-2, and as directed by the City Engineer or his/her designee. 67. Remove and replace broken and off grade curb and gutter in accordance with SPPWC Standard Plan 120-2, and as directed by the City Engineer or his/her designee. GARVEY AVE 68. Rehabilitate existing AC and PCC street pavement and structural section along the property frontage to the centerline of the street as directed by the City Engineer or his designee or pay an in -lieu fee equal to the estimated cost of street rehabilitation based on the Los Angeles County Land Development Division Bond Calculation Sheets before the issuance of building Rehabilitation includes existing and new traffic control devices including but not limited to pavement markers, striping, and markings to the satisfaction of the City Engineer. All striping and markings shall be a minimum of two coats of thermoplastic paint. 69. Reconstruct the driveway approach in accordance with SPPWC Standard Plan 110-2, and as directed by the City Engineer or his/her designee. 70. Close existing driveway apron, and install necessary improvements (parkway, landscape, sidewalk, curb and gutter, any others as applicable) to match required adjacent sections, and as directed by the City Engineer or his/her designee. 71. Install irrigation for the planting strip in the public right of way adjacent to the site as directed by the City Engineer and/or his/her designee. 72. Remove and replace broken and off grade sidewalk in accordance with SPPWC standard plan 113-2, and as directed by the City Engineer or his/her designee. 73. Remove and replace broken and off grade curb and gutter in accordance with SPPWC Standard Plan 120-2, and as directed by the City Engineer or his/her designee. Building and Safety Division Conditions of Approval 74. The second sheet of building plans is to list all conditions of approval and to include a copy of the Planning Commission Decision letter. This information shall be incorporated into the plans prior to the first submittal for plan check. 75. Plans prepared in compliance with the current Building Code shall be submitted to Building Division for review prior to permit issuance. 76. School Developmental Fees shall be paid to School District prior to the issuance of the building permit. 77. Fees shall be paid to the County of Los Angeles Sanitation District prior to issuance of the building permit. 78. The building shall be addressed as 3001 Walnut Grove Ave., and an application to assign unit numbers shall be filed with the City prior to plan check submittal. 79. In accordance with paragraph 5538(b) of the California Business and Professions Code, plans are to be prepared and stamped by a licensed architect. 80. Structural calculations prepared under the direction of an architect, civil engineer or structural engineer shall be provided. 81. A geotechnical and soils investigation report is required, the duties of the soils engineer of record, as indicated on the first sheet of the approved plans, shall include the following: a. Observation of cleared areas and benches prepared to receive fill; b. Observation of the removal of all unsuitable soils and other materials; c. The approval of soils to be used as fill material; d. Inspection of compaction and placement of fill; e. The testing of compacted fills; and f. The inspection of review of drainage devices. 82. The owner shall retain the soils engineer preparing the Preliminary Soils and/or Geotechnical Investigation accepted by the City for observation of all grading, site preparation, and compaction testing. Observation and testing shall not be performed by other soils and/or geotechnical engineer unless the subsequent soils n r) and/or geotechnical engineer submits and has accepted by the City, a new Preliminary Soils and/or Geotechnical Investigation. 83. A grading and drainage plan shall be approved prior to issuance of the building permit. The grading and drainage plan shall indicate how all storm drainage including contributory drainage from adjacent lots is carried to the public way or drainage structure approved to receive storm water. 84. Stormwater Planning Program LID Plan Checklist (MS4-1 FORM) completed by Engineer of Record shall be copied on the first sheet of Building Plans and on the first sheet of Grading Plans. When applicable per the LID plan checklist, LID plan shall be approved through the Engineering Division prior submitting grading plans for review. The form can be found at the following link hftps://www.dropbox.com/scl/fi/m8sl r2584cb6fwstigv 1 b/Rosemead-MS4-1 -LID- Determination-Form. pdf?rlkey=twd265f61ckgenmk4s 1 ghm6ap&d1=0 85. Approval is required from the Los Angeles County Health Department for restaurants. 86. The property shall be surveyed, and the boundaries marked by a land surveyor licensed by the State of California. 87. Foundation inspection will not be made until the excavation has been surveyed and the setbacks determined to be in accordance with the approved plans by a land surveyor licensed by the State of California. THIS NOTE IS TO BE PLACED ON THE FOUNDATION PLAN IN A PROMINENT LOCATION. 88. Separate application and plan review is required for Electrical plans. 89. Separate application and plan review is required for Mechanical plans. 