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PC - Item 4B - Design Review 09-01ROSEMEAD PLANNING COMMISSION STAFF REPORT TO: THE HONORABLE CHAIRMAN AND MEMBERS OF THE ROSEMEAD PLANNING COMMISSION FROM: PLANNING DIVISION DATE: APRIL 6, 2009 SUBJECT: DESIGN REVIEW 09-01 9040-9048 VALLEY BOULEVARD Summary Alberto V. Luis on behalf of Mikes Fabrics has submitted a Design Review application for the construction of a landscaped parking lot to serve the existing fabric and upholstery business located at 9042 Valley Boulevard in the CBD-D (Central Business District with a Design Overlay) zone. Environmental Determination: Section 15311(a) of the California Environmental Quality Act (CEQA) exempts projects that consist of the construction or placement of minor structures accessory to (appurtenant to) existing commercial, industrial, or institutional facilities, including but not limited to on-premise signs. Accordingly, Design Review 09-01 is classified as a Class 11 Categorical Exemption pursuant to Section 15311(a) of CEQA guidelines. Municipal Code Requirements Section 17.72.030 of the Rosemead Municipal Code (RMC) states that design review procedures shall be followed for all improvements requiring a building permit or visible changes in form, texture, color, exterior fagade or landscaping. Section 17.72.050 provides the criteria by which the Planning Commission may approve, approve with conditions, or deny an application: The plans indicate proper consideration for the relationship between the proposed structure and site developments that exist or have been approved for the general neighborhood; The plan for the proposed structure and site development indicates the manner in which the proposed development and surrounding properties are protected Planning Commission Meeting April 6, 2009 Paae 2 of 18 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. The proposed structure or site development is not, in its exterior design and appearance, so at variance with the appearance of other existing building or site developments in the neighborhood as to cause the nature of the local environment to materially depreciate in appearance and value. 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. 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; and The site plan and the design of the buildings, parking areas, signs, landscaping, luminaries and other site features indicates that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effect of the development from the view of public streets. Staff Recommendation Staff recommends that the Planning Commission APPROVE Design Review 09-01 for a period of one (1) year and adopt Resolution 09-07, subject to conditions outlined in Exhibit "B" attached hereto. Property History and Description The subject property is located at the on the south side of Valley Boulevard between Rosemead Boulevard and Hart Avenue. The site consists of three (3) parcels totaling 10,704 square feet (.246 acres). None of the parcels are currently tied to another. Los Angeles County Records indicate that there are two existing structures at the site; the first is the primary structure used by Mikes Fabrics, which totals 3,650 square feet and was built in 1955. The second structure is the building that the applicant is requesting to demolish. Records indicate that this 1,584 square-foot. building was constructed in 1954. Records also indicate that both buildings are classified as commercial structures. The smaller building that is slated to be demolished to make way for the parking lot is currently vacant and was last used as an auto repair shop. Planning Commission Meeting April 6, 2009 Page 3 of 18 Site & Surrounding Land Uses The project site is designated in the General Plan as Mixed-Use (Residential/Commercial) and on the zoning map it is designated CBD-D (Central Business District with a Design Overlay) zone. The site is surrounded by the following land uses: North: General Plan: Residential/Commercial Mixed-Use (31-45 du/acre) Zoning: CBD-D (Central Business District with a Design Overlay) Land Use: Retail Commercial South: General Plan: Low Density Residential (0-6 du/per acre) Zoning: R-1 (Single-Family Residential) Land Use: Detached Single Family Residential Homes East: General Plan: Residential/Commercial Mixed-Use (31-45 du/acre) Zoning: CBD (Central Business District with a Design Overlay) Land Use: Vacant Commercial Building West: General Plan: Residential/Commercial Mixed-Use (31-45 du/acre) Zoning: CBD (Central Business District with a Design Overlay) Land Use: Commercial Building Administrative Analysis The applicant is proposing to demolish an existing commercial structure located at 4048 Valley Boulevard, which is adjacent to the Mikes Fabrics building, for the purpose of constructing a new 5,700 square foot (approximate) parking