PC - 2024-09 – Recommend City Council Approve Planned Dev 23-01 Legalization & Intensification of Land Uses in Conjugation With the Renovation of Laboure Hall For Transitional & Supportive Housing. 7600 Graves Ave (APN: 5285-016-020) In The Planned DevEXHIBIT "A"
PC RESOLUTION 24-09
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
RECOMMENDING THE CITY COUNCIL APPROVE 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 5, 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, on September 16, 2024, the Planning Commission held a duly noticed
and advertised public hearing to receive oral and written testimony relative to Planned
Development 23-01; and
WHEREAS, the Planning Commission has sufficiently reviewed City staff reports
and attachments, considered all written and oral testimony presented to them, and
deliberated among each other in order to make the following recommendations.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Rosemead as follows:
SECTION 1. The Planning Commission HEREBY RECOMMENDS to the City
Council 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 Planning Commission HEREBY FINDS AND DETERMINES
that facts do exist to justify recommending to the City Council 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.
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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.
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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 Planning Commission HEREBY RECOMMENDS CITY
COUNCIL APPROVAL of 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.
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 September 16, 2024, by the following vote:
AYES:
BERRY, ESCOBAR, LOPEZ, AND UNG
NOES:
NONE
ABSTAIN:
TANG
ABSENT:
NONE
SECTION 6. The Secretary shall certify to the adoption of this resolution and shall
transmit copies of same to the applicant and the Rosemead City Clerk.
PASSED, APPROVED, and ADOPTED this 16th day of September 2024.
Emm scobar, Chair
CERTIFICATION
I hereby certify that the foregoing is a true copy of a resolution adopted by the Planning
Commission of the City of Rosemead at its regular meeting, held on the 164h day of
September 2024, by the following vote:
AYES: BERRY, ESCOBAR, LOPEZ, AND UNG
NOES: NONE
ABSTAIN: TANG
ABSENT: NONE
Lily Valenzuela, Secretary
APPROVED AS TO FORM:
ua.�A^
Race Richman, C ify Attorr ey—
Burke, Williams & Sorensen, LLP
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ATTACHMENT"A"
(PC RESOLUTION 24-09)
PLANNED DEVELOPMENT 23-01
7600 GRAVES AVENUE
(APN: 5285-016-020)
CONDITIONS OF APPROVAL
SEPTEMBER 16, 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 "C," 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
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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.
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.
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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.
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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
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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:
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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.
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56. An allowable building area analysis shall be provided to justify the existing building
qualifies as Type I I I B 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.
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