PC - Item 3C - Conditional Use Permit 15-07 E M F ROSEMEAD PLANNING COMMISSION
9
STAFF REPORT
CIVIC PR DE
,rycc'PoRATED 959
TO: THE HONORABLE CHAIR AND MEMBERS OF THE PLANNING
COMMISSION
FROM: PLANNING DIVISION
DATE: APRIL 18, 2016
SUBJECT: CONDITIONAL USE PERMIT 15-07
8801 VALLEY BOULEVARD
Summary
Xiao Yong Chen, representing Rice Yummy Inc., has submitted a Conditional Use
Permit application requesting approval for a new On-Sale Beer and Wine (Type 41)
ABC license in conjunction with a bona fide public eating establishment, located at 8801
Valley Boulevard (APN: 5391-009-001). A Conditional Use Permit shall be required for
any business that sells alcoholic beverages for on-site or off-site consumption. The
subject site is located in the CBD/RC-MUDO/D (Central Business District with
Residential/Commercial Mixed-Use Development and Design Overlays) zone.
Environmental Determination
Section 15301 of the California Environmental Quality Act guidelines exempts projects
consisting of the operation, repair, maintenance, permitting, leasing, licensing, or minor
alteration of existing public or private structures, facilities, mechanical equipment, or
topographical features, involving negligible or no expansion of use beyond that existing
at the time of the lead agency's determination. Accordingly, Conditional Use Permit 15-
07 is classified as a Class 1 Categorical Exemption, pursuant to Section 15301 of
California Environmental Quality Act guidelines.
Staff Recommendation
It is recommended that the Planning Commission ADOPT Resolution No. 16-06 with
findings (Exhibit "A"), and APPROVE Conditional Use Permit 15-07, subject to the 33
conditions outlined in Attachment "A" attached hereto.
Property History and Description
The project site is located on the north side of Valley Boulevard, between Muscatel
Avenue and Ivar Avenue. According to the Los Angeles County Assessor's Office, the
project site consists of two (2) parcels, totaling approximately 4.56 acres of lot area.
I
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April 18,2016
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According to business license records, the effective date of the business license for the
subject restaurant, Rice Yummy, was March 16, 2015. The previous business, Sunday
@ Rosemead, was also a restaurant.
The Planning Commission has approved the following alcohol-related Conditional Use
Permits in the shopping center:
• March 21 . 2005
o CUP 05-993
o Business — Rosemead Supermarket
o Type 21 (Off-Sale General)
• June 4, 2007
o CUP 07-1093
o Business — Doug's Liquor
o Type 21 (Off-Sale General)
• August 4, 2008
o CUP 08-04
o Business — Thien An Bo 7 Mon Restaurant
o Type 41 (On-Sale Beer and Wine)
• June 15, 2009
o CUP 09-02 (CASE CLOSED)
o Business — Sunday @ Rosemead
o Type 41 (On-Sale Beer and Wine)
x$550, •
. 117-
: 71 r- _YI
.1 111
Front Elevation (Existing)
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April 18,2016
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Site and Surrounding Land Uses
The project site is designated in the General Plan as Mixed Use:
Residential/Commercial (30 du/ac; 3 stories) and on the Zoning Map as CBD/RC-
MUDO/D (Central Business District with Residential/Commercial Mixed-Use
Development and Design Overlays) zone. The site is surrounded by the following land
uses and zones:
North
General Plan Designation: Public Facilities
Zoning: R-1 (Single-Family Residential) and
R-2 (Light Multiple Residential)
Land Use: School
South
General Plan Designation: Mixed Use: Residential/Commercial (30 du/ac; 3 stories)
Zoning: CBD/RC-MUDO/D (Central Business District with
Residential/Commercial Mixed-Use Development and
Design Overlays)
Land Use: Library, City Hall, and Bank
East
General Plan Designation: Mixed Use: Residential/Commercial (30 du/ac; 3 stories)
and Medium Density Residential
Zoning: CBD/RC-MUDO/D (Central Business District with
Residential/Commercial Mixed-Use Development and
Design Overlays) and R-2 (Light Multiple Residential)
Land Use: Commercial and Residential
West
General Plan Designation: Commercial and Low Density Residential
Zoning: C-3/D (Medium Commercial with Design Overlay),
P (Automobile Parking), and
R-1 (Single-Family Residential)
Land Use: Commercial and Residential
Restaurant Operations
The applicant is currently operating a sit-down restaurant. The hours of operation are
from 10:30 a.m. to 10:00 p.m., daily. The applicant is requesting to serve alcohol from
11:00 a.m. to 10:00 p.m., daily. On the largest shift, the restaurant is operated by six (6)
employees. As indicated on the restaurant menu (Exhibit "D"), the restaurant serves a
full array of Shanghai Cuisine.
The Planning Division and Building Division have approved plans for a new 530 square
feet of outdoor dining area within the front patio area. As of April 13, 2016, the Building
Division has not issued building permits for the new outdoor dining area. Staff
recommends adding a condition of approval to limit the sale, possession, and
consumption of alcoholic beverage(s) to the indoor areas of the restaurant.
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April 18,2016
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California Department of Alcoholic Beverage Control and Public Safety Report
Staff has received a form from the California Department of Alcoholic Beverage Control
(ABC), which provides statistics pertaining to the licensing of alcohol. The number of on-
sale ABC licenses allowed in the subject census tract (No. 4322.02) is four (4).
Currently, the subject census tract has five (5) existing on-sale ABC licenses. According
to the California Department of Alcoholic Beverage Control, the subject census tract is
overconcentrated with on-sale licenses. Although the California Department of Alcoholic
Beverage Control has found the subject census tract to be overconcentrated with on-
sale licenses, the City of Rosemead can, as a policy, determine the clustering of such
uses to be appropriate.
According to the California Department of Alcoholic Beverage Control, the subject site is
located in a high crime reporting district (No. 0530), which is distinguished as a crime
reporting district with at least 20% greater number of reported crimes than the average
number of reported crimes, as determined from all crime reporting districts within the
jurisdiction of the local law enforcement agency. The California Department of Alcoholic
Beverage Control indicated that 120% of the average number of offenses is 103, while
the total number of offenses in the subject crime reporting district is 268.
After reviewing statistics pertaining to crime and calls for service related to the project
site and corresponding reporting districts from November 1, 2013 through November 1,
2015, the Chief of Police did not note any concerns associated with the proposed
project. However, the Chief of Police recommended the following conditions of approval:
• The restaurant shall maintain a 24-hour video surveillance recording system,
which includes coverage of the following areas:
o Patron and employee arrival and departure;
o Immediate and adjoining parking areas;
o Entire exterior perimeter; and
o Office and cashier areas.
• The video surveillance shall be stored for a minimum of 30 days and be made
available to law enforcement and code enforcement upon request.
• The parking lot and exterior of the business shall maintain good lighting during
hours of darkness.
• The restaurant shall install and maintain anti-graffiti paint and anti-etching film on
the windows of the restaurant building.
Municipal Code Requirements
According to Rosemead Municipal Code, Section 17.30.040(E)(1), a conditional use
permit, obtained pursuant to the provisions of Chapter 17.132 (Conditional Use
Permits), shall be required for any business that sells alcoholic beverages for on-site or
off-site consumption.
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April 18,2016
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Per Rosemead Municipal Code, Section 17.132.040, a Conditional Use Permit may be
issued only after a public hearing before the Planning Commission. The Planning
Commission shall also find that the establishment, maintenance, or operation of the use
so applied for will not, under the circumstances of the particular case, be detrimental to
the health, safety, peace, morals, comfort or general welfare of persons residing or
working in the neighborhood thereof, not be detrimental or injurious to the property and
improvements in the neighborhood or to the general welfare of the City. All of the
following findings shall be made by the Planning Commission in conjunction with the
approval of a Conditional Use Permit:
A. Approval of the application will not be incompatible or injurious to other properties
or land uses in the vicinity or create conditions materially detrimental to the public
health, safety, and general welfare.
Approval of the request for a new On-Sale Beer and Wine (Type 41) ABC license
in conjunction with a bona fide public eating establishment will not be
incompatible or injurious to the existing properties and land uses in the vicinity of
the subject restaurant. The existing restaurant use will continue to be the primary
land use of the location. Although the California Department of Alcoholic
Beverage Control has found the subject census tract to be overconcentrated with
on-sale licenses, the City of Rosemead can, as a policy, determine the clustering
of such uses to be appropriate. After reviewing statistics pertaining to crime and
calls for service related to the project site and corresponding reporting districts
from November 1, 2013 through November 1, 2015, the Chief of Police did not
note any concerns associated with the proposed project.
B. The use is consistent with the General Plan.
According to the City of Rosemead General Plan, Land Use Goal 2 aims to
expand opportunities for concentrated commercial and industrial uses that
contribute jobs and tax revenues to the community. The project site is located in
an established commercial corridor of Valley Boulevard.
C. The use is consistent with the provisions of this Zoning Code.
According to Section 17.30.040(E)(1) of the Rosemead Municipal Code, a
Conditional Use Permit is required for any business that sells alcoholic
beverages for on-site consumption, As conditioned, the project will be consistent
with the provisions of the Zoning Code.
D. Processing and approval of the permit application are in compliance with the
requirements of the California Environmental Quality Act.
Section 15301 of the California Environmental Quality Act guidelines exempts
projects consisting of the operation, repair, maintenance, permitting, leasing,
licensing, or minor alteration of existing public or private structures, facilities,
Planning Commission Meeting
April 18,2016
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mechanical equipment, or topographical features, involving negligible or no
expansion of use beyond that existing at the time of the lead agency's
determination. Accordingly, Conditional Use Permit 15-07 is classified as a Class
1 Categorical Exemption, pursuant to Section 15301 of California Environmental
Quality Act guidelines.
E. If development is provided for under the Conditional Use Permit, the project is
consistent with the goals and objectives of the applicable standards and Design
Guidelines in the overlying district.
The restaurant is existing and the applicant is not proposing any new
development in conjunction with the Conditional Use Permit.
Per Rosemead Municipal Code, Section 17.30.040(E)(2), prior to approval of a new or
modified permit for an alcohol sales establishment, the Planning Commission shall find
that the use is consistent with the purpose and intent of this section. This finding shall
be in addition to the findings required by Chapter 17.132 (Conditional Use Permits). In
making the required finding, the Planning Commission shall consider the following:
• The crime rate in the reporting district and adjacent reporting districts as
compared to other areas in the City.
• The numbers of alcohol-related calls for service, crimes, or arrests in the
reporting district and in adjacent reporting districts.
• The proximity of the establishment to residential zoning districts, day care
centers, hospitals, park and recreation facilities, places of worship, schools, other
similar uses, and any uses that attract minors.
• Whether or not the proposed modification will resolve any current objectable
conditions.