lot, which will serve as the primary off-street parking for Mikes Fabrics. Currently there is no legal off-street parking for the fabric store, and employees and patrons have the option of on-street Planning Commission Meeting April 6, 2009 Page 4 of 18 (Valley Boulevard) parking, or on sparsely paved areas behind the building, which is accessible by a drive-isle between the fabric store and the building to be demolished. The remaining area of the site will be developed with a new trash enclosure and landscaping. No new building square footage is proposed with this application Parkinq and Circulation The new surface parking lot is proposed between the fabric store and neighboring commercial building located at 9048 Valley Boulevard. Section 17.84.100 of the Rosemead Municipal Code requires one parking space for every 250 square feet of floor area for commercial buildings. The applicant's building totals 4,276 square feet of floor area. Therefore, based on the City's off-street parking requirements a total of seventeen (17) off-street parking spaces are required for this site. However, due to the size of the existing parcels and the placement of the existing building, the site is only able to accommodate ten (10) legal parking spaces, consisting of seven (7) standard stalls, two (2) compact stalls and one (1) handicap van accessible stall (see site plan attached hereto and labeled as Exhibit "C"). At the time the public hearing notice was issued by the City, it was staffs opinion that a Zone Variance application would be required due to the limited amount of parking spaces that was proposed. However, after further analysis of the Rosemead Municipal Code, staff has determined that a Zone Variance application is not warranted for this project. The applicant is not proposing to increase or enlarge the building area devoted to the use, and the Rosemead zoning ordinance allows the continuation of legal non- conforming buildings and properties when less than the required number of parking stalls are present. Furthermore, Rosemead Municipal Code Section 17.48.130(C) provides a list of uses that may be permitted if a lawfully existing building or structure is nonconforming only because of less than the required amount of parking is provided. For this reason, instead of requiring the Zone Variance application, staff has added a condition of approval that will limit the future building uses to only those uses permitted in accordance with Section 17.48.130(C), through the City's Occupancy Permit application procedure. The parking lot circulation, including its design and entrance, are both a result of existing conditions, due to the location of the existing building and a fire hydrant. There is only one point of ingress and egress into and out of the parking lot. Ideally, the driveway would have been located further to the west providing less of a conflict between those backing out of parking spaces and those entering the parking lot. However, the proposed layout is not in violation of any ordinances, and_the applicant has little opportunity to change the current configuration. The parking lot design provides legal back-up space between stalls which should ensure that the circulation within the parking lot is safe and functional. Planning Commission Meeting April 6, 2009 Page 5 of 18 Landscaping The applicant is proposing to landscape 16% of the overall site, including 6% of the parking lot area. The minimum landscaping requirements in the Central Business District is 3%, and the minimum landscape requirements for parking lots in excess of twelve (12) parking spaces is also 3%. The applicant far exceeds both requirements. The landscaping includes a planter area between the sidewalk and the parking lot, which will include trees and shrubs. All landscaped areas will be maintained by a automatically controlled low-volume drip irrigation system. As a condition of approval, the applicant will also be required to install moisture sensors. The applicant is proposing to install a combination of shrubs, plants and ground cover. A total of three (3) crape myrtle "Cherokee" trees are proposed as well. Proposed plant materials include rosemary, wheeler's dwarf (a small rounded evergreen shrub), gazania (a small flowering evergreen plant with flowers that vary in color from pink to yellow), and dwarf lily of the Nile (a small perennial plant with purple flowers). All of the proposed landscaping is very commonly used throughout the costal areas of Southern California. Staff is also recommending that the applicant install evenly spaced vine pockets along the south and east property lines, and 24-inch box evergreen shade trees within the planter along the south side of the lot. The purpose of the vines and shade trees is to discourage and prevent graffiti on the walls. Staff is proposing that as a