90. Separate application and plan review is required for Plumbing plans. Plumbing fixtures shall be provided as required by the Chapter 4 of the California Plumbing Code. Additional fixtures may be required if not in compliance. 91. The California Plumbing Code requires that each building or structure shall be provided with toilet facilities for employees and customers. Individual retail and office units shall provide separate toilet facilities within its tenant space if common - use toilet facilities are not provided. Floor plans for individual tenant spaces shall be revised to show schematically the space reserved for toilet facilities. 92. Project shall comply with the CalGreen Non -Residential mandatory requirements. 93. No form work or other construction materials will be permitted to encroach into adjacent property without written approval of the affected property owner. n n 94. Demolition permit is required for any existing buildings which are to be demolished. 95. For the wood -framed offices on the third floor to be considered a separate, distinctive building from the 2 -levels of non-combustible building below, a horizontal assembly is required to separate the two buildings, and the building below the assembly shall be of Type IA construction per Section 510.2 of the Building Code. 96. Mechanical ventilation in accordance with Los Angeles County Building Code is required for the parking garage unless the requirements for open parking garage per Section 406.5.2 are satisfied. The calculations for determining open parking garage qualification must be evaluated separately per level or tier. Level 2 parking deck is not considered to be a mezzanine floor within the first -floor space unless requirements for a mezzanine per Section 505 are met. 97. Fire -resistance rating requirements for exterior walls based on fire separation distance of 5 to 10 feet shall comply with Table 705.5 of the Building Code. 98. Maximum area of exterior wall openings and degree of open protection based on fire separation distance of 5 to 10 feet shall comply with Table 705.8 of the Building Code. 99. Egress courts of width less than 10 feet connecting Stair 2 and 3 with the public way shall comply with Section 1029 of the Building Code. 100. All State of California disability access regulations for accessibility shall be complied with. 101. If an accessible entrance and a parking facility are provided on the second floor, then accessible parking spaces shall be provided on the second floor per Section 11 B-208.3.1. Note only the van accessible parking spaces can be grouped in one level in a multilevel parking facility. An accessible route shall also be provided to connect the accessible parking space to the accessible entrance of a different elevation on the second floor. 102. Circulation paths contiguous to vehicular traffic shall be physically separated (a raised walk) from vehicular traffic per Section 1113-250 of the Building Code. Vehicular traffic includes travel through parking facilities, into and out of parking spaces, into and out of electric vehicle charging spaces, and along roadways, driveways and drive aisles. Circulation paths occur at the community hall exit discharge into the private driveway, and at parking garages at both Level 1 and Level 2 must comply with this section. Note that because of the 3 -foot -deep detectable warning required at the curb ramp of the raised walk, a raised walk shall have a minimum width of 6 feet per Section 11 B-705.1.2.2.2.1. n 103. For 104 parking spaces provided, Table 5.106.5.3.1 of the CalGreen Code requires 25 EV capable spaces and 6 EV charging stations to be installed. This would also require 2 accessible EVCS per Section 11 B-228 of the Building Code. Ensure sufficient space is provided in the parking garage to satisfy these requirements. 104. Prior to the issuance of building permit, a written consent shall be obtained from the current easement holder(s) for any proposed development encroaching into existing easement(s). 105. All fire sprinkler hangers must be designed, and their location approved by an engineer or an architect. Calculations must be provided indicating that the hangers are designed to carry the tributary weight of the water filled pipe plus a 250 -pound point load. A plan indication this information must be stamped by the engineer or the architect and submitted for approval prior to issuance of the building permit. 106. Separate permit is required for Fire Sprinklers. 107. The proposed site is a combination of lots. Parcel merger shall be processed prior to issuance of the building permit. 108. Building permits shall not be issued until the final map has been prepared to the satisfaction of the Building Official. County of Los Angeles Fire Department Conditions of Approval 109. The proposed 42,041 sf. commercial development will require review and approval by the County of Los Angeles Fire Department, Fire Prevention Engineering Section Building Plan Check Unit may be required for this project prior to building permit issuance. Please contact the Fire Prevention Engineering Section at 323 890-4125 for additional information and EPICLA submittals.