According to the California Department of Alcoholic Beverage Control, the subject site is
located in a high crime reporting district (No. 0530), which is distinguished as a crime
reporting district with at least 20% greater number of reported crimes than the average
number of reported crimes, as determined from all crime reporting districts within the
jurisdiction of the local law enforcement agency. The California Department of Alcoholic
Beverage Control indicated that 120% of the average number of offenses is 103, while
the total number of offenses in the subject crime reporting district is 268.
After reviewing statistics pertaining to crime and calls for service related to the project
site and corresponding reporting districts from November 1, 2013 through November 1,
2015, the Chief of Police did not note any concerns associated with the proposed
project. However, the Chief of Police has recommended conditions of approval, which
are included in Attachment "A".
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April 18,2016
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Reporting 0530 0531 0532 0533 0534
District
Alcohol- 19 14 34 50 18
Related
Crimes
The proximity of the establishment to sensitive land uses are illustrated in Exhibit "E".
Residential zoning districts are generally located to the rear of the commercial zoning
districts along Valley Boulevard.
The serving of beer and wine as an ancillary use to a full service dine-in restaurant will
not cause obstructions to pedestrian traffic, vehicular traffic. or parking. Regular
inspections by the State ABC and the Rosemead Public Safety Department will ensure
that the location is monitored and the serving of alcoholic beverages will not result in
interference with children on their way to school, shoppers using streets, or defacement
of surrounding properties. Restaurant staff will be trained on how to properly serve
alcohol, including but not limited to checking identification to avoid serving to minors and
being aware of intake levels of patrons.
The use is consistent and compatible with the existing commercial land uses in the
vicinity of the project site. The Conditions of Approval will mitigate any potential impacts
of the proposed project.
Public Notice Process
This item has been noticed through the regular agenda notification process, which
includes a 300-foot radius public hearing notice to fifty-four (54) property owners,
publication in the Rosemead Reader on April 7, 2016, and postings of the notice at the
six (6) public locations and on the subject site.
Prepared by: Submitted by:
ord
Cory Hall v Michelle Ramirez
Associate Planner Community Development Director
EXHIBITS:
A. Planning Commission Resolution 16-06
B. Site Plan and Floor Plan (Dated February 18, 2016)
C. Assessor Parcel Map (APN: 5391-009-001)
D. Rice Yummy Restaurant Menu
E. Sensitive Land Use Survey
F. State Alcohol Beverage Control Map
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April 18,2016
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EXHIBIT "A '
PC RESOLUTION 16-06
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
APPROVING CONDITIONAL USE PERMIT 15-07, PERMITTING A NEW
ON-SALE BEER AND WINE (TYPE 41) ABC LICENSE IN
CONJUNCTION WITH A BONA FIDE PUBLIC EATING
ESTABLISHMENT AT 8801 VALLEY BOULEVARD (APN: 5391-009-
001), IN THE CBD/RC-MUDO/D (CENTRAL BUSINESS DISTRICT WITH
RESIDENTIAUCOMMERCIAL MIXED-USE DEVELOPMENT AND
DESIGN OVERLAYS) ZONE.
WHEREAS, on October 19, 2015, Xiao Yong Chen, representing Rice Yummy
Inc., submitted a Conditional Use Permit application requesting approval for a new On-
Sale Beer and Wine (Type 41) ABC license in conjunction with a bona fide public eating
establishment, located at 8801 Valley Boulevard;
WHEREAS. 8801 Valley Boulevard is located in the CBD/RC-MUDO/D (Central
Business District with Residential/Commercial Mixed-Use Development and Design
Overlays) zone;
WHEREAS, Section 17.132.040 and 17.30.040(E)(2) of the Rosemead Municipal
Code provides the criteria for a Conditional Use Permit;
WHEREAS, Sections 65800 & 65900 of the California Government Code and
Section 17.132.040 of the Rosemead Municipal Code authorize the Planning
Commission to approve, conditionally approve, or deny Conditional Use Permit
applications;
WHEREAS, on April 7, 2016, fifty-four (54) notices were sent to property owners
within a 300-foot radius from the subject property, the notice was published in the
Rosemead Reader, and notices were posted in six (6) public locations and on site,
specifying the availability of the application, and the date, time, and location of the
public hearing for Conditional Use Permit 15-07;
WHEREAS, on April 18, 2016, the Planning Commission held a duly noticed and
advertised public hearing to receive oral and written testimony relative to Conditional
Use Permit 15-07; 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:
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April 18,2016
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SECTION 1. The Planning Commission HEREBY DETERMINES that Conditional
Use Permit 15-07 is classified as a Class 1 Categorical Exemption, pursuant to Section
15301 of California Environmental Quality Act guidelines. Section 15301 of the
California Environmental Quality Act guidelines exempts projects consisting of the
operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of
existing public or private structures, facilities, mechanical equipment, or topographical
features, involving negligible or no expansion of use beyond that existing at the time of
the lead agency's determination.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES
that facts do exist to justify approving Conditional Use Permit 15-07, in accordance with
Section 17.132.040 and 17.30.040(E)(2) of the Rosemead Municipal Code as follows:
A. Approval of the application will not be incompatible or injurious to other
properties or land uses in the vicinity or create conditions materially detrimental to the
public health, safety, and general welfare.
FINDING: Approval of the request for a new On-Sale Beer and Wine (Type 41)
ABC license in conjunction with a bona fide public eating establishment will not be
incompatible or injurious to the existing properties and land uses in the vicinity of the
subject restaurant. The existing restaurant use will continue to be the primary land use
of the location. Although the California Department of Alcoholic Beverage Control has
found the subject census tract to be overconcentrated with on-sale licenses, the City of
Rosemead can, as a policy, determine the clustering of such uses to be appropriate.
After reviewing statistics pertaining to crime and calls for service related to the project
site and corresponding reporting districts from November 1, 2013 through November 1,
2015, the Chief of Police did not note any concerns associated with the proposed
project.
B. The use is consistent with the General Plan.
FINDING: According to the City of Rosemead General Plan, Land Use Goal 2
aims to expand opportunities for concentrated commercial and industrial uses that
contribute jobs and tax revenues to the community. The project site is located in an
established commercial corridor of Valley Boulevard.
C. The use is consistent with the provisions of this Zoning Code.
FINDING: According to Section 17.30.040(E)(1) of the Rosemead Municipal
Code, a Conditional Use Permit is required for any business that sells alcoholic
beverages for on-site consumption. As conditioned, the project will be consistent with
the provisions of the Zoning Code.
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April 18,2016
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D. Processing and approval of the permit application are in compliance with
the requirements of the California Environmental Quality Act.
FINDING: Section 15301 of the California Environmental Quality Act guidelines
exempts projects consisting of the operation, repair, maintenance, permitting, leasing,
licensing, or minor alteration of existing public or private structures, facilities,
mechanical equipment, or topographical features, involving negligible or no expansion
of use beyond that existing at the time of the lead agency's determination. Accordingly,
Conditional Use Permit 15-07 is classified as a Class 1 Categorical Exemption.
pursuant to Section 15301 of California Environmental Quality Act guidelines.
E. If development is provided for under the Conditional Use Permit, the
project is consistent with the goals and objectives of the applicable standards and
Design Guidelines in the overlying district.
FINDING: The restaurant is existing and the applicant is not proposing any new
development in conjunction with the Conditional Use Permit.
F. The use is consistent with the purpose and intent of Section 17.30.040 of
the Rosemead Municipal Code. The Planning Commission shall consider the following:
• The crime rate in the reporting district and adjacent reporting districts as
compared to other areas in the City.
• The numbers of alcohol-related calls for service, crimes, or arrests in the
reporting district and in adjacent reporting districts.
• The proximity of the establishment to residential zoning districts, day care
centers, hospitals, park and recreation facilities, places of worship, schools, other
similar uses, and any uses that attract minors.
• Whether or not the proposed modification will resolve any current objectable
conditions.
FINDING: According to the California Department of Alcoholic Beverage Control,
the subject site is located in a high crime reporting district (No. 0530), which is
distinguished as a crime reporting district with at least 20% greater number of reported
crimes than the average number of reported crimes, as determined from all crime
reporting districts within the jurisdiction of the local law enforcement agency. The
California Department of Alcoholic Beverage Control indicated that 120% of the average
number of offenses is 103, while the total number of offenses in the subject crime
reporting district is 268.
After reviewing statistics pertaining to crime and calls for service related to the project
site and corresponding reporting districts from November 1, 2013 through November 1 ,
2015, the Chief of Police did not note any concerns associated with the proposed
project. However, the Chief of Police has recommended conditions of approval, which
are included in Attachment "A".
Planning Commission Meeting
April 18,2016
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Reporting 0530 0531 0532 0533 0534
District
Alcohol- 19 14 34 50 18
Related
Crimes
The proximity of the establishment to sensitive land uses are illustrated in Exhibit "E".
Residential zoning districts are generally located to the rear of the commercial zoning
districts along Valley Boulevard.
The serving of beer and wine as an ancillary use to a full service dine-in restaurant will
not cause obstructions to pedestrian traffic, vehicular traffic, or parking. Regular
inspections by the State ABC and the Rosemead Public Safety Department will ensure
that the location is monitored and the serving of alcoholic beverages will not result in
interference with children on their way to school, shoppers using streets, or defacement
of surrounding properties. Restaurant staff will be trained on how to properly serve
alcohol, including but not limited to checking identification to avoid serving to minors and
being aware of intake levels of patrons.
The use is consistent and compatible with the existing commercial land uses in the
vicinity of the project site. The Conditions of Approval will mitigate any potential impacts
of the proposed project.
SECTION 3. The Planning Commission HEREBY APPROVES Conditional Use
Permit 15-07 for a new on-sale beer and wine (Type 41) ABC license in conjunction with
a bona fide public eating establishment at 8801 Valley Boulevard, and subject to the
conditions listed in Attachment "A" attached hereto and incorporated herein by
reference.
SECTION 4. This action shall become final and effective ten (10) days after this
decision by the Planning Commission, unless within such time a written appeal is filed
with the City Clerk for consideration by the Rosemead City Council as provided in
Rosemead Municipal Code, Section 17.160.040 — Appeals of Decisions.
SECTION 5. This resolution is the result of an action taken by the Planning
Commission on April 18, 2016, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
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April 18,2016
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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 18th day of April, 2016.
John Tang, 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 18th day of
April, 2016, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Michelle Ramirez, Secretary
APPROVED AS TO FORM:
Gregory M. Murphy, Planning Commission Attorney
Burke, Williams & Sorensen, LLP
Planning Commission Meeting
April 18,2016
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ATTACHMENT "A"
(PC RESOLUTION 16-06)
CONDITIONAL USE PERMIT 15-07
8801 VALLEY BOULEVARD
(APN: 5391-009-001)
CONDITIONS OF APPROVAL
APRIL 18, 2016
Standard Conditions of Approvals
1. Conditional Use Permit 15-07 ("Project") is approved for a new on-sale beer and
wine (Type 41) ABC license in conjunction with a bona fide public eating
establishment at 8801 Valley Boulevard, in accordance with the plans marked
Exhibit "B", dated February 18, 2016. Any revisions to the approved plans must
be resubmitted for Planning Division review and, if satisfactory, approval.