condition of approval, the applicant will be required to provide a final landscape and irrigation plan to the Planning Division for review and approval prior to the issuance of building permits. The final landscape and irrigation plan must include a sprinkler system with automatic timers and moisture sensors. Li htin The applicant is not proposing any lighting at this time. However, the parking lot shall have adequate lighting in the form of outdoor bollard lights, or decorative building mounted lights. Bollard lighting shall be incorporated into the landscaped areas adjacent to the parking lot. If used, building mounted lights shall be limited to low pressure sodium lamps, shielded on all sides, and that are directed away from adjacent properties. Wall packs and flood lights shall be prohibited. As a condition of approval, a final lighting plan shall be required with the submittal of the final landscape plans, and shall be reviewed and approved by Staff prior to the issuance of permits to construct the parking lot. Fencing As required, the applicant is proposing a three-foot (T) tall masonry wall made from decorative split-faced block that will be installed behind the sidewalk and landscape planter along Valley Boulevard. The applicant is also requesting approval for a three- foot (3') tall wrought-iron fence that will be attached on top of the T-0" wall. In addition the applicant is also proposing a six-foot (6) tall rolling gate to match the wrought-iron fencing on the wall. The purpose of the gate is to restrict access to the parking lot after normal business hours. The applicant has indicted that they are concerned about the safety of their business and personal property, and indicated that there has been past Planning Commission Meeting April 6, 2009 Page 6 of 18 incidences of vandalism and theft. Staff informed the applicant that a fence in excess of three feet in height is not permitted in the Central Business District. For this reason staff has added a condition of approval which will prohibit the installation of a security gate and limit the proposed block wall height along the front property line to T-0." Furthermore, the applicant is proposing to construct a wall along the eastern property line that will parallel the new parking lot. As a proposed condition of approval, Staff recommends that the applicant use a stucco finish on the eastern property line wall, as well as the existing rear walls (see Property Maintenance Improvements #4 listed on Page 9). Trash Enclosure The applicant is proposing to construct a new trash enclosure directly opposite from the entrance into the parking lot. The trash enclosure will consist of a proposed cement block wall, a wood trellis structure (cover), and metal doors that are self latching/self closing. Staff recommends that the cement block must be treated with a stucco finish. The applicant chose the location of the new enclosure due to the layout of the parking lot. However, staff has several concerns with the proposed placement. First, staff is concerned that the enclosure doors will be visible when driving into the parking lot, as well as from Valley Boulevard. Secondly, the trash enclosure doors open within the backup spaces for parking stalls #8 and #9. For these reasons, staff has added a condition of approval which will require the applicant to eliminate either parking space number 10, as indicated on the site plan labeled as exhibit 'C," to accommodate the trash enclosure. It is staffs opinion that this revised location is a less conspicuous location for a trash enclosure. Property Maintenance Improvements As part of the overall Design Review application, the applicant is also proposing site improvements, such as additional landscaping in the parking lot, and a "freshening-up" of the building, which will include new paint and the removal of excessive window signage.. The current paint color is a light blue that appears to be fading with age. The proposed paint is an earth-toned light tan color that will better contrast the color of the existing red brick pillars on the building fagade. A site inspection was completed on the subject property on March 5, 2009. It was observed at this time that a few matters need attention by the property owner. For this reason, staff has included a several conditions of approval that are related to property maintenance by the property owner. 1. Window signage (paint) shall be reduced to comply with Section 17.104.020, which requires that it not cover more than fifteen (15) percent of any window. The applicant has agreed to do this voluntarily. Planning Commission Meeting April 6, 2009 Page 7 of 18 2. There is existing storage containers located within the area proposed for the parking lot. Storage and shipping containers are not permitted in the Central Business District. As a condition of approval, these storage containers shall be completely removed from the site. 3. Fabric and materials shall be stored inside the building at all times; no outside storage will be permitted. 