PC - Item 4A - Conditional Use Permit 08-09ROSEMEAD PLANNING COMMISSION
STAFF REPORT
TO: THE HONORABLE CHAIRMAN AND MEMBERS OF THE ROSEMEAD
PLANNING COMMISSION
FROM: PLANNING DIVISION
DATE: JANUARY 20, 2009
SUBJECT: CONDITIONAL USE PERMIT 08-09 FOR ESTABLISHMENT AND
OPERATION OF A GARMENT MANUFACTURING BUSINESS AT 4929
WALNUT GROVE AVENUE.
SUMMARY
On October 23, 2008, Classic Tees, Inc. submitted a Conditional Use Permit application
requesting approval to establish and operate a garment manufacturing business within
an existing 9,960 square-foot warehouse located at 4929 Walnut Grove'Avenue. The
subject site is located in the M-1 (Light Manufacturing and Industrial) Zone.
Environmental Determination
Section 15309 of the California Environmental Quality Act (CEQA) guidelines exempts
projects that consist of inspections to check for the performance of an operation, or for
quality, health, or safety of a project. Accordingly, Conditional Use Permit 08-09 is
classified as a Class 9 Categorical Exemption pursuant to Section 15309 of CEQA
guidelines.
Municipal Code Requirements
Section 17.112.030 (22) of the Rosemead Municipal Code (RMC) allows the operation
of garment manufacturing, processing, or assembling including sewing and cutting in
the M-1 Zone upon the granting of a Conditional Use Permit (CUP). Section 17.112.010
sets the following criteria that must be met:
• That the Conditional Use Permit applied for is authorized by the provisions of this
title; and
• That the granting of such Conditional Use Permit will not adversely affect the
established character of the surrounding neighborhood or be injurious to the
property or improvements in such vicinity and zone in which the property is
located; and
Planning Commission
January 20, 2009
Page 2 of 14
• That the establishment, maintenance or conduct of the use for which the
conditional use permit is sought will not, under the particular case, be detrimental
to the health, safety, morals, comfort, convenience or welfare of persons residing
or working in the neighborhood; and
• That the granting of such Conditional Use Permit will not adversely affect the
General Plan of the city.
Staff Recommendation
Staff recommends that the Planning Commission APPROVE Conditional Use Permit
08-09 and ADOPT Resolution 09-02 for a period of six (6) months subject to conditions
of approval outlined in Exhibit "B." attached hereto.
ANALYSIS
Property History and Description
The subject site is located along the west side of Walnut Grove Avenue just north of
Grand Avenue. The subject site has a total lot area of approximately 76,990 square feet
(1.7 acres).
According to Building and Safety Department records, the property is currently
developed with five buildings that accommodate a mixture of warehouse, office and
manufacturing businesses. The subject building has an interior floor area of
approximately 9,960 square-feet. The building was built in 1976 and has been used for
a number of uses including warehouse, grocery and office uses over the last several
years. According to Planning Division records, one (1) zone change application was
approved for the subject property. Zone Change #45 was approved by the City Council
on July 14, 1970, to change the zone of the subject property from C-M (Commercial
Manufacturing) zone to M-1 (Light Manufacturing) zone to allow the property to be used
for a roofing and concrete office and storage yard.
Planning Commission
January 20, 2009
Paqe 3 of 14
Site and Surrounding Land Uses
The site is designated in the General Plan for Office/Light Industrial and on the Zoning
Map it is designated M-1 (Light Manufacturing and Industrial Zone). The site is
surrounded by the following land uses:
North:
General Plan: Office/Light Industrial
Zoning: M-1 (Light Manufacturing and Industrial)
Land Use: Warehouse and Office buildings
South:
General Plan:
Low Density Residential
Zoning:
R-1 (Low Density Residential)
Land Use:
Residential
West:
General Plan: Low Density Residential and Office/Light Industrial
Zoning: R-1 (Low Density Residential) and M-1 (Light Manufacturing and
Industrial)
Land Use: Manufacturing facilities and Residential
East:
General Plan: Low Density Residential and Office/Light Industrial
Zoning: R-1 (Low Density Residential) and M-1 (Light Manufacturing and
Industrial)
Land Use: Manufacturing facilities and Residential
Administrative Analysis
The applicant is proposing to establish and operate a garment manufacturing business
at 4929 Walnut Grove within an existing 9,960 square foot warehouse building. Classic
Tees, Inc. utilizes finished textiles to manufacture a variety of garment products for
local, regional and international market. The applicant is proposing to operate Monday
through Friday from 8:30 a.m. to 5:30 p.m. and Saturday from 9:00 am to 2:00 p.m.