2. The following conditions must be complied to the satisfaction of the Planning
Division prior to final approval of the associated plans, building permits,
occupancy permits, or any other appropriate request.
3. The conditions listed on this exhibit shall be copied directly onto any
development plans subsequently submitted to the Planning and Building
Divisions.
4. Approval of Project shall not take effect for any purpose until the applicant(s)
have filed with the City of Rosemead ("City") a notarized affidavit stating that
he/she is aware of and accepts all of the conditions of approval as set forth in the
letter of approval and this list of conditions within ten (10) days from the Planning
Commission approval date.
5. The on-site public hearing notice posting shall be removed by the end of the 10-
day appeal period of Project.
6. Project is approved for a period of one (1) year. The applicant(s) shall commence
the approved project or request an extension within 30 calendar days prior to
expiration. The one (1) year initial approval period shall be effective from the
Planning Commission approval date. For the purpose of this petition, project
commencement shall be defined as beginning the permitting process with the
Planning and Building Divisions, so long as the project is not abandoned. If
Project has been unused, abandoned, or discontinued for a period of one (1)
year, it shall become null and void.
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April 18,2016
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7. The Planning Commission hereby authorizes the Planning Division to make
and/or approve minor modifications to the project and to these conditions of
approval.
8. Project is granted or approved with the City and its Planning Commission and
City Council retaining and reserving the right and jurisdiction to review and to
modify the permit, including the conditions of approval based on changed
circumstances. Changed circumstances include, but are not limited to, the
modification of the use, a change in scope, emphasis, size, or nature of the use,
or the expansion, alteration, reconfiguration, or change of use. This reservation
of right to review is in addition to, and not in lieu of, the right of the City, its
Planning Commission, and City Council to review and revoke or modify any
permit granted or approved under the Rosemead Municipal Code for any
violations of the conditions imposed on Project.
9. The applicant(s) shall defend, indemnify, and hold harmless the City of
Rosemead or its agents, officers, and employees from any claim, action, or
proceeding against the City of Rosemead or its agents, officers, or employees to
attack, set side, void, or annul, an approval of the Planning Commission and/or
City Council concerning the project, which action is brought within the time period
provided by law.
10. The applicant(s) shall comply with all Federal, State, and local laws relative to the
approved use, including the requirements of the Planning, Building, Fire, Sheriff,
and Health Departments.
11. Building permits will not be issued in connection with any project until such time
as all plan check fees and all other applicable fees are paid in full. Prior to
issuance of building permits, any required school fees shall be paid. The
applicant shall provide the City with written verification of compliance from the
applicable school districts.
12. The numbers of the address signs shall be at least six (6) inches tall with a
minimum character width of 3/4 inch, contrasting in color and easily visible at
driver's level from the street. Materials, colors, location, and size of such address
numbers shall be approved by the Community Development Director, or his/her
designee, prior to installation.
13. The hours of construction shall be limited from 7:00 a.m. to 8:00 p.m., Monday
through Saturday. No construction shall take place on Sundays or on any federal
holiday, without prior approval by the City. The applicant shall abide by the noise
control sections of the Rosemead Municipal Code.
14. The Building Division, Planning Division, and Engineering Division shall have
access to the project site at any time during construction to monitor progress.
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April 18,2016
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15. All requirements of the Building and Safety Division, Planning Division, and
Engineering Division shall be complied with prior to the final approval of the
proposed construction.
16. All ground 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. Violations of the conditions of approval may result in citation and/or initiation of
revocation proceedings.
Project Specific Conditions of Approval
18. The site shall be maintained in a graffiti-free state. Any new graffiti shall be
removed within twenty-four (24) hours.
19. The site shall be maintained in a clean, weed and litter-free state, in accordance
with the Rosemead Municipal Code Sections pertaining to the storage,
accumulation, collection, and disposal of garbage, rubbish, trash, and debris.
20. Any proposed signage shall be submitted to the Planning Division for review and
approval. All proposed signage shall comply with the Rosemead Municipal Code.
Window signs shall not cover more than 15% of window and glass door areas.
All banners and temporary signs shall be permitted by the Rosemead Planning
Division prior to installation.
21 . The sale of alcoholic beverages shall be incidental to the sales of food. No
lounge area may be constructed without prior approval by the Planning
Commission. All requirements and appropriate licenses of the State of California
and California State Department of Alcohol Beverage Control shall be complied
with and maintained at all times. No alcohol shall be sold for the purpose of off-
site consumption. Conditional Use Permit 15-07 is for an On-Sale Beer and
Wine (Type 41) ABC license in conjunction with a bona fide public eating
establishment only.
22. There shall be no dancing, live music, or other live entertainment permitted at the
subject restaurant without prior approval of an entertainment permit through the
City of Rosemead, subject to the Rosemead Municipal Code.
23. Interior lighting shall be maintained at an illumination level that is typical and
appropriate for a family restaurant.
24. A current letter grade issued to the business by the LA County Department of
Health Services shall be properly posted at the restaurant in compliance with the
LA County Department of Health Services requirements.
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April 18,2016
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25. The applicant 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.
26. The hours of operation shall be posted in the front window or door. Hours of
operation shall be limited to 10:30 a.m. through 10:00 p.m., daily. The Planning
Commission hereby authorizes the Chief of Police to modify the hours of alcohol
sales during those hours if it becomes detrimental to the public health, safety,
and general welfare of the City.
27. No advertisements or illuminated signs shall be displayed that are visible from
the exterior of the restaurant which advertises alcoholic beverages. No karaoke-
type machine shall be located in this restaurant without prior approval by the
Rosemead Planning Division and subject to the Rosemead Municipal Code.
28. If warranted on the basis of the City of Rosemead Public Safety or Los Angeles
County Sheriff's Department incident reports, the City shall have the right to
require additional security measures.
29. The sale, possession, and consumption of alcoholic beverage(s) shall be limited
to the indoor areas of the restaurant.
Chief of Police Conditions of Approval
30. The restaurant shall maintain a 24-hour video surveillance recording system,
which includes coverage of the following areas:
a. Patron and employee arrival and departure;
b. Immediate and adjoining parking areas;
c. Entire exterior perimeter; and
d. Office and cashier areas.
31 . The video surveillance shall be stored for a minimum of 30 days and be made
available to law enforcement and code enforcement upon request.
32. The parking lot and exterior of the business shall maintain good lighting during
hours of darkness.
33. The restaurant shall install and maintain anti-graffiti paint and anti-etching film on
the windows of the restaurant building.
Planning Commission Meeting
April 18,2016
Page 17 of 22
EXHIBIT "C"
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Planning Commission Meeting
April 18,2016
Page 18 of 22
fa • thir;MI Boodle & Pastry .
143 ERW/iIati., (BE)
Shanghainese Pork Mini Buns 5.99
144 Ir17i\R'!� (4f) '`
Beef Buns 5.99
145 g81)1(1E) r
Salt&Pepper Green Onion Pancake . 2.99
146 ;' Ia$s(12§)
Yummy Wonton in Soup 7.99 4—_
147 _trV ON° .Mf
Shanghai Style Chow Mein or Rice Cake 6.99 i
148aV7d'P` •
Noodles with Diced Pork in Chili Sauce 6.99 Rice 1 T 149
Noodles with Shredded Pork and Preserved Vegetable 6.99 AUTHENTIC SHANGHAI CUISINE
150 $.1-0#(awl c+
Meat Dumplings in Spicy Sauce 6.99 ;f • CI t ±. i$ l ] Q t rv,C
151 11( (1O®)
Pan Fried Wonton 6.99
152 . a*f til (1 ill
Com Pancake 7.99 Dine In • To Go
153 A VXIm 74.; N_NAVE
Vegetarian Rice Cake or Vegetarian Soup Noodle 7.99
or Vegetarian Chow Mein
154 ZYggiTi
Seafood Pan Fried Noodle 9.99 Open 7 Days
155 4 girl_
Sea Cucumber Noodles 9.99 11:00 am - 10:00 pm
156 kgIt.,15
Potherb Mustard Yellow Croaker Noodles 7.99
157 51P
Sesame Paste Noodle 6.99
158 _* M Tel: (626) 872-0491
Deep Fried Corn Coated Leek Dumplings l3l3pcs.3.99 Fax: (%; ;\ R'72-0492
(Extra piece for 51) (7 ipcs.)7.99 • sr
159 - s-e(3t )
Spring Rolls Stuffed with Three Delicacies 3.99 8801 Va i I ey Blvd
160 ( I$
Noodles Mixed with Scallion,Dried Shelled Shrimp, 5.99 Rosemead, CA 91770
Oil and Soy Sauce
at 1 n Dessert
161 it'I�°.+.iY,FlE a f\
Small Glutinous Rice Ball in Rice Wine and NI Small)6.99
Mission Dr
Red Bean Soup (X Large)9.99 5 -----
162 nxi-:P v > '. .
Ginko and White Fungus in Taro Paste 6.99 0 `•'�' — R'r a
163 J1 42E(£ m,MSD (frEPer person) L) VoileyB1 s 10i' ,--:- .4"''-'1--':"i E
Papaya Stew Forest Frog 9.99 o
164 zEa
Steamed Sponge Cake Stuffed with Jujube Paste (1/3 pcs.) 1.99
(Order ln advance) (Whole)5.99 10
165 )LL J NI .
Minced Red Bean Pancake . 5.99 Exhibit D
ILA' -f Hot&Spicy
Items and prices subject to change without notice.
Planning Commission Meeting
April 18,2016
Page 19 of 22
, a Cold Dish 24 gi,g
Fresh&Salted Pork with Bamboo Shoot Soup 13.99
1 Apr-4mm 25 MIFF .2
Jelly Fish with Sauce 7.99 Spinach&Pork Liver Soup 6.99
2 *Mgr* 26 MPg12 i14-6R) 18.99
•Sweet and Sour Spare Ribs 5.99 Crab Meat with Fish Maw Soup
3 grnf11m1•f . 27 11li7 A.A' B14-6L)
Shredded Tripe in Chili Sauce 5.99 Spare Ribs&Mountain Yam Stew Soup 12-99'
28 A f' Atli
4 agm-itl Double Boiled Black Chicken Soup 4.50
Pork Kidney with Sesame Sauce 7.99 �, s
29 ,„ . ; (ffi8EiJt )
5 0 7� / Fish Head Soup in Clay Pot(Red Soup or White Soup) 16.99
Steamed thicken with Chili Sauce 7.99
6 i 4a
Chicken Cooked in Wine 5.99 Agfi7R}7�
•X !'louse Special
7 F1.5tV4P,I
Kalimeris Indica with Chicken Sauce 7.99 30 ifigt56-
Braised Jumbo Sea Cucumber with Shrimp Roe 22.99
8 $tAA
Spicy Smoked fish 11.99 31 MCMIRG
Stir Fried Shrimp and Pig's Kidney 11.99
9 gl'8/Jciifli 32
Chinese Pickled Cucumber 5.99 House Special Free Range Steamed Chicken(=:_,F;Hait)10.99
10 nnxf. ckRwhole)1999
Spicy Cabbage 4.99 33 16 NJ 01tr-2
11 lAtat§n House Special Braised Beef Shank 9.99
Cold Celery • 4.99 34 1.1tFUAgIt(6 4)
12 %R�a$
Shredded Pork with Pancake 9.99
Cold Black Fungus 6.99 35 alman J
13 82151,K Fish Filets in Hot Chili&Green Pepper 9.99
Salted Turnip Stick in Soy Sauce 5.99 36 1613jMR #k1f
14 .t, t House Special Stuffed Pepper 11.99
Veggie chicken(cold plate) 6.99 37 ANgig.va I
Steamed Fish Head with Chopped Chili 19.99
38 9fAIMA
House Special Red Cooked Pork Meat 8.99
M Soul)
15 EJ EMt reheat
House Special Whole Cnicken and Ham Soup 28.99
16 4. AAg • W A Chicken,Duck and Frog
Ningbo Braised Croaker Soup 22.99 .