4. There is an existing six-foot (6') tall block wall directly behind the existing business that extends to the property line shared with 9048 Valley Boulevard, this wall is legal and conforming to today's standards. However, there is a smaller block wall that extends the remaining width of the rear property line that is approximately four and a half (4.5) to five-foot (5) tall. This wall does not conform to the six-foot (6) tall fence separation between commercial and residential uses. As a condition of approval, the height of the wall must be raised to meet the six-foot (6) height minimum. Furthermore, the wall surface shall be treated with stucco to match the color of the proposed decorative block wall, or the building color. 5. There is an existing planter box directly in front of 9046 Valley Boulevard that is not currently being maintained. Plants and flowers shall be planted in the planter, and shall be kept free of weeds and other debris. 6. Excess fabric and refuse shall not be stored outside of the trash enclosure. Staff is concerned this may become an issue in the future. The applicant shall be responsible to ensure that trash is placed in the receptacle, and that future scheduled trash pick-ups are increased if necessary. Lot Line Adjustment As mentioned earlier in the staff report, the site has existed on three (3) separate parcels for the last several years. The applicant will need to combine these three (3) existing parcels into one (1) lot. As a condition of approval, the applicant will be required to apply for, and receive approval of a lot line adjustment prior to the commencement of the parking lot construction. The lot line adjustment is necessary to tie the parking lot with the fabrics store; otherwise it would be a "stand alone" parking lot, which would not be allowed in the CBD Zone designation. Conclusion The proposed landscaped parking lot for the existing fabric store business is consistent with the goals and policies of the Land Use Element of the City's General Plan in that it calls for the upgrading of commercial uses by implementing architectural design reviews of proposals for remodel of existing buildings. The design of the proposed parking lot, the building colors and landscaping will be in harmony with the existing developments and will give the business an identifying symbol. Planning Commission Meeting April 6, 2009 Page 8 of 18 Public Notice Process This item has been noticed through the regular agenda notification process, which includes a 300-foot property owner public hearing notice, and postings of the notice at the five (5) public locations and on the subject site. Prepared by: Mathew W. Evans Senior Planner Submitted by: Sheri Bermejo Principal Planner EXHIBITS: A. Resolution 09-07 B. Conditions of Approval C. Sign Plan, Landscape Plan and Details D. Assessor Parcel Map (APNs: 8954-001-009, 026, and 011). Planning Commission Meeting April 6, 2009 Page 9 of 18 EXHIBIT "A" PC RESOLUTION 09-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING A REQUEST BY MIKES FABRICS FOR DESIGN REVIEW 09-01 FOR THE PURPOSE CONSTRUCTING A NEW LANDSCAPED PARKING LOT AND DEMOLISHING AN EXISTING BUILDING, LOCATED AT 9040-9046 VALLEY BOULEVARD IN THE CBD-D (CENTRAL BUSINESS DISTRICT WITH A DESIGN OVERLAY) ZONE (APNS: 8954-001-009, 026, AND 011). WHEREAS, on January 12, 2009, Alberto V. Luis on behalf of Mikes Fabrics filed a Design Review application to demolish an existing commercial structure for the purpose of constructing a new parking lot for the business, located at 9040-9046 Valley Boulevard; and WHEREAS, 9040-9046 Valley Boulevard is located in the CBD-D (Central Business District with Design Overlay) zoning district; and WHEREAS, Section 17.72.050 of the Rosemead Municipal Code (RMC) provides the purpose and criteria for a design review; and WHEREAS, Sections 65800 & 65900 of the California Government Code and Section 17.72.050 of the Rosemead Municipal Code authorize the Planning Commission to approve, conditionally approve or deny design review applications; and WHEREAS, on March 26, 2008, fifty-four (54) notices were sent to property owners within a 300-foot radius from the subject property, in addition to notices posted in five (5) public locations and on-site, specifying the availability of the application, plus the date, time and location of the public hearing for Design Review 09-01; and WHEREAS, on April 6, 2009, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Design Review 09-01; 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: Planning Commission Meeting April 6, 2009 Page 10 of 18 SECTION 1. The Planning Commission HEREBY