However, a condition of approval has been added limiting hours of operation from 8:00
am to 6:00 pm Monday through Saturday. The facility shall be closed on Sundays and
legal holidays.
The proposed business will employ twenty-six (26) manufacturing workers and four (4)
office administrators on the largest shift for a total of thirty (30) employees. The subject
business is proposed with a total of thirty eight (38) sewing machines. No vehicles or
trucks will be operated or parked on-site in conjunction with the subject business.
Finished merchandise will be picked up by private vendors and distributed to different
retail stores.
Planning Commission
January 20, 2009
Page 4 of 14
The table below provides an overview of the existing building square footages and land
uses on-site.
Table: 1- EXISTING BUILDINGS AND USE
B
ildi
Existing Square footage
Current
land use
u
ngs
Office
Warehouse
Manufacturing
4915
5,426 s ft
6,536 s ft
Vacant
4947
600 s ft
Vacant
4949
8,867 s ft
Vacant
4941
940 sq ft
4,235 sq ft
Warehouse
and Office
4929
856 sq ft
4,684 sq ft
4,420 sq ft
Warehouse
and Office
TOTAL
7,822 sq ft
24,322 sq ft
4,420 sq ft
Floor Plan
The building has three main exits along the north elevation of the building and one main
entrance to the east. The combined floor area of the subject warehouse building is
9,960 square feet. The existing floor plan will remain as is, as no interior tenant
improvements are proposed. The floor plan will include an eight hundred and fifty six
(856) square-foot office, a four thousand eight hundred and fourteen (4,814) square-foot
warehouse area and a four thousand two hundred and ninety (4,290) square-foot
garment manufacturing area.
The building will contain thirty eight (38) sewing machines, three (3) restrooms, a small
lunch area, an office and a conference room: The subject building will contain a large
manufacturing area containing garment racks for finished and unfinished garment
pieces.
Parking and Circulation
The site is accessed via a 20-foot driveway off of Walnut Grove Avenue and the parking
spaces are separated by a 24-foot drive aisle.
Section 17.84.100 of the Rosemead Municipal Code requires office uses to provide one
(1) parking space per two hundred and fifty (250) square feet of office floor area, one (1)
parking space for every one thousand (1,000) square feet of gross floor area of
warehouse or storage area and one (1) parking space for every four hundred (400)
square-feet of gross floor area or one parking space for each two (2) employees on the
largest shift, whichever is greater, for manufacturing and industrial uses.
Planning Commission
January 20, 2009
Page 5 of 14
The applicant indicates that the proposed development meets these requirements as
shown on the site plan, attached as exhibit "C" with a total of ninety (90) existing parking
spaces. The table bellow provides a parking analysis for the subject site.
USE
SQUARE
PARKING
PARKING
PARKING
FOOTAGE
CALCULATION
REQUIRED
PROVIDED
Office
7,822
1 per 250 square feet
32
Manufacturing/Industrial
4,420
1 per 400 square feet
Number of employees
30
or
15
1 per 2 employees
which ever is greater
Warehouse
24,322
1 per 1,000 square
25
feet
Total
72
90
Site Improvements
Staff inspected the site on January 11, 2009, and found that several site maintenance
issues should be addressed. For this reason staff is recommending that the following
property improvements be completed prior to issuance of certificate of occupancy in
order to improve aesthetic value of the site.
1. Repair trash enclosure doors by replacing old slats with new slats.
2. All landscape planters requiring rehabilitation shall be improved with new, colorful
and drought tolerant shrubs, flowers and ground cover. All weeds shall be
removed and automatic irrigation system repaired.
