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PC - Item 3A - Exhibit BRESOLUTION NO. 2024-48 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, ADOPTING PLANNED DEVELOPMENT 23-01 FOR THE LEGALIZATION AND INTENSIFICATION OF LAND USES CONSISTING OF TRANSITIONAL AND SUPPORTIVE HOUSING, MENTAL HEALTH SERVICES, ADMINISTRATIVE SERVICES, EARLY EDUCATION, DAYCARE, RELIGIOUS AND INSTITUTIONAL USES, AND OPEN SPACE AND RECREATIONAL USES IN CONJUNCTION WITH THE RENOVATION OF LABOURE HALL FOR TRANSITIONAL AND SUPPORTIVE HOUSING. THE SUBJECT SITE IS LOCATED AT 7600 GRAVES AVENUE (APN: 5285-016-020) IN THE PLANNED DEVELOPMENT (P-D) ZONE WHEREAS, on July 17, 2023, Maryvale submitted a Planned Development application, requesting approval for the legalization and intensification of land uses consisting of transitional and supportive housing, mental health services, administrative services, early education, daycare, religious and institutional uses, and open space and recreational uses in conjunction with the renovation of Laboure Hall for transitional and supportive housing located at 7600 Graves Avenue; and WHEREAS, 7600 Graves Avenue is within the Planned Development zone; and WHEREAS, Rosemead Municipal Code Sections 17.24.040 and 17.152.060(B) provide the criteria for a Planned Development; and WHEREAS, Sections 65800 and 65900 of the California Government Code and Rosemead Municipal Code Sections 17.152.040 and 17.152.050 authorize the Planning Commission to forward a written recommendation, and reasons for the recommendation, to the City Council whether to approve, approve in modified form, or deny the proposed amendment. Upon receipt of the Planning Commission's recommendation to approve, or approve in modified form, the proposed amendment, the City Council shall conduct a public hearing and either approve, approve in modified form, or deny the proposed amendment based on the findings; and WHEREAS, on September 16, 2024, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative and recommended that the City Council approve Planned Development 23-01; and WHEREAS, on September 26, 2024, 125 notices were sent to property owners within a 300-foot radius from the subject property, the notice was published in the Rosemead Reader, and the notice was posted at six public locations and on-site, specifying the availability of the application along with the date, time, and location of the public hearing for Planned Development 23-01 pursuant to California Government Code Section 65091(a)(3); and WHEREAS, the City Council held a duly noticed public hearing on October 8, 2024, to consider Planned Development 23-01; and WHEREAS, the City Council, having final approval authority over this project, has reviewed and considered all comments received during the public review period prior to the approval of this project. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ROSEMEAD HEREBY FINDS, DECLARES, AND RECOMMENDS AS FOLLOWS: SECTION 1. The City Council hereby determines that Planned Development 23-01 is classified as a Class 1 Categorical Exemption pursuant to Section 15301 of the California Environmental Quality Act Guidelines. Section 15301 of the California Environmental Quality Act Guidelines exempts projects that encompass “interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances.” SECTION 2. The City Council hereby finds and determines that facts do exist to justify approving Planned Development 23-01 in accordance with Rosemead Municipal Code Sections 17.24.040 and 17.152.060(B) as follows: FINDING 1: The proposed amendment is consistent with the General Plan and any applicable specific plan. FACTS: The subject site is designated Public Facilities in the General Plan and Planned Development on the Zoning Map. As defined in the General Plan, the Public Facilities designation applies to “those land uses that are operated and maintained for public benefit. Public facilities include educational facilities, parks, utilities, and buildings or areas that support government activities. This land use category also includes quasi-public uses such as private utilities easements, private schools, and institutional activities.” Correspondingly, Maryvale’s longstanding presence since 1953 prior to the City’s incorporation in 1959 and its historical role as an educational facility and facility that supports governmental and institutional activities align with its Public Facilities designation. Moreover, according to the “General Plan and Zoning Ordinance Consistency” table in the General Plan, the P-D zone is a corresponding zone district to residential land use designations: Low Density Residential, Medium Density Residential, and High Density Residential. Residential uses are permitted in the P-D zone with the approval of the City Council. As such, the proposed amendment, particularly the legalization and intensification of transitional and supportive housing, is consistent with the General Plan. FINDING 2: The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. FACTS: Planned Development 23-01 does not adversely affect the adjoining land uses of the area in which the subject site is within, given the established presence of Maryvale since 1953 prior to the City’s incorporation. Although unpermitted, the Seton House program and Hope Housing for Students program have provided temporary housing to mothers and their children since 2022 and female college students attending East Los Angeles College since 2021, respectively. As such, the proposed uses are in a similar manner as Maryvale’s current uses. Furthermore, the support services offered by both programs are confined to program participants and do not extend beyond said participants. Moreover, the proposed scope of work to increase the occupancy of the Seton House program is low in impact. The intensification of the program only consists of capital improvements to Laboure Hall, an existing and vacant building. Laboure Hall is of sufficient