DETERMINES that Design Review 09-01 is classified as a Class 11 Categorical Exemption pursuant to Section 15311(a) of CEQA guidelines. Section 15311(a) of the California Environmental Quality Act exempts projects that consist of the construction or placement of minor structures accessory to (appurtenant to) existing commercial, industrial, or institutional facilities, including but not limited to new parking lots. SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Design Review 09-01 in accordance with Section 17.72.030 et seq., of the Rosemead Municipal Code as follows: A. The plans indicate proper consideration for the relationship between the proposed building and site developments that exist or have been approved for the general neighborhood; FINDING: The proposed parking lot has been designed to reflect conformance with existing codes in terms of size, ADA accessibility, and back up space. The proposed landscaping is in excess of the City's code requirements and will ensure a harmonized and attractive environment. The applicant has provided an aesthetically pleasing parking lot design and the proposed improvements will vastly improve the existing property. The proposed project is consistent with the goals and policies of the Land Use Element of the City's General Plan in that it calls for the upgrading of commercial uses by implementing architectural and design reviews of proposals for new a project. The new building paint will improve the existing storefront and give the building an up-to-date look which will be consistent with other newer buildings within close proximity to the site. B. The plan for the proposed building and site development indicates the manner in which the proposed development and surrounding properties are protected against noise, vibrations and other factors which may have an adverse effect on the environment, and the manner of screening mechanical equipment, trash, storage and loading areas. FINDING: The parking lot will be appropriate for the subject site. The parking lot will actually improve parking conditions for the existing development, as there is currently not any legal parking for the business. This proposal will not adversely affect surrounding properties, but rather be a general improvement to the area. Staff has added a condition of approval that the 5'-11" wide planter that is proposed along the entire south property line be landscaped with evergreen trees to provide a buffer between the existing residences and the parking area. A condition of approval will require that all parking lot lighting be fully shielded and downward facing to mitigate glare on adjacent properties. Lastly, conditions of approval have been incorporated to eliminate any adverse effects on the environment as a result of the proposed project. Conditions of approval will specifically address factors such as noise, construction hours, screening of mechanical equipment, landscaping, and the overall maintenance of Planning Commission Meeting April 6, 2009 Page 11 of 18 the property. C. The proposed building or site development is not, in its exterior design and appearance, so at variance with the appearance of other existing buildings or site developments in the neighborhood as to cause the nature of the local environment to materially depreciate in appearance and value; FINDING: The proposed parking lot and building improvements will not be unlike other structures and parking areas for other businesses close by and on adjacent properties. The improvements will enhance the site and could potentially improve property values. D. The proposed building or structure is in harmony with the proposed developments on land in the general area, especially in those instances where buildings are within or adjacent to land shown on the General Plan as being part of the Civic Center or in public or educational use, or are within or immediately adjacent to land included within any precise plan which indicates building shape, size or style. FINDING: The new building paint and installation of the new landscaped parking lot will create a development that is aesthetically pleasing and enhance land values in the general area. The new paint will upgrade the existing fagade, by using a natural color which will be in harmony with existing buildings in the general area. The new landscaping will substantially improve the visual appearance of the site. Lastly, the property is not part of the Civic Center Plan, precise plan or land reserved for public or educational use. E. The proposed development is in conformity with the standards of this code and other applicable ordinances in so far as the location and appearance of the buildings and structures are involved. FINDING: This existing development is within substantial conformance with the minimum code requirements for the CBD-D (Central