The above items have been included as conditions of approval for this Conditional Use
Permit.
Conclusion
Staff concludes that the proposed garment manufacturing business at this site is
appropriate because the property is zoned for manufacturing uses and similar
manufacturing businesses exist on site. Specific conditions of approval have been
added to minimize any adverse impacts that the business may have on the
neighborhood or surrounding properties.
PUBLIC NOTICE PROCESS
On January 8, 2009, fifty-one (51) written notices of this public hearing were mailed to
property owners within 300 feet of the subject site, a public hearing notice was posted
on-site and five (5) notices were posted in designated public places. .
Planning Commission
January 20, 2009
Page 6 of 14
Prepar
George
Associate Planner
Submitted by:
Sheri Bermejo
Acting Planning Services Manager
EXHIBITS:
A. Resolution No. 09-02
B. Conditions of Approval
C. Site and Floor Plan
D. Assessor's Parcel Maps (APN: 5373-033-025)
Planning Commission
January 20, 2009
Pape 7 of 14
EXHIBIT "A"
PC RESOLUTION 09-02
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
APPROVING CONDITIONAL USE PERMIT 08-09, FOR THE
OPERATION OF A GARMENT MANUFACTURING BUSINESS
LOCATED AT 4929 WALNUT GROVE AVENUE IN THE M-1 (LIGHT
MANUFACTURING AND INDUSTRIAL) ZONE. (APN: 5373-033-025)
WHEREAS, on October 23, 2008, Classic Tees submitted a Conditional Use
Permit application proposing to establish and operate a garment manufacturing
business in a 9,960 square-foot existing warehouse building located at 4929 Walnut
Grove Avenue; and
WHEREAS, this property is located at 4929 Walnut Grove Avenue and is
currently located in the M-1 (Light Manufacturing and Industrial) zone; and
WHEREAS, Sections 65800 and 65900 of the California Government Code, and
Section 17.112.010 of the Rosemead Municipal Code (RMC) authorize the Planning
Commission to approve, conditionally approve or deny conditional use permits; and
WHEREAS applicant must obtain a Conditional Use Permit in order to establish
and operate a garment manufacturing business subject to specific development
standards under Sections 17.112.030 (22) of the Rosemead Municipal Code.
Rosemead Municipal Code Section 17.112.101 specifies the criteria by which a
Conditional Use Permit may be granted and these criteria are as follows.
• The establishment, maintenance and operation of the proposed use will not be
detrimental to the health, safety, peace, morals, comfort or general welfare of
persons residing or working in the neighborhood;
• The establishment, maintenance and operation of the use will not be detrimental
or injurious to the property and improvements in the neighborhood; and
• The establishment, maintenance and operation of the use will not be detrimental
to the general welfare of the city; and
• The issuance of the Conditional Use Permit is consistent with the General Plan.
WHEREAS, on January 8, 2009, fifty-one (51) notices were sent to property
owners within a 300-foot radius from the subject property, in addition to notices being
posted in public locations, and the posting of an on-site public hearing notice specifying
the availability of the application, plus the date, time and location of the public hearing
for Conditional Use Permit 08-09; and
Planning Commission
January 20, 2009
Page 8 of 14
WHEREAS, on January 20, 2009, the Planning Commission held a duly noticed
and advertised public hearing to receive oral and written testimony relative to
Conditional Use Permit 08-09: and
WHEREAS, the Rosemead Planning Commission has sufficiently considered all
testimony presented to them in order to make the following determination.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Rosemead as follows:
SECTION 1. The Planning Commission HEREBY DETERMINES that Conditional
Use Permit 08-09 is classified as a Categorical Exemption pursuant to Section 15309 of
California Environmental Quality (CEQA). Section 15309 of the California Environmental
Quality Act exempts projects that consist of inspections to check for the performance of
an operation, or for quality, health, or safety of a project. Accordingly Conditional Use
Permit 08-09 is classified as a Class 9 categorical Exemption pursuant to Section 15309
of CEQA guidelines.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES
that facts do exist to justify approving Conditional Use Permit 08-09 according to the
criteria of Chapter 17.112.010 of the Rosemead Municipal Code as follows:
A. The Conditional Use Permit applied for is authorized by the provisions of this
title and that the granting of such Conditional Use Permit will not adversely affect the
established character of the surrounding neighborhood or be injurious to the property or
improvements in such vicinity and zone in which the property is located.