size to accommodate the full development of the program without any physical expansion. Similarly, the religious and institutional uses, though also unpermitted, have been in operation for more than a decade. Legalizing the religious and institutional uses maintains a sense of continuity for both residents and visitors. The use is also expected to have minimal impacts, as public worship services are no longer held. The existing land uses of mental health services and early education at Maryvale are also unpermitted but serve as resources that positively affect the overall well-being of the community. By offering mental health services in the community, residents have easier access to professional assistance. Mental health services directly and indirectly mitigate crime and substance abuse and, in turn, enhance public safety and welfare. Relatedly, early education positively provides children with cognitive, social, and emotional stimulation during their formative years. Planning staff have worked with the Chief of Police to incorporate conditions of approval that consider the health, safety, and welfare of the City. This includes conditions pertaining to consistent referral processes for all referrals, including self-referrals, noise limitations, occupancy regulations, and drug-free policies. Specifically, Maryvale stresses their commitment to maintaining a drug- and alcohol-free campus for all programs held on the premises per their drug- free policy. To uphold their commitment, Maryvale prohibits the use, sale, purchase, possession, or distribution of any drugs or controlled substances by all staff, residents, and visitors. Maryvale enforces a zero-tolerance policy, addressing any violations or convictions promptly. Disciplinary actions may include removal from the premises and, if necessary, involvement of law enforcement. Moreover, Planned Development 23-01 is deemed to have minimal environmental impact and thus is categorically exempt from the full environmental review process required by the California Environmental Quality Act (CEQA). The project is classified as a Class 1 Categorical Exemption pursuant to Section 15301 of the CEQA Guidelines, as it involves “interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances.” Accordingly, under the conditions imposed, the proposed amendment is not detrimental to the public interest, health, safety, convenience, or welfare of the City. FINDING 3: 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. FACTS: Traffic generated by Planned Development 23-01 does not impose an undue burden upon the highways and streets in the area, as all participants of the proposed use of transitional and supportive housing under the Seton House program and Hope Housing for Students program will reside on campus. Similarly, the proposed use of mental health services has been in existence at Maryvale and has not presented any notable problems concerning traffic. Services are available daily from 8:00 a.m. to 10:00 p.m. on campus, but most consultations occur off campus at clients’ homes or online, alleviating on-campus traffic congestion. While religious and institutional uses may occasionally attract higher volumes of vehicles for events, such as funerals, blood drives, and fundraisers, a condition of approval has been added to ensure that the Applicant obtain all necessary permits, including Temporary Use Permits and Special Event Permits, as specified in Rosemead Municipal Code Chapter 17.124. The existing number of off- street parking spaces at Maryvale is proposed to remain unchanged. The Public Works Department has reviewed the scope of work and found no significant concerns with the proposed scope of work. Conditions of approval have been incorporated to address street infrastructure, including the removal and replacement of off-grade curb and gutter and the fill and redirection of existing weep holes within the block wall along Graves Avenue. SECTION 3. The City Clerk shall certify to the adoption of this resolution and hereafter the same shall be in full force and effect. PASSED, APPROVED AND ADOPTED this 8th day of October, 2023. ________________________________ Steven Ly, Mayor APPROVED AS TO FORM: ATTEST: _______________________________ ________________________________ Rachel H. Richman, City Attorney Ericka Hernandez, City Clerk Exhibit: A. Conditions of Approval STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) § CITY OF ROSEMEAD ) I, Ericka Hernandez, City Clerk of the City Council of the City of Rosemead, California, do hereby certify that the foregoing City Council Resolution No. 2023-02 was duly adopted by the City Council of the City of Rosemead, California, at a regular meeting thereof held on the 8th day of October, 2024, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ___________________________________ Ericka Hernandez, City Clerk EXHIBIT “A” PLANNED DEVELOPMENT 23-01 (EXHIBIT “A” OF CITY COUNCIL RESOLUTION 2024-48) 7600 GRAVES AVENUE (APN: 5285-016-020) CONDITIONS OF APPROVAL OCTOBER 8, 2024 Standard Conditions of Approvals 1. Planned Development 23-01 (“Project”) is approved for the legalization and intensification of land uses consisting of transitional and supportive housing, mental health services, administrative services, early education, daycare, religious and institutional uses, and open space and recreational uses offered at 7600 Graves Avenue, thereby changing the permissible uses of the site. Additionally, the Project is approved for tenant improvements to both the ground floor and second floor of Laboure Hall to adapt its previous use as an orphanage to transitional housing in accordance with the plans marked Exhibit “B,” dated August 26, 2024. Any revisions to the approved plans shall be resubmitted for the Planning Division’s review and, if satisfactory, approval. 2. The following conditions must be complied with to the satisfaction of the Planning Division prior to final approval of the associated plans, building permits, occupancy permits, or any other appropriate request. 