Business District with Design Overlay) zone. F. The site plan and the design of the buildings, parking areas, signs, landscaping, luminaries, and other site feature indicates that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual appearance of the development from the public right-of-way. FINDING: Consideration has been given to automobile and pedestrian circulation in terms of how the parking lot was designed. The applicant has proposed to provide walkways in certain locations to make sure that employees and patrons do not have to walk through the parking lot to gain access to the business. There is an existing building wall sign, and no additional signage is proposed. In addition, the proposed Planning Commission Meeting April 6, 2009 Page 12 of 18 building upgrades will improve the visual effect of the site from the view of the public streets, primarily Valley Boulevard. SECTION 3. The Planning Commission HEREBY APPROVES Design Review 09-01 to allow the applicant to demolish and existing building, and to build a new landscaped parking lot, located at 9040-9046 Valley Boulevard, subject to conditions listed in Exhibit "B" 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 Article IX - Planning and Zoning of the Rosemead Municipal Code. SECTION 5. This resolution is the result of an action taken by the Planning Commission on April 6, 2009, by the following vote: YES: NO: ABSENT: ABSTAIN: 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 6th day of April, 2009. Daniel Lopez, Chairman 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 6m day of April, 2009 by the following vote: YES: NO: ABSENT: ABSTAIN: Sheri Bermejo, Secretary Planning Commission Meeting April 6, 2009 Page 13 of 18 EXHIBIT "B" DESIGN REVIEW 09-01 9040-9048 VALLEY BOULEVARD (APN's: 8594-001-009, 026, and 011) CONDITIONS OF APPROVAL April 6, 2009 1. Design Review 09-01 is approved for demolition of an existing building, and the construction of a new landscaped parking lot at the existing Mikes Fabrics to be developed in accordance with the plans marked Exhibit "C", dated March 23, 2009. Any revisions to the approved plans must be resubmitted for the review and approval of the Planning Division. 2. The conditions listed on this exhibit shall be copied directly onto any development plans subsequently submitted to the Planning and Building divisions for review. 3. Design Review 09-01 is approved for one (1) year from the Planning Commission approval date. The applicant shall make progress towards initiation of proposed use, or request an extension from the Planning Division within 30 days prior to expiration date. Otherwise Design Review 09-01 shall become null and void. 4. The Planning Commission hereby authorizes the Planning Division to make and/or approve minor modifications. 5. 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. 6. Design Review 09-01 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 Design Review 09-01. Planning Commission Meeting April 6, 2009 Paoe 14 of 18 7. The applicant 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. 8. Approval of Design Review 09-01 shall not take effect for any purpose until the applicant has filed with the City of Rosemead an affidavit stating that they are aware of and accept all of the conditions set forth in the letter of approval and this list of conditions. 9. The applicant 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. 10. Permits to demolish the existing structure at 9046 Valley Boulevard and begin commencement of the construction of the parking lot 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. 11. The numbers of the address signs shall be at least 6" tall with a minimum character width of 1/4", 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 Principal Planner, any designee thereof, prior to installation. 12. All requirements of the Building and Safety Division and the Planning Division shall be complied with prior to the final approval of the proposed construction. 13. Prior to issuance of building permits, all school fees shall be paid. The applicant shall provide the City with written verification of compliance from the Unified School District. 14. The hours of construction shall be limited from 7 a.m. to 8 p.m. Monday to Saturday. No construction shall take place on Sundays or on any legal holidays without prior approval by the City. 15. The Planning staff shall have access to the subject property at any time during construction to monitor progress. 16. Applicant shall obtain a public works permit for all work in or adjacent to the public right-of-way. Planning Commission Meeting April 6, 2009 Page 15 of 18 17. The parking lot shall comply with the adopted standards in the Rosemead Municipal Code, including the requirements as listed in Section 17.84 of the same code. 18. The site shall be maintained in a graffiti-free state. Any new graffiti shall be removed within twenty-four (24) hours. A 24-hour, Graffiti Hotline can be called at (626) 569-2345 for assistance. 