FINDING: The proposed garment manufacturing activities will be conducted
entirely within an enclosed building. Additionally, as part of the project review process,
this business will be inspected and approved by responsible agencies to ensure
compliance with all applicable regulations. Conditions of approval have been added to
protect the welfare of persons working and residing in the neighborhood such as limiting
the hours of operation and number of employees. Therefore, no detriment to the general
welfare of people working or residing in the neighborhood is anticipated.
B. The establishment, maintenance or conduct of the use for which the
Conditional Use Permit is sought will not, under the particular case, be detrimental to
the health, safety, morals, comfort, convenience or welfare of persons residing or
working in the neighborhood.
FINDING: The proposed development has taken into consideration the adjacent
property improvements to ensure consistency with the surrounding uses. The proposed
garment manufacturing will be conducted on a manufacturing zoned property within
similar manufacturing land uses on-site. No physical site changes are proposed at this
time. Staff has added conditions of approval to protect the surrounding properties from
residual noise, vibration and other factors that may result into adverse effects to the
Planning Commission
January 20, 2009
Page 9 of 14
neighborhood. Additionally, the property is surrounded by an existing six-foot perimeter
block wall and all trash enclosures on-site are fully enclosed to prevent visual impacts.
Therefore, maintenance and operation of the proposed garment manufacturing facility
will not be injurious to the property and improvements in the neighborhood.
C. The establishment, maintenance, and operation of the proposed use so
applied for will not, under the circumstances of the particular case, be detrimental or
injurious to the general welfare of the City.
FINDING: The proposed use is located within a manufacturing/industrial zone.
Rosemead Municipal Code requires any new garment manufacturing operator to obtain
a Conditional Use Permit for such use in M-1 (Light Manufacturing and Industrial
Zone).This site will be operated in accordance with applicable City regulations, and is in
conformity with the development in and around the project site. Therefore no detriment
to the general welfare of the City is anticipated.
D. Issuance of the Conditional Use Permit is consistent with the General Plan.
FINDING: The proposed use is located within an industrial district of the City.
The General Plan designation is Office/Light Industrial and on the zoning map it is
designated M-1 (Light Manufacturing and Industrial). The proposed use is in conformity
with the General Plan and complementary to the existing businesses surrounding the
property.
SECTION 3. The Planning Commission HEREBY approves Conditional Use
Permit 08-09 to allow the establishment and operation of a garment manufacturing
facility within a 9,960 square-foot building located at 4929 Walnut Grove Avenue subject
to the conditions of approval listed in Exhibit "B" attached hereto and incorporated
herein by reference.
SECTION 4. This resolution is the result of an action taken by the Planning
Commission on January 20, 2009, by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
SECTION 5. 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 20th day of January, 2009.
Daniel Lopez, Chairman
Planning Commission
January 20, 2009
Paae 10 of 14
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 20th day of
January 2009, by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
Sheri Bermejo, Secretary
Planning Commission
January 20, 2009
Page 11 of 14
EXHIBIT "B"
CONDITIONAL USE PERMIT 08-09
4929 WALNUT GROVE AVENUE
(APN 5373-033-025)
CONDITIONS OF APPROVAL
January 20, 2009
1. Conditional Use Permit 08-09 is approved for establishment and operation of a
garment manufacturing facility, developed in accordance with the plans marked
Exhibit "C," dated December 22, 2008. Any revisions to the approved plans must
be resubmitted for review and approval by the Planning Division.
2. Approval of Conditional Use Permit 08-09 shall not take effect for any purpose
until the applicant has filed with the City of Rosemead a notarized affidavit stating
that he/she is aware of and accepts all of the conditions of approval as set forth
in the letter of approval and this list of conditions, within ten (10) days from the
Planning Commission approval date.