17 NItigM t.1 39 e.VA
Sauteed Chicken&Pork Tripe in Hotpot 12.99 Steamed Chicken with Scallion MR Half)12.99
(Si Whole)23.99
18 6M1111R e)4-6l)
Salted Pork in Winter Melon and Bamboo Shoot Soup 10.99 40 i5J [3
_
thicken Wings with Coca-Cola 11.99
W
19 AR/42RE 51461) 415'�i}
Pork Tofu with Shepherd's Puree Soup 6.99
Salted Fish and Diced Chicken with Vermicelli 8.99
20 = D M 42 K
Three Fresh DeI(cades in Casserole 14.99 Yummy Chicken 8.99
•
21 KFnn 6t4611)J 43 4 .
Spicy&Sour Soup 699 Tea Smoked Duck (41P Half)14.99
22 ilifFS Mit Will) (i-tR Whole)28.99
Mini Fujian's Monk Jump Dish 999 44 JlG( A#1`)
23 '7c1 Braised EightTreasure Duck(Order in advance) 36.00
Shanghainese Stewed Duck with Bamboo Shoot Soup 24.99 45 7,l'A m m m f
Tasty Frogs 16.99
46 AMMO
Copy Right«2015 FONG'S Graphics&Panting•All Rights Reserved•1-800-506.1269 Griddle Cooked Frog 12.99
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Planning Commission Meeting
April 18,2016
Page 20 of 22
4-'4- * Beef,Fork&Lamb ig Iff Seafood
47 gRi lT J r ' m Sec Cucumber a Fish
Kung Pao Chicken or Beef 6.99
48 EgfM'AftZ4 70 itMit#1
Chickren or Beef with String Bean 7.99 Mushroom with Sea Cucumber 18.99
49 ;1 .: 71 EORI
Beef with Barbecue Sauce 8.99 Sea Cucumber in Brown Sauce 18.99
72 nq
50 Et 5.7.E Braised Jumbo Sea Cucumb with Shrimp Roe 22.99
Shredded Rib Eye with Sour Vegetable 16.99 �
73 r�.,.}
51 : A ttJUf11 Fried Fish Filets with Sheperd's Purse 8.99
Filet Mignon Cubes Beef French Style 16.99 74 o iI§Ug J
52 r i Sauteed Fish Filet with Soybean Paste 8.99
Braised Mushroom with Beef 12.99 75 1 `)Ak`i
Fish Filet with Vegetable 7.99
53 2: f3 a 1 76 .EMEn
Black Pepper Beef Short Rib 9.99 Pan Fried Codfish with Garlic 18.99
54 f%Pi. M m #g l 77 o fst �`,
Shredded Beef with Chinese Celery or Hot Chili 12.99 Deep Fried Fish Fillet with Liver Moss 9.99
55 EI4E12- 78 4Vg
Prime Beef with Scallion 14.99 Deep Fried Whole Fish in Sweet&Sour Sauce 17.99
56 �c 1k`')ftt I 79 Pan Fried Cod Fish in Soy Sauce 8.99
Beef Tripe with Chili 10.99 _ ,
80 ,L,..
57 W3F�PI) Deep Fried Ribbon Fish 9.99
Beef Tripe with Sour Cabbage 9.99 81 'IC-tl.i7}
58 _t%t/j1�') Braised Fish Tail 13.99
Shredded Pork Shanghai Style 9.99 82 :I ,`-t.ag
Stewed Black Cod in Brown Sauce f3 I&Seasonal Price
59 AREA
Braised Pork with Fermented Red Beancurd 16.99 83 #IA/73�
Braised Yellow Croaker 22.99
60 'A§141 84 Maid
Shredded Pork in Spicy Sweet&Sour Sauce 799 Sauteed Fish Filet with Rice Wine Sauce 8.99
61 Fstat l
Sauteed Slice Pork liver with Green Garlic 7.99 A'O,gi, Shrimp&Squid
62 hTi VT A
Shanghainese Pork Chop Cutlets 9.99 85 i fi17.1 C
Pan-Fried Shrimps 12.99
63 If115 86 o5°Cf-1
Braised Meat Ball in Brown Sauce 9.99 Kung Pao Shrimp 11.99
64 i1I'4 g I 87 s ;r
Eight Hot Delicacy Ingredients 12.99 Shrimp with Scrambled Egg 8.50
65 Zt% li 88 iw71t'J f
Sauteed Preserved Meat with Green Garlic 11.99 Shrimp with Asparagus 12.99
66 icl 89 Thai Style Sauteed Shrimps with Curry 13.99
House Special Pig Feet 12.99 90 fOT; fn n J
67 Kn ro gs Szechuan Style Sauteed Diced Chicken and Prawns 11.99
Pork Hock in Brown Sauce 19.99 with Chili and Pepper
68 Z?f P 1 91 4ilx J
Lamb with Cumin 13.99 Shrimp with Spicy Salt 12.99
69 = 92 ` MTEP C
Shanghai Style Stir Fried Prawns 12.99
Lamb with Scallion 13.99 93 =4g3f
Pan Fried Prawns with Butter and Black Pepper 12.99
94 E 612I01NJ
1 Hot&Spicy Yummy Fried Whole Prawn 9.99
Items and prices subject to change without notice. 95 EN *I I
Fried Squid Served in Iron Panel 8.99
96 tY iti4.1-i J
Crispy Squid with pepper&salt 7.99
97 f$; M
Te I• (626) 872-0491 Jelly Fish Head with Green Onion 15.99
Planning Commission Meeting
April 18,2016
Page 21 of 22
Seafood bk M Vegetables
14 't Crab 113 c1 u�
• Sauteed Snow Pea Leaf with Superior Soup or Garlic 13.99
102 114 is£'� ffi i1U
Crab with Rice Cake Shanghai Style IM Ott Seasonal Price Tong Choy in Garlic or Spicy Bean Curd Sauce 8.99
115 ,0°IGtatti?e
103 RMI A N(-01/ Broccoli with Minced Garlic or Superior Soup 7.99
Sauteed Crab with Black Pepper gin Seasonal Price 116 A:OgIX
104 M17.14§%1 l-F Sauteed Chinese Lettuce with Garlic 7.99
Crab with Fresh Mushroom gtR Seasonal Price 117 gP)A 7
105 EA Me/ B Sauteed A Choy with Garlic 8.99
Fried Crab in House Special Spicy Soup Q Seasonal Price 118 ES 6'153
Dry Fried String Bean 6.99
106 kl3gritg ltd#rmErtliMll 119 T 1lfi•31U /
Braised Blue Crab with Soy Paste MR Seasonal?rice Dry Fried Shredded Cabbage 7.99
(Vermicelli/Gingers&Scallion/Curry) 120 ±1361s2
Pan Fried Potato and String Bean 7.99
i lC 121 51311'1 7
_ Stewed Bamboo Shoots with Soy Sauce 8.99
1 NI 3 ��� �_� 122 >�Mt��/
{ R2� Potato with Green Pepper 7.99
• j r��ll T r,A sg( oT) 123 Piddedd Potherb Mustard with Tofu Skin 7.99
• igi A€ E9{N 124 NT-LE-REM
Omelet with Soy Bean,Salted and Dried Radish 10.99
( 1 ' E ) 125 of T /
Kung Pao Preserved Egg 8.99
• A#1 rD0E*O. (for) MO 126 1-M.41-h%
• n il Shanghainese Assorted Vegetarian Delicacies 8.99
127 N71C2g
• q 7J gi &4 0 Steamed Pea Leaf in Supreme Soup (M' per person)2.99
?? TT i 128 OIll,Z 3to
• `*q E I•;C M Sauteed Luffa and Needle Mushroom 7.99
/,3 7i�-�II 129 {Cfr.1��3
• ; ' 7�1l1 iI Pr}10 Braised Baby Cabbage in Broth 7.99
;�r 130 �n-a-t-
k • 8 7.. ' {}�? M(� Sauteed Asparagus and Mushroom 8.99
• 7.1 /g (TWa1) l4S 131 HouseSpc3
House Special Abalone Mushroom 12.99
;� 132 IINBS
• 1'Z 87}<X i Efill Pumpkin with Fresh Lily 11.99
(Ein • 77.g ' t��) 133 ±Z 11.t,10
,10J
Shanghai Special Gluten 11.99
•
134 ir'A 0 84 a
PA J A . A*5k Sauteed Seasonal Vegetable Il8i Seasonal Price
Al - -- , 2§ IR Rice
135 Af3-EPIA-
R i1 Bean Curd Steamed Rice with Salted Pork&Vegetable in Hot Pot 7.99
136 Egl 8J 1&
107 WrAIE TIN Salted Fish and Diced Chicken Fried Rice 8.99
Bean Curd with Mushroom in Superior Soup 9.99 137 10T1.1-9-214gE
Beef or Chicken Fried Rice 7.99
108 138
He Nan Stie Bean Curd 8.99
Shrimmp p Fried ied Rice 9.99
109 FARE J 139 ; •t>
Ma Po's Bean Curd 6.99 Sea Cucumber w ith Rice in Stone Pot 9.99
110 M'rgiBRIA 140 a53A'Of+'•
Salted Fish and Chicken with Bean Curd Hot Pot 8.99 Fried Rice with Soy Sauce 5.99
111 1n)1I$+iF 141 ;TWEE
Boiled Yangzhou Dry Bean Curd Slices 9.99 Shanghai Style Rice in Shredded Vegetable and 7.99
Seafood Soup
112 XII> Ai°A-:'. 142 Aft .
•
Steamed Sliced Salted Pork with Bean Curd 8.99 Vegetarain Fried Rice 7.99
Planning Commission Meeting
April 18,2016
Page 22 of 22
EXHIBIT "E"
Sensitive Land Use Survey
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ROSEMEAD PLANNIN'9 CIVIC PRIDE,ryCDRPORATEO,09
T THE HONORABLE CHAIR AND MEMBERS OF
COMMISSION
FROM: PLANNING DIVISION
DATE: APRIL 18, 2016
SUBJECT: CONDITIONAL USE PERMIT 15-07
8801 VALLEY BOULEVARD
Summary
Xiao Yong Chen, representing Rice Yummy Inc., has submitted a Conditional Use
Permit application requesting approval for a new On-Sale Beer and Wine (Type 41)
ABC license in conjunction with a bona fide public eating establishment, located at 8801
Valley Boulevard (APN: 5391-009-001). A Conditional Use Permit shall be required for
any business that sells alcoholic beverages for on-site or off-site consumption. The
subject site is located in the CBD/RC-MUDO/D (Central Business District with
Residential/Commercial Mixed-Use Development and Design Overlays) zone.