3. The conditions listed on this exhibit shall be copied directly onto any development plans subsequently submitted to the Community Development Department. 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 City Council 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. This approval is effective for a period of two (2) years. The applicant(s) shall commence the approved project or request an extension within 30 calendar days prior to expiration. The two (2) year initial approval period shall be effective from the City Council approval date. For the purpose of this petition, project commencement shall be defined as beginning the permitting process with the Community Development Department, or the commencement of land use activity and operations in the case where no permits are required, so long as the project is not abandoned. If Project has been unused, abandoned, or discontinued for a period of two (2) years, this approval shall become null and void. 7. The City Council 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 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 and its 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 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 Community Development Department and Public Works Department shall have access to the project site at any time during construction to monitor progress. 15. All requirements of the Community Development Department and Public Works Department 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 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. 18. The site shall be maintained in a clean, weed, and litter free state in accordance with Sections 8.32.010-8.32.040 of the Rosemead Municipal Code, which pertains to the storage, accumulation, collection, and disposal of garbage, rubbish, trash, and debris. 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. 19. Violations of the conditions of approval may result in citation and/or initiation of revocation proceedings. Project Specific Conditions of Approval 20. The Project shall not involve any physical expansion of existing structures. All services shall be conducted within the confines of the existing campus facilities. 21. Transitional and supportive housing as part of the Project shall operate consistent with California Government Code Section 65582. 22. All referral processes, including self-referrals, shall adhere to a predefined intake procedure to verify alignment of client needs with the services offered. The procedure shall be consistently applied for all referrals. 23. A supportive services plan for the use of transitional and supportive housing shall be maintained and made available to the City upon request. The supportive services plan shall include, at minimum, the description of services provided, the entity providing the services, whether the services are located on-site or off-site, and the staffing levels provided. 24. A drop-off and pick-up plan shall be prepared for any daycare and/or early education uses provided. All drop-off and pick-up shall occur on-site. The plan shall not permit vehicles of parents and guardians to idle in drive aisles. All driveway entrances and exits shall remain open and unobstructed at all times. 25. Exterior noise levels and visitation shall be limited after 10:00 p.m. pursuant to RMC Section 8.36.060(A)(1), which states that the allowable exterior noise level shall be 60 dBA between 10:00 p.m. and 7:00 a.m. and 65 dBA between 7:00 a.m. and 10:00 p.m. 26. Professional staff shall be employed to provide services for the following land uses: transitional housing, mental health services, administrative services, early education, daycare, religious and institutional uses, and open space and recreational uses. Seton House Program 27. The Seton House program shall exclusively serve parents and children. 28. The occupancy of the Seton House program shall not exceed the occupancy limits as set by the California Building Code and Fire Marshall for any building on-site. 29. A drug-free environment policy at Seton House shall be established, with strict rules prohibiting drug use on the premises and corrective actions in place for violations. Hope Housing for Students Program 30. The Hope Housing for Students program shall exclusively serve students attending a college. 31. The occupancy of the Hope Housing for Students program shall not exceed the occupancy limits as set by the California Building Code and Fire Marshall for any building on-site. Religious and Institutional Uses 32. Maryvale shall obtain all necessary permits, including Temporary Use Permits and Special Event Permits, as outlined in RMC Chapter 17.124 - Temporary Use Permits and Special Events. 33. No plans for future expansion or changes in services and activities currently offered on campus shall proceed without the City’s approval. Chief of Police Conditions of Approval 34. A 24-hour video surveillance system shall be installed. Coverage shall include the following areas. a. Patron and employee arrival and departure b. Immediate and adjoining parking areas c. Rear parking areas d. Entire exterior perimeter 35. The video surveillance’s footage shall be stored for a minimum of 30 days and be made available to law enforcement and the Code Enforcement Division upon request. 36. The campus shall be subject to inspections by law enforcement and the Code Enforcement Division during all business hours. 37. Good lighting in the parking lots and exterior areas of the campus shall be maintained during hours of darkness to the satisfaction of the Chief of Police. 38. The front gate allowing entry/exit to the campus shall be closed during overnight hours (2200- 0530) and shall only be accessed via a call box. A phone number for the contracted security personnel shall be posted at the gate. The security personnel shall be responsible for verifying that only staff, registered residents, and their registered guests with valid government-issued identification are allowed on the premises. 