3. Conditional Use Permit 08-09 is approved for a period of six (6) months from the
Planning Commission approval date. The applicant shall initiate the proposed
use or request extension within 30-calender days before the expiration of the six
(6) month approval period. Otherwise, Conditional Use Permit 08-09 shall
become null and void.
4. The Planning Commission hereby authorizes the Planning Division to make or
approve minor modifications to the approved plans.
5. Conditional Use Permit 08-09 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 Conditional Use Permit 08-09.
6. 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.
Planning Commission
January 20, 2009
Page 12 of 14
7. 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.
8. The hours of operation shall be posted in the front window or door. The hours of
operation shall be limited to 8:00 a.m. to 6:00 p.m., Monday through Saturday.
The garment factory shall be closed on Sundays and all legal holidays.
9. No portion of the lot, outside of the building, shall be used for storage of any type,
unless designated and approved by the Planning Division. All trash and debris
shall be contained within approved trash enclosure(s).
10. 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. Prior to issuance of certificate of occupancy, all
requirements and appropriate licenses of the State of California shall be
complied with and maintained at all times.
11. All trash, rubbish and garbage receptacles shall be regularly cleaned, and
inspected and maintained in a clean, safe and sanitary condition.
12. The numbers of the address signs shall be at least six (6) inches tall with a
minimum character width of % inch, contrasting in color and easily visible at
driver's level from the street. The location, color and size of such sign shall be
subject to the approval of the City Planner.
13. The parking area, including handicapped spaces, shall be paved and re-painted
periodically to City standards to the satisfaction of the Planning Department. In
accordance with Chapter 17.84 of the Rosemead Municipal Code, all designated
parking venues shall be striped. Such striping shall be maintained in a clear,
visible, and orderly manner.
14. The parking space markers-including double striping, wheel stops, and
handicapped--shall be repainted periodically to city standards and to the
satisfaction of the Planning Department.
15. The applicant shall maintain a minimum clearance of five (5) feet (free of any
debris, storage, furniture, etc.) from any electrical/mechanical equipment and/or
emergency exits.
16. 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.
Planning Commission
January 20, 2009
Page 13 of 14
17. Conditions of approval listed on Exhibit "B" shall be copied directly onto final
development plans submitted to the Planning and Building Division for review.
18. Occupancy will not be granted until all improvements required by this approval
have been approved, completed and inspected by the appropriate department(s).
19. Prior to issuance of certificate of occupancy all existing trash doors shall be
improved by replacing old slats with new slats.
20. The applicant shall provide City staff with copies of the Public Health License
from the County of Los Angeles and Certificate of Registration from the California
Garment Manufacturing Industry prior to the issuance of occupancy permit.
21. The number of employees, including managers, shall be limited to thirty (30) on
any given shift.
22. Prior to the issuance of a Certificate of Occupancy, all landscape planters
requiring rehabilitation shall be improved with new, colorful and drought tolerant
shrubs, flowers and ground covers. All landscaped planters shall be maintained
with adequate landscaping and shall be maintained on a regular basis including
removal of weeds, trash and litter.
23. No bed sheets, pieces of garments, cardboard or curtains shall be permitted to
cover windows or entrances at any time. Any necessary screening material must
first be approved by the Planning Department before installation.
24. The applicant shall submit a sign plan to the Planning Department for review and
approval prior to the issuance of a building permit. Total wall sign area shall not
exceed two (2) square feet for each linear foot of building frontage. Window
signage shall not cover more than 15% of window area.
25. No open flame cooking device/hot plates shall be used on site to heat food.
26. City staff shall have access to the subject property at all times to monitor
compliance.
27. There shall be no new mechanical equipment located on the sides of the
building. All new ground level and roof top appurtenances and/or mechanical
equipment shall be adequately screened such that they are not visible from
adjacent properties.
28. 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.
29. Violation of the conditions of approval may result in a citation and/or initiation of
Planning Commission
January 20, 2009
Page 14 of 14
revocation proceedings.
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