Environmental Determination
Section 15301 of the California Environmental Quality Act guidelines exempts projects
consisting of the operation, repair, maintenance, permitting, leasing, licensing, or minor
alteration of existing public or private structures, facilities, mechanical equipment, or
topographical features, involving negligible or no expansion of use beyond that existing
at the time of the lead agency's determination. Accordingly, Conditional Use Permit 15-
07 is classified as a Class 1 Categorical Exemption, pursuant to Section 15301 of
California Environmental Quality Act guidelines.
Staff Recommendation
It is recommended that the Planning Commission ADOPT Resolution No. 16-06 with
findings (Exhibit "A"), and APPROVE Conditional Use Permit 15-07, subject to the 33
conditions outlined in Attachment "A" attached hereto.
Property History and Description
The project site is located on the north side of Valley Boulevard, between Muscatel
Avenue and Ivar Avenue. According to the Los Angeles County Assessor's Office, the
project site consists of two (2) parcels, totaling approximately 4.56 acres of lot area.
Planning Commission Meeting
April 18,2016
Page 2 of 22
According to business license records, the effective date of the business license for the
subject restaurant, Rice Yummy, was March 16, 2015. The previous business, Sunday
@ Rosemead, was also a restaurant.
The Planning Commission has approved the following alcohol-related Conditional Use
Permits in the shopping center:
• March 21 . 2005
o CUP 05-993
o Business — Rosemead Supermarket
o Type 21 (Off-Sale General)
• June 4, 2007
o CUP 07-1093
o Business — Doug's Liquor
o Type 21 (Off-Sale General)
• August 4, 2008
o CUP 08-04
o Business — Thien An Bo 7 Mon Restaurant
o Type 41 (On-Sale Beer and Wine)
• June 15, 2009
o CUP 09-02 (CASE CLOSED)
o Business — Sunday @ Rosemead
o Type 41 (On-Sale Beer and Wine)
ia. •
Aript
1
1------ - ---
44 yyi
,ti loci 1 i or iilGiu
Front Elevation (Existing)
Planning Commission Meeting
April 18,2016
Page 3 of 22
Site and Surrounding Land Uses
The project site is designated in the General Plan as Mixed Use:
Residential/Commercial (30 du/ac; 3 stories) and on the Zoning Map as CBD/RC-
MUDO/D (Central Business District with Residential/Commercial Mixed-Use
Development and Design Overlays) zone. The site is surrounded by the following land
uses and zones:
North
General Plan Designation: Public Facilities
Zoning: R-1 (Single-Family Residential) and
R-2 (Light Multiple Residential)
Land Use: School
South
General Plan Designation: Mixed Use: Residential/Commercial (30 du/ac; 3 stories)
Zoning: CBD/RC-MUDO/D (Central Business District with
Residential/Commercial Mixed-Use Development and
Design Overlays)
Land Use: Library, City Hall, and Bank
East
General Plan Designation: Mixed Use: Residential/Commercial (30 du/ac; 3 stories)
and Medium Density Residential
Zoning: CBD/RC-MUDO/D (Central Business District with
Residential/Commercial Mixed-Use Development and
Design Overlays) and R-2 (Light Multiple Residential)
Land Use: Commercial and Residential
West
General Plan Designation: Commercial and Low Density Residential
Zoning: C-3/D (Medium Commercial with Design Overlay),
P (Automobile Parking), and
R-1 (Single-Family Residential)
Land Use: Commercial and Residential
Restaurant Operations
The applicant is currently operating a sit-down restaurant. The hours of operation are
from 10:30 a.m. to 10:00 p.m., daily. The applicant is requesting to serve alcohol from
11:00 a.m. to 10:00 p.m., daily. On the largest shift, the restaurant is operated by six (6)
employees. As indicated on the restaurant menu (Exhibit "D"), the restaurant serves a
full array of Shanghai Cuisine.
The Planning Division and Building Division have approved plans for a new 530 square
feet of outdoor dining area within the front patio area. As of April 13, 2016, the Building
Division has not issued building permits for the new outdoor dining area. Staff
recommends adding a condition of approval to limit the sale, possession, and
consumption of alcoholic beverage(s) to the indoor areas of the restaurant.
Planning Commission Meeting
April 18,2016
Page 4 of 22
California Department of Alcoholic Beverage Control and Public Safety Report
Staff has received a form from the California Department of Alcoholic Beverage Control
(ABC), which provides statistics pertaining to the licensing of alcohol. The number of on-
sale ABC licenses allowed in the subject census tract (No. 4322.02) is four (4).
Currently, the subject census tract has five (5) existing on-sale ABC licenses. According
to the California Department of Alcoholic Beverage Control, the subject census tract is
overconcentrated with on-sale licenses. Although the California Department of Alcoholic
Beverage Control has found the subject census tract to be overconcentrated with on-
sale licenses, the City of Rosemead can, as a policy, determine the clustering of such
uses to be appropriate.
According to the California Department of Alcoholic Beverage Control, the subject site is
located in a high crime reporting district (No. 0530), which is distinguished as a crime
reporting district with at least 20% greater number of reported crimes than the average
number of reported crimes, as determined from all crime reporting districts within the
jurisdiction of the local law enforcement agency. The California Department of Alcoholic
Beverage Control indicated that 120% of the average number of offenses is 103, while
the total number of offenses in the subject crime reporting district is 268.
After reviewing statistics pertaining to crime and calls for service related to the project
site and corresponding reporting districts from November 1, 2013 through November 1,
2015, the Chief of Police did not note any concerns associated with the proposed
project. However, the Chief of Police recommended the following conditions of approval:
• The restaurant shall maintain a 24-hour video surveillance recording system,
which includes coverage of the following areas:
o Patron and employee arrival and departure;
o Immediate and adjoining parking areas;
o Entire exterior perimeter; and
o Office and cashier areas.
• The video surveillance shall be stored for a minimum of 30 days and be made
available to law enforcement and code enforcement upon request.
• The parking lot and exterior of the business shall maintain good lighting during
hours of darkness.
• The restaurant shall install and maintain anti-graffiti paint and anti-etching film on
the windows of the restaurant building.
Municipal Code Requirements
According to Rosemead Municipal Code, Section 17.30.040(E)(1), a conditional use
permit, obtained pursuant to the provisions of Chapter 17.132 (Conditional Use
Permits), shall be required for any business that sells alcoholic beverages for on-site or
off-site consumption.
Planning Commission Meeting
April 18,2016
Page 5 of 22
Per Rosemead Municipal Code, Section 17.132.040, a Conditional Use Permit may be
issued only after a public hearing before the Planning Commission. The Planning
Commission shall also find that the establishment, maintenance, or operation of the use
so applied for will not, under the circumstances of the particular case, be detrimental to
the health, safety, peace, morals, comfort or general welfare of persons residing or
working in the neighborhood thereof, not be detrimental or injurious to the property and
improvements in the neighborhood or to the general welfare of the City. All of the
following findings shall be made by the Planning Commission in conjunction with the
approval of a Conditional Use Permit:
A. Approval of the application will not be incompatible or injurious to other properties
or land uses in the vicinity or create conditions materially detrimental to the public
health, safety, and general welfare.
Approval of the request for a new On-Sale Beer and Wine (Type 41) ABC license
in conjunction with a bona fide public eating establishment will not be
incompatible or injurious to the existing properties and land uses in the vicinity of
the subject restaurant. The existing restaurant use will continue to be the primary
land use of the location. Although the California Department of Alcoholic
Beverage Control has found the subject census tract to be overconcentrated with
on-sale licenses, the City of Rosemead can, as a policy, determine the clustering
of such uses to be appropriate. After reviewing statistics pertaining to crime and
calls for service related to the project site and corresponding reporting districts
from November 1, 2013 through November 1, 2015, the Chief of Police did not
note any concerns associated with the proposed project.
B. The use is consistent with the General Plan.
According to the City of Rosemead General Plan, Land Use Goal 2 aims to
expand opportunities for concentrated commercial and industrial uses that
contribute jobs and tax revenues to the community. The project site is located in
an established commercial corridor of Valley Boulevard.
C. The use is consistent with the provisions of this Zoning Code.
According to Section 17.30.040(E)(1) of the Rosemead Municipal Code, a
Conditional Use Permit is required for any business that sells alcoholic
beverages for on-site consumption. As conditioned, the project will be consistent
with the provisions of the Zoning Code.
D. Processing and approval of the permit application are in compliance with the
requirements of the California Environmental Quality Act.
Section 15301 of the California Environmental Quality Act guidelines exempts
projects consisting of the operation, repair, maintenance, permitting, leasing,
licensing, or minor alteration of existing public or private structures, facilities,
Planning Commission Meeting
April 18,2016
Page 6 of 22
mechanical equipment, or topographical features, involving negligible or no
expansion of use beyond that existing at the time of the lead agency's
determination. Accordingly, Conditional Use Permit 15-07 is classified as a Class
1 Categorical Exemption, pursuant to Section 15301 of California Environmental
Quality Act guidelines.
E. If development is provided for under the Conditional Use Permit, the project is
consistent with the goals and objectives of the applicable standards and Design
Guidelines in the overlying district.
The restaurant is existing and the applicant is not proposing any new
development in conjunction with the Conditional Use Permit.
Per Rosemead Municipal Code, Section 17.30.040(E)(2), prior to approval of a new or
modified permit for an alcohol sales establishment, the Planning Commission shall find
that the use is consistent with the purpose and intent of this section. This finding shall
be in addition to the findings required by Chapter 17.132 (Conditional Use Permits). In
making the required finding, the Planning Commission shall consider the following:
• The crime rate in the reporting district and adjacent reporting districts as
compared to other areas in the City.
• The numbers of alcohol-related calls for service, crimes, or arrests in the
reporting district and in adjacent reporting districts.
• The proximity of the establishment to residential zoning districts, day care
centers, hospitals, park and recreation facilities, places of worship, schools, other
similar uses, and any uses that attract minors.
• Whether or not the proposed modification will resolve any current objectable
conditions.
According to the California Department of Alcoholic Beverage Control, the subject site is
located in a high crime reporting district (No. 0530), which is distinguished as a crime
reporting district with at least 20% greater number of reported crimes than the average
number of reported crimes, as determined from all crime reporting districts within the
jurisdiction of the local law enforcement agency. The California Department of Alcoholic
Beverage Control indicated that 120% of the average number of offenses is 103, while
the total number of offenses in the subject crime reporting district is 268.