19. 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. The trash enclosure doors shall be closed at all times 20. The parking area, including handicapped spaces, shall be paved and re- painted periodically to City standards to the satisfaction of the Planning Division. In accordance with Chapter 17.84 of the Rosemead Municipal Code, all designated parking stalls shall be double striped and have wheel stops. Such striping shall be maintained in a clear, visible, and orderly manner. 21. At least one of the required parking stalls shall be designated for handicap space as shown on the approved plans and pursuant to California Vehicle Code Section 22511.8. A letter by the property owner shall be given to the City for authorizing enforcement. 22. All open area not covered by concrete, asphalt, or structures shall be landscaped and maintained on a regular basis, and landscaping shall substantially conform to the landscape plan shown in Exhibit "C" page A-2 as submitted to the City on March 23, 2009. 23. The landscaped areas shall be maintained with adequate landscaping on a regular basis, including the removal of trash and litter, the replanting of dead or missing shrubs and plants as shown on the aforementioned plans, as well as the periodic pruning of dead limbs and branches as necessary. Plants and trees shall be watered with an automatic controlled drip irrigation system and moisture censors. 24. A final landscape and irrigation plan shall be submitted to the Planning Division for review and approval prior to the issuance of building permits. The landscape and irrigation plan shall include a sprinkler system with automatic timers and moisture sensors. The final plan shall incorporate Planning Commission Meeting April 6, 2009 Page 16 of 18 evenly spaced vine pockets along the south and east property lines, and 24-inch box evergreen shade trees shall be planted every feet within the planter along the south side of the lot. Landscaping along the south wall between the parking lot and adjacent residential properties, shall include at least two rows of planning with evergreen plants and trees that form a hedge, and lily of the Nile in the front closest to the parking lot. 25. All existing street trees shall in front of the building shall remain untouched by the applicant during and after the construction of the parking lot. Street trees along Valley Boulevard are to be maintained by the City at all times. 26. The proposed block wall in the front landscaped area shall match in color and texture as shown on color board provided to the City, and shall conform to the specifications and details as shown in Exhibit "C", page A-3 as submitted to the City on March 23, 2009. Furthermore, the existing nonconforming wall on the south property line shall be raised to six feet tall to conforming to existing city codes. All walls, including all existing walls, shall have a CMU top cap, and those portions of the wall visible from the parking lot shall also treated with a stucco finish. The requirement for a stucco finish shall not apply to the decorative three (3) foot tall wall at the parking lot's entry. 27. The building shall be repainted to match the color provided to the City on the materials and color board, March 25, 2009. Painting shall include all surfaces with exception to the brick work and glass on the existing building, which shall remain in their current state. 28. Window signage shall cover no than fifteen (15) percent of any window. The existing window signage shall be reduced to satisfy this condition of approval. 29. The applicant shall apply for, and receive approval of a lot-line adjustment to combine all of the parcels associated with the project into one new parcel. This must take place prior to the issuance of any permits to construct the parking lot, but may happen simultaneously with the repainting of the building and the demolition of the building at 9046 Valley Boulevard. 30. The trash enclosure doors shall be painted black, and the cement walls shall be treated with stucco to match other existing and proposed walls as noted in Condition of Approval #26 above. 31. There shall be no outside storage of fabric or other materials associated with the business. All materials shall be stored entirely within the primary building that houses the business. - Planning Commission Meeting April 6, 2009 Page 18 of 18 EXHIBIT "D" 8594 1 fp~n If~f ffiT" ~ ]~FKEff f~e~54'Ebc 51fEf R]f .5+.'zfxm>N:l Cuxttti wE~l£(6 :P`m N~C2%2 I l I I gK I 5391 I c.u 1 BLVD C ? VALLEY j ~B r "p M 351 .24 25 : j a s f , I a I m frv • `-1 I I E IPG 5990y ~ 25 1 tJl I 4 r I I I I I I I~f I I I8 I I I I I I I I I Subject Property