39. A key shall be required for door access to each building. 40. A minimum of one licensed security guard shall be present on the campus during the nighttime. 41. A risk management plan addressing potential security threats and mitigation shall be developed. The plan shall be provided to the City upon request. 42. Training regarding security protocols and emergency procedures shall be provided to staff annually. Public Works Conditions of Approval 43. The second sheet of building plans, grading plans, and/or off-site improvement plans are to list all conditions of approval and to include a copy of the City Council’s decision letter. This information shall be incorporated into the plans prior to the first submittal for plan check. 44. A separate permit shall first be obtained from the City’s Public Works Department prior to placement of any construction materials or equipment in the public way. 45. Remove and replace broken and off grade curb and gutter per SPPWC Latest edition and as directed by the City Engineer or his/her designee. 46. A Landscaping plan is to be submitted, reviewed, and approved by the City Engineer or his/her designee prior to the issuance of permits. The landscaping plan shall provide for the following: a. The existing weep holes within the block wall located along the property frontage along the south side of Graves Avenue will need to be filled in and redirected to drain into an interior drainage system, as shown on the landscaping plan. Weep holes currently allow for water to drain over the sidewalk. 47. Prior to final of the building permit(s), inspection shall be required by Public Works inspector. Building and Safety Conditions of Approval 48. The second sheet of building plans is to list all conditions of approval and to include a copy of the City Council’s decision letter. This information shall be incorporated into the plans prior to the first submittal for plan check. 49. Plans prepared in compliance with the current Building Code shall be submitted to the Building Division for review prior to permit issuance. 50. Fees shall be paid to the County of Los Angeles Sanitation District prior to issuance of the building permit. 51. In accordance with paragraph 5538(b) of the California Business and Professions Code, plans are to be prepared and stamped by a licensed architect. 52. Structural assessment shall be conducted by an architect, civil engineer, or structural engineer to ensure the existing partition walls and/or unit separation walls on the second floor to be removed are not part of the existing structural systems, including those designed to resist gravity and/or lateral loading. Otherwise, provide structural design drawings for the proposed structural alterations along with supporting calculations. 53. Structural assessment shall be conducted by an architect, civil engineer, or structural engineer to ensure the existing corridor was constructed with concrete partition walls and concrete ceiling at roof well. Otherwise, provide fire-resistance design for the corridor, including its walls and ceiling, to meet the current standards. 54. The hanging of new hard-lid ceiling shall not exceed the structural loading limitations per California Existing Building Code regarding prescriptive requirements for alterations. Otherwise, a structural analysis of existing building or portion thereof carrying additional loading is required. 55. The use of the building or portion thereof for (non-transient) transitional or supportive housing as defined by Government Code 65582 with more than 16 occupants shall be classified as Group R-2 Occupancy. 56. An allowable building area analysis shall be provided to justify the existing building qualifies as Type IIIB construction, having 2-hour fire-resistance rated exterior wall of non- combustible materials per the current code. Documentations shall be provided to validate that the existing building is fire-sprinklered with NFPA-13 system. Justifications shall also be provided that the allowable area for the most restrictive occupancy (A-3 in this case) complies. 57. New dwelling unit separation walls shall be constructed per Section 420.2 of the Building Code. Note the separation wall should be connected to a rated floor assembly or to be continuous down to the foundation. 58. Should the existing Laboure Hall be first constructed or preciously converted to an I- occupancy for use of childcare or orphanage, the exemption for housing accessibility per Section 1102A.2 of the Building Code does not apply. While the proposed conversion of a portion of existing sleeping rooms to R-2 occupancy itself does not trigger the housing accessibility requirements per Chapter 11A, the existing portion to remain as a public accommodation may be subject to on-going obligation to remove barriers under Title III of the American Disability Act. The regulations in Chapter 11B of the Building Code, including path of travel requirements, may apply to the alteration to the existing offices on the first floor. 59. Separate application and plan review is required for mechanical, electrical, and plumbing plans. 60. Project shall comply with the CalGreen Non-Residential mandatory requirements and CalGreen Residential mandatory requirements. 61. Where five or more multifamily dwelling units are constructed on a building site per Section 4.410.2 of the CalGreen Code, provide readily accessible area(s) that serves all buildings on the site and are identified for the depositing, storage and collection of nonhazardous materials for recycling, including (at a minimum) paper, corrugated cardboard, glass, plastics, organic waste, and metals, or meet a lawfully enacted local recycling ordinance, if more restrictive. 62. 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. 63. A separate permit is required for Fire Sprinklers.