After reviewing statistics pertaining to crime and calls for service related to the project
site and corresponding reporting districts from November 1, 2013 through November 1,
2015, the Chief of Police did not note any concerns associated with the proposed
project. However, the Chief of Police has recommended conditions of approval, which
are included in Attachment "A".
Planning Commission Meeting
April 18,2016
Page 7 of 22
Reporting 0530 0531 0532 0533 0534
District
Alcohol- 19 14 34 50 18
Related
Crimes
The proximity of the establishment to sensitive land uses are illustrated in Exhibit "E".
Residential zoning districts are generally located to the rear of the commercial zoning
districts along Valley Boulevard.
The serving of beer and wine as an ancillary use to a full service dine-in restaurant will
not cause obstructions to pedestrian traffic, vehicular traffic, or parking. Regular
inspections by the State ABC and the Rosemead Public Safety Department will ensure
that the location is monitored and the serving of alcoholic beverages will not result in
interference with children on their way to school, shoppers using streets, or defacement
of surrounding properties. Restaurant staff will be trained on how to properly serve
alcohol, including but not limited to checking identification to avoid serving to minors and
being aware of intake levels of patrons.
The use is consistent and compatible with the existing commercial land uses in the
vicinity of the project site. The Conditions of Approval will mitigate any potential impacts
of the proposed project.
Public Notice Process
This item has been noticed through the regular agenda notification process, which
includes a 300-foot radius public hearing notice to fifty-four (54) property owners,
publication in the Rosemead Reader on April 7, 2016, and postings of the notice at the
six (6) public locations and on the subject site.
Prepared by: Submitted by:
r--i/��1- Lutdioeialta.
Cory Ha Michelle Ramirez
Associate Planner Community Development Director
EXHIBITS:
A. Planning Commission Resolution 16-06
B. Site Plan and Floor Plan (Dated February 18, 2016)
C. Assessor Parcel Map (APN: 5391-009-001)
D. Rice Yummy Restaurant Menu
E. Sensitive Land Use Survey
F. State Alcohol Beverage Control Map
Planning Commission Meeting
April 18,2016
Page 8 of 22
EXHIBIT "A"
PC RESOLUTION 16-06
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
APPROVING CONDITIONAL USE PERMIT 15-07, PERMITTING A NEW
ON-SALE BEER AND WINE (TYPE 41) ABC LICENSE IN
CONJUNCTION WITH A BONA FIDE PUBLIC EATING
ESTABLISHMENT AT 8801 VALLEY BOULEVARD (APN: 5391-009-
001), IN THE CBD/RC-MUDO/D (CENTRAL BUSINESS DISTRICT WITH
RESIDENTIAUCOMMERCIAL MIXED-USE DEVELOPMENT AND
DESIGN OVERLAYS) ZONE.
WHEREAS. on October 19, 2015, Xiao Yong Chen, representing Rice Yummy
Inc., submitted a Conditional Use Permit application requesting approval for a new On-
Sale Beer and Wine (Type 41) ABC license in conjunction with a bona fide public eating
establishment, located at 8801 Valley Boulevard;
WHEREAS, 8801 Valley Boulevard is located in the CBD/RC-MUDO/D (Central
Business District with Residential/Commercial Mixed-Use Development and Design
Overlays) zone:
WHEREAS, Section 17.132.040 and 17.30.040(E)(2) of the Rosemead Municipal
Code provides the criteria for a Conditional Use Permit;
WHEREAS, Sections 65800 & 65900 of the California Government Code and
Section 17.132.040 of the Rosemead Municipal Code authorize the Planning
Commission to approve, conditionally approve, or deny Conditional Use Permit
applications;
WHEREAS, on April 7, 2016, fifty-four (54) notices were sent to property owners
within a 300-foot radius from the subject property, the notice was published in the
Rosemead Reader, and notices were posted in six (6) public locations and on site,
specifying the availability of the application, and the date, time, and location of the
public hearing for Conditional Use Permit 15-07;
WHEREAS, on April 18, 2016, the Planning Commission held a duly noticed and
advertised public hearing to receive oral and written testimony relative to Conditional
Use Permit 15-07; 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 18,2016
Page 9 of 22
SECTION 1. The Planning Commission HEREBY DETERMINES that Conditional
Use Permit 15-07 is classified as a Class 1 Categorical Exemption, pursuant to Section
15301 of California Environmental Quality Act guidelines. Section 15301 of the
California Environmental Quality Act guidelines exempts projects consisting of the
operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of
existing public or private structures, facilities, mechanical equipment, or topographical
features, involving negligible or no expansion of use beyond that existing at the time of
the lead agency's determination.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES
that facts do exist to justify approving Conditional Use Permit 15-07, in accordance with
Section 17.132.040 and 17.30.040(E)(2) of the Rosemead Municipal Code as follows:
A. Approval of the application will not be incompatible or injurious to other
properties or land uses in the vicinity or create conditions materially detrimental to the
public health, safety, and general welfare.
FINDING: Approval of the request for a new On-Sale Beer and Wine (Type 41)
ABC license in conjunction with a bona fide public eating establishment will not be
incompatible or injurious to the existing properties and land uses in the vicinity of the
subject restaurant. The existing restaurant use will continue to be the primary land use
of the location. Although the California Department of Alcoholic Beverage Control has
found the subject census tract to be overconcentrated with on-sale licenses, the City of
Rosemead can, as a policy, determine the clustering of such uses to be appropriate.
After reviewing statistics pertaining to crime and calls for service related to the project
site and corresponding reporting districts from November 1, 2013 through November 1,
2015, the Chief of Police did not note any concerns associated with the proposed
project.
B. The use is consistent with the General Plan.
FINDING: According to the City of Rosemead General Plan, Land Use Goal 2
aims to expand opportunities for concentrated commercial and industrial uses that
contribute jobs and tax revenues to the community. The project site is located in an
established commercial corridor of Valley Boulevard.
C. The use is consistent with the provisions of this Zoning Code.
FINDING: According to Section 17.30.040(E)(1) of the Rosemead Municipal
Code, a Conditional Use Permit is required for any business that sells alcoholic
beverages for on-site consumption. As conditioned, the project will be consistent with
the provisions of the Zoning Code.
Planning Commission Meeting
April 18,2016
Page 10 of 22
D. Processing and approval of the permit application are in compliance with
the requirements of the California Environmental Quality Act.
FINDING: Section 15301 of the California Environmental Quality Act guidelines
exempts projects consisting of the operation, repair, maintenance, permitting, leasing,
licensing, or minor alteration of existing public or private structures, facilities,
mechanical equipment, or topographical features, involving negligible or no expansion
of use beyond that existing at the time of the lead agency's determination. Accordingly.
Conditional Use Permit 15-07 is classified as a Class 1 Categorical Exemption,
pursuant to Section 15301 of California Environmental Quality Act guidelines.
E. If development is provided for under the Conditional Use Permit, the
project is consistent with the goals and objectives of the applicable standards and
Design Guidelines in the overlying district.
FINDING: The restaurant is existing and the applicant is not proposing any new
development in conjunction with the Conditional Use Permit.
F. The use is consistent with the purpose and intent of Section 17.30.040 of
the Rosemead Municipal Code. The Planning Commission shall consider the following:
• The crime rate in the reporting district and adjacent reporting districts as
compared to other areas in the City.
• The numbers of alcohol-related calls for service, crimes, or arrests in the
reporting district and in adjacent reporting districts.
• The proximity of the establishment to residential zoning districts, day care
centers, hospitals, park and recreation facilities, places of worship, schools, other
similar uses, and any uses that attract minors.
• Whether or not the proposed modification will resolve any current objectable
conditions.
FINDING: According to the California Department of Alcoholic Beverage Control,
the subject site is located in a high crime reporting district (No. 0530), which is
distinguished as a crime reporting district with at least 20% greater number of reported
crimes than the average number of reported crimes, as determined from all crime
reporting districts within the jurisdiction of the local law enforcement agency. The
California Department of Alcoholic Beverage Control indicated that 120% of the average
number of offenses is 103, while the total number of offenses in the subject crime
reporting district is 268.
After reviewing statistics pertaining to crime and calls for service related to the project
site and corresponding reporting districts from November 1, 2013 through November 1 ,
2015, the Chief of Police did not note any concerns associated with the proposed
project. However, the Chief of Police has recommended conditions of approval, which
are included in Attachment "A".
Planning Commission Meeting
April 18,2016
Page 11 of 22
Reporting 0530 0531 0532 0533 0534
District
Alcohol- 19 14 34 50 18
Related
Crimes
The proximity of the establishment to sensitive land uses are illustrated in Exhibit "E".
Residential zoning districts are generally located to the rear of the commercial zoning
districts along Valley Boulevard.
The serving of beer and wine as an ancillary use to a full service dine-in restaurant will
not cause obstructions to pedestrian traffic, vehicular traffic, or parking. Regular
inspections by the State ABC and the Rosemead Public Safety Department will ensure
that the location is monitored and the serving of alcoholic beverages will not result in
interference with children on their way to school, shoppers using streets, or defacement
of surrounding properties. Restaurant staff will be trained on how to properly serve
alcohol, including but not limited to checking identification to avoid serving to minors and
being aware of intake levels of patrons.
The use is consistent and compatible with the existing commercial land uses in the
vicinity of the project site. The Conditions of Approval will mitigate any potential impacts
of the proposed project.
SECTION 3. The Planning Commission HEREBY APPROVES Conditional Use
Permit 15-07 for a new on-sale beer and wine (Type 41) ABC license in conjunction with
a bona fide public eating establishment at 8801 Valley Boulevard, and subject to the
conditions listed in Attachment "A" attached hereto and incorporated herein by
reference.
SECTION 4. This action shall become final and effective ten (10) days after this
decision by the Planning Commission, unless within such time a written appeal is filed
with the City Clerk for consideration by the Rosemead City Council as provided in
Rosemead Municipal Code, Section 17.160.040 — Appeals of Decisions.
SECTION 5. This resolution is the result of an action taken by the Planning
Commission on April 18, 2016, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Planning Commission Meeting
April 18,2016
Page 12 of 22
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 18th day of April, 2016.
John Tang, 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 18th day of
April, 2016, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Michelle Ramirez, Secretary
APPROVED AS TO FORM:
Gregory M. Murphy, Planning Commission Attorney
Burke, Williams & Sorensen, LLP
Planning Commission Meeting
April 18,2016
Page 13 of 22
ATTACHMENT "A"
(PC RESOLUTION 16-06)
CONDITIONAL USE PERMIT 15-07
8801 VALLEY BOULEVARD
(APN: 5391-009-001)
CONDITIONS OF APPROVAL
APRIL 18, 2016
Standard Conditions of Approvals
1 . Conditional Use Permit 15-07 ('`Project") is approved for a new on-sale beer and
wine (Type 41) ABC license in conjunction with a bona fide public eating
establishment at 8801 Valley Boulevard, in accordance with the plans marked
Exhibit "B", dated February 18, 2016. Any revisions to the approved plans must
be resubmitted for Planning Division review and, if satisfactory, approval.
2. The following conditions must be complied to the satisfaction of the Planning
Division prior to final approval of the associated plans, building permits,
occupancy permits, or any other appropriate request.
3. The conditions listed on this exhibit shall be copied directly onto any
development plans subsequently submitted to the Planning and Building
Divisions.
4. Approval of Project shall not take effect for any purpose until the applicant(s)
have filed with the City of Rosemead ("City") a notarized affidavit stating that
he/she is aware of and accepts all of the conditions of approval as set forth in the
letter of approval and this list of conditions within ten (10) days from the Planning
Commission approval date.
5. The on-site public hearing notice posting shall be removed by the end of the 10-
day appeal period of Project.
6. Project is approved for a period of one (1) year. The applicant(s) shall commence
the approved project or request an extension within 30 calendar days prior to
expiration. The one (1) year initial approval period shall be effective from the
Planning Commission approval date. For the purpose of this petition, project
commencement shall be defined as beginning the permitting process with the
Planning and Building Divisions, so long as the project is not abandoned. If
Project has been unused, abandoned, or discontinued for a period of one (1)
year, it shall become null and void.
Planning Commission Meeting
April 18,2016
Page 14 of 22
7. The Planning Commission hereby authorizes the Planning Division to make
and/or approve minor modifications to the project and to these conditions of
approval.
8. Project is granted or approved with the City and its Planning Commission and
City Council retaining and reserving the right and jurisdiction to review and to
modify the permit, including the conditions of approval based on changed
circumstances. Changed circumstances include, but are not limited to, the
modification of the use, a change in scope, emphasis, size, or nature of the use,
or the expansion, alteration, reconfiguration, or change of use. This reservation
of right to review is in addition to, and not in lieu of, the right of the City, its
Planning Commission, and City Council to review and revoke or modify any
permit granted or approved under the Rosemead Municipal Code for any
violations of the conditions imposed on Project.
9. The applicant(s) shall defend, indemnify, and hold harmless the City of
Rosemead or its agents, officers, and employees from any claim, action, or
proceeding against the City of Rosemead or its agents, officers, or employees to
attack, set side, void, or annul, an approval of the Planning Commission and/or
City Council concerning the project, which action is brought within the time period
provided by law.
10. The applicant(s) shall comply with all Federal, State, and local laws relative to the
approved use, including the requirements of the Planning, Building, Fire, Sheriff,
and Health Departments.
11. Building permits will not be issued in connection with any project until such time
as all plan check fees and all other applicable fees are paid in full. Prior to
issuance of building permits, any required school fees shall be paid. The
applicant shall provide the City with written verification of compliance from the
applicable school districts.
12. The numbers of the address signs shall be at least six (6) inches tall with a
minimum character width of 3/4 inch, contrasting in color and easily visible at
driver's level from the street. Materials, colors, location, and size of such address
numbers shall be approved by the Community Development Director, or his/her
designee, prior to installation.
13. The hours of construction shall be limited from 7:00 a.m. to 8:00 p.m., Monday
through Saturday. No construction shall take place on Sundays or on any federal
holiday, without prior approval by the City. The applicant shall abide by the noise
control sections of the Rosemead Municipal Code.
14. The Building Division, Planning Division, and Engineering Division shall have
access to the project site at any time during construction to monitor progress.
Planning Commission Meeting
April 18,2016
Page 15 of 22
15. All requirements of the Building and Safety Division, Planning Division, and
Engineering Division shall be complied with prior to the final approval of the
proposed construction.
16. All ground level mechanical/utility equipment (including meters, back flow
prevention devices, fire valves, NC 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. Violations of the conditions of approval may result in citation and/or initiation of
revocation proceedings.
Project Specific Conditions of Approval
18. The site shall be maintained in a graffiti-free state. Any new graffiti shall be
removed within twenty-four (24) hours.
19. The site shall be maintained in a clean, weed and litter-free state, in accordance
with the Rosemead Municipal Code Sections pertaining to the storage,
accumulation, collection, and disposal of garbage, rubbish, trash, and debris.
20. Any proposed signage shall be submitted to the Planning Division for review and
approval. All proposed signage shall comply with the Rosemead Municipal Code.
Window signs shall not cover more than 15% of window and glass door areas.
All banners and temporary signs shall be permitted by the Rosemead Planning
Division prior to installation.
21. The sale of alcoholic beverages shall be incidental to the sales of food. No
lounge area may be constructed without prior approval by the Planning
Commission. All requirements and appropriate licenses of the State of California
and California State Department of Alcohol Beverage Control shall be complied
with and maintained at all times. No alcohol shall be sold for the purpose of off-
site consumption. Conditional Use Permit 15-07 is for an On-Sale Beer and
Wine (Type 41) ABC license in conjunction with a bona fide public eating
establishment only.
22. There shall be no dancing, live music, or other live entertainment permitted at the
subject restaurant without prior approval of an entertainment permit through the
City of Rosemead, subject to the Rosemead Municipal Code.
23. Interior lighting shall be maintained at an illumination level that is typical and
appropriate for a family restaurant.
24. A current letter grade issued to the business by the LA County Department of
Health Services shall be properly posted at the restaurant in compliance with the
LA County Department of Health Services requirements.
Planning Commission Meeting
April 18,2016
Page 16 of 22
25. The applicant 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.
26. The hours of operation shall be posted in the front window or door. Hours of
operation shall be limited to 10:30 a.m. through 10:00 p.m., daily. The Planning
Commission hereby authorizes the Chief of Police to modify the hours of alcohol
sales during those hours if it becomes detrimental to the public health, safety,
and general welfare of the City.
27. No advertisements or illuminated signs shall be displayed that are visible from
the exterior of the restaurant which advertises alcoholic beverages. No karaoke-
type machine shall be located in this restaurant without prior approval by the
Rosemead Planning Division and subject to the Rosemead Municipal Code.
28. If warranted on the basis of the City of Rosemead Public Safety or Los Angeles
County Sheriff's Department incident reports, the City shall have the right to
require additional security measures.
29. The sale, possession, and consumption of alcoholic beverage(s) shall be limited
to the indoor areas of the restaurant.
Chief of Police Conditions of Approval
30. The restaurant shall maintain a 24-hour video surveillance recording system,
which includes coverage of the following areas:
a. Patron and employee arrival and departure;
b. Immediate and adjoining parking areas;
c. Entire exterior perimeter; and
d. Office and cashier areas.
31. The video surveillance shall be stored for a minimum of 30 days and be made
available to law enforcement and code enforcement upon request.
32. The parking lot and exterior of the business shall maintain good lighting during
hours of darkness.
33. The restaurant shall install and maintain anti-graffiti paint and anti-etching film on
the windows of the restaurant building.
I
4
Planning Commission Meeting
April 18,2016
Page 17 of 22
EXHIBIT "C"
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Planning Commission Meeting
April 18,2016
Page 18 of 22
N > a/r)M Noodle & Pastry • ''
143 18} /ATiiG (8?')
Shanghainese Pork Mini Buns 6.99
144 Tgg7<Wi (4i0) � I
Beef Buns 5.9?
145 za nt4) 2.:k
Salt&Pepper Green Onion Pancake 2.99
145 TRZEtta 02E)
Yummy Wonton in Soup 7.99
147 _L;a 1'' 11'4'j1U
S
41°. •
hanghai Style Chow Mein or Rice Cake 6.99
148 '.ISITRJ,IJ I •
Noodles with Diced Pork in Chili Sauce • 6.99 iicc �149
Noodles with Shredded Pork and Preserved Vegetable 6.99 AUTHENTIC SHANGHAI CUISINE
150 I',13 0#(rw•)J
Meat Dumplings in Spicy Sauce 6.99 5 It ' El L r rig D ,
151 E.t!a$ (101
Pan Fried Wonton 6.99
152 • IVS11 085)
Corn Pancake 7.99 Dine In • To Go
153 .Zi* MP7311 ti 11 a
Vegetarian Rice Cake or Vegetarian Soup Noodle 7.99
or Vegetarian Chow Mein
154 4NAL:13J11 i
Seafood Pan Fried Noodle 9.99 Open 7 Days
155 )!eg-M
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Sea Cucumber Noodles 9.99 1 1:00 am - 10:00 pm
156 "AR)R9
Potherb Mustard Yellow Croaker Noodles 7.99
157 1i WI
Sesame Paste Noodle 6.99 Tel: (626) 872-0491
158 ±*: .
Deep Fried Corn Coated Leek Dumplings (3 @3 pcs_)3.99
(Extra piece for 51) gar pcs.)7.99 Fax: (625) 872-0442
.
159 — t4s tat l
Spring Rolfs Stuffed with Three Delicacies 3.99 8801 Va I I ey Blvd
160 ki,5,81$11 a
Noodles Mixed with Scallion,Dried Shelled Shrimp, 5-99 Rosemead, C A 91770
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Oil and Soy Sauce
Mt a Dessert
161 • fI ;1 M® ice.
Small Glutinous Rice Ball in Rice Wine and (di small)6.99 ^ I Mission Dr 1
Red Bean Soup (large)9.99 S I
162 t�*TT 1 v > i :sr- ; CO
Ginko and White Fungus in Taro Paste 6.99 0 ¢ "Tut;J:!t a' o
163 Q,) 'i 4o(€5iAf9D ( Eperpencnl w VallieyBI a IIV:........-„ E
.Papaya Stew Forest Frog 9.99 _ o
164 ov
Steamed Sponge Cake Stuffed with Jujube Paste (1/3 pcs.) 1.99 I
(Order in advance) (mole) 5.99 10
. 165 3.14
Minced Red Bean Pancake 5.99 Exhibit D
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Items and prices subject to change without notice.
Planning Commission Meeting
April 18,2016
Page 19 of 22
,ea Cold Dish 24 ?AU
Fresh&Salted Pork with Bamboo Shoot Soup 13.99
1 All-'45E 25 WHO-AA
Jelly Fish with Sauce 7.99 Spinach&Pork Liver Soup 6.99
2 gteOf 26 1 AUM 814-6 )
Sweet and Sour Spare Ribs 5.99 Crab Meat with Fish Maw Soup 18.99
3 @ / 27 iiirDRr' A (914-6 U1
Shredded Tripe in Chili Sauce 5.99
Spare Ribs&Mountain Yam Stew Soup 12.99'
28 l4 N6 E tG/ Double Boiled Black Chicken Soup 450
Pork Kidney with Sesame Sauce 7.99
29 klgiRMAII iffgl1TEio tu)
5 07.f<il.f Fish Head Soup in Clay Pot(Red Soup or White Soup) 16.99
Steamed thicken with Chili Sauce 7.99
6 i °)r
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7 CtM MJM .
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Kalimeris lndica with Chicken Sauce 7.99 30 WSX 2 6
Braised Jumbo Sea Cucumber with Shrimp Roe 22.99
8 Et#g$s
Spicy Smoked Fish 11.99 31f. ta;r
Stir Fried Shrimp and Pig's Kidney 11.99
9 R3E1/Aria 32 iaSiz
Chinese Pickled Cucumber 5.99 House Special Free Range Steamed Chicken($R Hata 10.99
10 RE3A/. (RWhole)19.99
Spicy Cabbage 4.99 33n1
11 eig 4 House Special Braised Beef Shank 9.99
Cold Celery 4.99 34 _A AK g 164)
12 alE $ Shredded Pork with Pancake 999
Cold Blade Fungus 6.99 35 t#144P,/
13 1141111,0 Fish Filets in Hot Chili&Green Pepper 9.99
Salted Turnip Stick in Soy Sauce 5.99 36 jlE /
14 t �r> House Special Stuffed Pepper 11.99
Veggie chicken(cold plate) 6.99 37 Fish AWARD-Al
Head with Chopped Chili 19.99
38 9ER#IMA
House Special Red Cooked Pork Meat 8.99
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15 #13ltW r iWt R S 10 Meat
House Special Whole Chicken and Ham Soup 28.99
16 t g •¶• t+7 lit Chicken,Duck and Frog
Ningbo Braised Croaker Soup 22.99
17 Rfif 39 EV
Sauteed Chicken&PorkTripe in Hotpot 12.99 Steamed Chicken with Scallion i-R Half)12.99
18 N 1.1111 4°,6-D4-6C) Ci,°.whole)7�'.99
Salted Pork in Winter Melon and Bamboo Shoot Soup 10.99 40 7ggEpg •
Chicken Wings with Coca-Cola 11.99
19 'Al I # .ESE 854 )0) 41 > !)i?i
Pork Tofu with Shepherd's Puree Soup 6.99
Salted Fish and Diced Chicken with Vermicelli 8.99
20 E )EgOiti 42 $ 91
Three Fresh Delicacies in Casserole 14.99 Yummy Chicken 8.99
21 ERZ 8t4-6• )/ 43 446
Spicy&Sour Soup 6.99 Tea Smoked Duck (rR Half)14.99•
22 AfFSMii RC) (.-_R Whole)28.99
Mini Fujian's Monk Jump Dish 9.99 44 /1 0.fabl10E1
23
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Shang hainese Stewed Duck with Bamboo Shoot Soup 24.99 45 7.1(A4M® /
Tasty Frogs 16.99
46 EffiElEIVIJ
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Planning Commission Meeting
April 18,2016
Page 20 of 22
4'4• . Beef Pork er Lamb } iT Seafood .
47 o x J '..it 4-' m Sec Cucumber&Fish
Kung Pao Chicken or Beef 6.99
48 0 rf Ica-ilM 1 70 ftgiViii0
Chickren or Beef with String Bean 7.99 Mushroom with Sea Cucumber 18.99
49 '`)`r:`- 8.99 71 "IIffa lrt. 18.99
Beef with Barbecue Sauce Sea Cucumber in Brown Sauce
72 netft
50 MXTE, Braised Jumbo Sea Cucumb with Shrimp Roe 22.99
Shredded Rib Eye with Sour Vegetable 16.99 73 W;TITig
51 ' '9D1 J Fried Fish Filets with Sheperd's Purse 8.99
Filet Mignon Cubes Beef French Style 16.99 74 u W„.J
Sauteed Fish Filet with Soybean Paste 8.99
52 ii A VI
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Fish Filet with Vegetable 7.99
53 Ms6V?%J
Black Pepper Beef Short Rib 9.94 76 Pan Fried C a� igid C odfish with Garlic 18.99
54 $ 3 f')g�rai7cii/ 77 rtiag3, .1i
Shredded Beef with Chinese Celery or Hot Chili 12.99 Deep Fried Fish Fillet with Liver Moss 9.99
55 Ts" @8+ 78 4.0.°g
Prime Beef with Scallion 14.99 Deep Fried Whole Fish in Sweet&Sour Sauce 17.99
79 A9:EO.*
56 'Aq Ott)i1 Pan Fried Cod Fish in Soy Sauce 8.99
Beef Tripe with Chili 10.99F'n A°
f-$I�`i Deep Fried Ribbon Fish 9.99
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Beef Tripe with Sour Cabbage 9.99 81 ;flt4xc7J(
53 rZrJ1#')r� Braised Fish Tail 13.99
Shredded Pork Shanghai Style 9.99 82 gilga
Stewed Black Cod in Brown Sauce fa Seasonal Price
59f'„NFW 83 &I"Braised Pork with Fermented Red Beancurd 16.99 Braised Yellow Croaker 22.99
60 Art P M J 84 M® J-i
Shredded Pork in Spicy Sweet&Sour Sauce 7.99 Sauteed Fish Filet with Rice Wine Sauce 8.99
61 > Mir
Sauteed Slice Pork Liver with Green Garlic 7.99 ' ' 'if ,A Shrimp&Squid
62 _L1WTY 74 a �
Shanghainese Pork Chop Cutlets 9.99 85 'y 0)7 lea,
Pan-Fried Shrimps 12.99
63 tIM f 86 gfgCf-J
Braised Meat Baf in Brown Sauce 9.99 Kung Pao Shrimp 11.99
64 rUlirtN J 87 'M sfgf=
Eight Hot Delicacy Ingredients 12.99 Shrimp with Scrambled Egg 8.50
65 A gMtPq 86 r'VP '(-
Sauteed Preserved Meat with Green Garlic . 11.99 Shrimp with Asparagus 12.99
66 89 -f_ gl f J
Thai Style Sauteed Shrimps with Curry 13.99
House Special Pig Feet 12.49 90 iiATAi J
67 Mn gn l§ Szechuan Style Sauteed Diced Chicken and Prawns 11.99
Pork Hock in Brown Sauce 19.99 with Chili and Pepper
68 3',OS -;-g3/ 91 f Li. J
Lamb with Cumin 13.99 Shrimp with Spicy Salt 12.99
92 `q3f 7La'F
69 E31-'4"A Shanghai Style Stir Fried Prawns 12.99
Lamb with Scallion 13.99 93 :--',i2 1 al /
Pan Fried Prawns with Butter and Black Pepper 12.99
94 ` IgFJ
J Hot&Spicy Yummy Fried Whole Prawn 9.99
Items ondprices subject to change without notice.. 95 3TARKM/
Fried Squid Served in Iron Panel 8.99
96 iii2RUJ
Crispy Squid with pepper&salt 7.99
97 Mf , E°g
Tel: (626) 872-0491 Jelly Fish Head with Green Onion 15.99
• Planning Commission Meeting
April 18,2016
Page 21 of 22
Seafood a A Vegetables
Ft, t Crab 113 aif'1j1 1mX2-
Sauteed Snow Pea Leaf with Superior Soup or Garlic 13.99
102 t'r)-a 114 fi"t)5-2f5L F41U .
Crab with Rice Cake Shanghai Style g-i13 Seasonal Price Tong Choy in Garlic or Spicy Bean Curd Sauce 8.99
115 .44VraC_LME111G
103 RIrk'OM2I-R)! Broccoli with Minced Garlic or Superior Soup 7.99
Sauteed Crab with Black Pepper gift Seasonal Price 116 aa3f'Jg1Z
104 ®gt§E- RI Sauteed Chinese Lettuce with Garlic 7.99
Crab with Fresh Mushroom gfr4 Seasonal Price 117 ,;g J}A m
10581 ! Sauteed A Choy with Garlic 8.99
Fried Crab in House Special Spicy Soup gSt Seasonal Price 118 $fS®fQ •
Dry Fried String Bean 6.99
106 Ii3g wig MAZE/030//1 119 TiiiTattli.VAi
Braised Blue Crab with Soy Paste gR Seasonal Price Dry Fried Shredded Cabbage 7.99
(Vermicelli I Gingers&Scallion/Curry) 120 tlIMIr9g
I Pan Fried Potato and String Bean 7.99
j . .- 121 8$111"b5
Stewed Bamboo Shoots with Soy Sauce 8.99
122 »NtSEfli
MIN a��p� / p Potato with Green Pepper 7.99
• �c)INf-f�r�RPN `1'O-J) RR 123 SWeA
�{{ i I } o Pickled Potherb Mustard with Tofu Skin 7.99
• 5gI I R 114M 124 Ome,wght
Omelet with Soy Bean,Salted and Dried Radish 10.99
(AA • j1.S) 125 of1X !
. , • PJ#T_ Da E g e. ( J) 8 e Kung Pao Preserved Egg
126 _tall;t kn 8.99
• il g E*1 1 Shanghainese Assorted Vegetarian Delicacies 8.99 ,
127 N8-Efl
• 7JgI j B4fE ' Steamed Pea Leaf in Supreme Soup ( iiperperson)2.99
ll H 128 0f11; Fo
• *4 l�yfI Sauteed Luffa and Needle Mushroom 7.99
/I? J\ i 129 itiar.)'@�n
• 8 7�i i k ig gm I Braised Baby Cabbage in Broth 7.99
g 130 dfrIA"
• )17.1< h^1 i�Z W O Sauteed Asparagus and Mushroom i 8.99
}�? 131 gfl gif
• Q®7�a IBC (Mol) B4{ House Special Abalone Mushroom 12.99
1ll0
• 7x i ' 132 Pumpkin with Fresh Lily 11.99
(BiC9 • Ft1=3'g • 014) 133 ..l.lialiP,t t
i Shanghai Special Gluten 11.99
1- 134 VAfird
L, ji L A • ` phi *it- Sauteed Seasonal Vegetable gti Seasonal Price
A► J.- �°J --�----, DA AO rice
135 GNA 'g
T-I, Iff Bean Curd Steamed Rice with Salted Pork&Vegetable in Hot Pot 7.99
136 M51 0E
107 ' ; S l°g Salted Fish and Diced thicken Fried Rice 8.99
I Bean Curd with Mushroom in Superior Soup 9.99 137 IPPT 1°MGE
�t Beef or Chicken Fried Rice 7.99
108 its..MCg1 138 �� :
He Nan Stle Bean Curd 8.99 Shrimp Fried Rice 9.99
109 riWgg! 139 EiA; Oft
Ma Po's Bean Curd 5.99 Sea Cucumber with Rice in Stone Pot 9.99
110 Kgi8•N 140 a:13MOM .
Salted Fish and Chicken with Bean Curd Hot Pot 8.99 Fried Rice with Soy Sauce 5.99
111 il fii'i.3.$-F mi 141 'A NE
Boiled Yangzhou Dry Bean Curd Slices 9.99 Shanghai Style Rice in Shredded Vegetable and 7.99
Seafood Soup
112 AigAM 142 Azi :
Steamed Sliced Salted Pork with Bean Curd 8.99 Vegetarain Fried Rice 7.99
Planning Commission Meeting
April 18,2016
Page 22 of 22
EXHIBIT "E"
Sensitive Land Use Survey
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