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PC - Item 3B - Design Review 15-05 E M E ROSEMEAD PLANNING COMMISSION �O STAFF REPORT TO: THE HONORABLE CHAIR AND PLANNING COMMISSION FROM: PLANNING DIVISION DATE: DECEMBER 19, 2016 SUBJECT: DESIGN REVIEW 15-05 9400-9412 VALLEY BOULEVARD Summary Tammy Gong has submitted a Design Review application requesting to construct a new 5,645 square foot commercial building consisting of three to four units. Per Rosemead Municipal Code 17.28.020(A), a Design Review is required for all improvements requiring a building permit or visible changes in form, texture, color, exterior facade, or landscaping. The subject site is located at 9400-9412 Valley Boulevard (APNs: 8593- 001-001, 002, and 003) in a C-3/D-O (Medium Commercial with a Design Overlay) zone. Environmental Determination: Section 15332 of the California Environmental Quality Act (CEQA) and local environmental guidelines exempt "in-fill development projects" where the proposed development occurs within city limits on a site measuring no more than five (5) acres substantially surrounded by urban uses, meeting applicable General Plan and Zoning regulations. Accordingly, Design Review 15-05 is classified as a Class 32 Categorical Exemption pursuant to Section 15332 of CEQA guidelines. Staff Recommendation Based on the analysis and findings contained in this report, it is recommended that the Planning Commission ADOPT Resolution No. 16-22 with findings (Exhibit "A") and APPROVE Design Review 15-05, subject to the forty-eight conditions outlined in Exhibit "A" attached hereto. Property History and Description The subject property is located at the southeast corner of Rio Hondo Avenue and Valley Boulevard. The site consists of three (3) parcels. On August 30, 2016, the City Engineer approved a Lot Line Adjustment to merge the three parcels under one fee ownership. On September 20, 2016, the applicant recorded the Lot Line Adjustment at the Los Angeles County Recorder's Office. Planning Commission Meeting December 19,2016 Page 2 of 19 According to the Los Angeles County Assessor's Office, the subject site totals approximately 16,250 square feet. According to Building Division records, the site was historically operated as a dry cleaning business totaling 1,200 square feet. In 1998, a permit was issued for the demolition of the building. The site has been vacant since 1998. I r .T F �n '95 e,3 It _ ws` - . View from Northwest Corner of Rio Hondo Avenue and Valley Boulevard Site & Surrounding Land Uses The project site is designated in the General Plan as Commercial and on the Zoning Map it is designated C-31D-O (Medium Commercial with a Design Overlay) zone. The site is surrounded by the following land uses: North: General Plan: Commercial Zoning: C-3/D-O (Medium Commercial with a Design Overlay) Land Use: Commercial South: General Plan: Low Density Residential Zoning: R-1 (Single Family Residential) Land Use Residential East: General Plan: Commercial Zoning: C-3/D-0 (Medium Commercial with a Design Overlay) Land Use: Commercial West: General Plan: Commercial Zoning: C-3/D-O (Medium Commercial with a Design Overlay) Land Use. Commercial Planning Commission Meeting December19, 2016 Page 3 of 19 Administrative Analysis As illustrated in Exhibit "B", the applicant is proposing to construct a new commercial building. According to Rosemead Municipal Code, Section 17.28.020(A)(1), in the Design Overlay zone, Design Review procedures shall be followed for all improvements requiring a building permit or visible changes in form, texture, color, exterior facade, or landscaping. Per Rosemead Municipal Code, Section 17.28.010, the purpose of the design overlay zone is to promote orderly development so that buildings, structures, signs and landscaping will be harmonious within a specified area; to prevent the development of structures or uses which are not of acceptable exterior design or appearance or are of inferior quality or likely to have a depreciating or negative effect on the local environment or surrounding area by reasons of use, design, appearance or other criteria affecting value. Site Plan The proposed building fronts Valley Boulevard. Access to the site is located on Rio Hondo Avenue via a 25'-0" driveway or a 20'-0" wide public alley for ingress and egress. A surface parking lot will be situated directly behind the building. The applicant is also proposing to install a new trash enclosure along the southeast corner of the lot. The trash enclosure has been designed to complement the building's architecture and will be fully enclosed with self-closing, solid doors and a solid roof. Floor Plan The commercial building will be developed with three to four units. According to the floor plan, the leasable commercial floor area will total 4,973 square feet. The applicant is proposing a second floor mezzanine at the northwest corner of the building. The mezzanine totals 672 square feet and will solely be used as display or storage for the business below. The mezzanine is accessible through two exterior staircases located at the southwest and southeast corners of the building. In addition, the applicant is proposing to add restrooms at the southeast corner of the building. The restrooms are designed to accommodate all commercial tenants. Elevations The applicant has worked with the Planning Division in designing an aesthetically high- quality project. Various elements have been added to provide architectural interest to the design. These elements include the use of contrasting smooth concrete finishes, pre-cast concrete trim and molding, vertical and horizontal reveals, canvas and metal awnings, and stone veneer. The applicant proposes to apply various types of materials to the exterior walls of the commercial building to further break-up the building's profile. According to the colored renderings, which will be available to view at the Planning Commission meeting, the applicant is proposing a mixture of earth toned exterior smooth stucco finish throughout Planning Commission Meeting December 19, 2016 Page 4 of 19 all building elevations. The main building color will consist of a yellowish-tan color, while tower and corner elements will consist of a caramel brown color. All trim will be finished in a white color. Brownish-gray colored stone veneer will be applied on the building throughout all elevations. In addition, the applicant is proposing to install blue canvas and ivory metal awnings on the north and west elevations. Several wall mounted light fixtures will also be installed along all elevations as shown in the attached drawings. Parking and Circulation Access to the site would be via one new driveway approach along Rio Hondo Avenue or a 20'-0" wide public alley. During the review process, a Traffic Impact Analysis (TIA) was completed and reviewed by the City's Traffic Consultant. According to the City's Traffic Consultant, based on the location of the project and the number of new trips, there is no need for a full traffic impact analysis. A total of 28 parking spaces will be provided on site, which includes twenty-two standard spaces, two handicapped parking spaces, and four compact spaces. Per Rosemead Municipal Code (RMC) Table 17.112.040.1, any retail or office land use must provide one parking space for every 250 square feet of floor area. Since the commercial building has a combined floor area of 5,645 square feet, 23 parking spaces are required. Based on this ratio, the project provides a surplus of five parking spaces. Landscaping and Fencing The applicant is proposing approximately 1,308 square feet of landscaping for the entire site. Per Rosemead Municipal Code 17.16.030(A)(6), a total of 6% of the gross lot area shall be landscaped. The applicant is providing a total of 8% of landscaping. The preliminary landscape plan indicates the use of a variety of plant materials. The project will also be subject to the City's Water Efficient Landscape regulations, which encourages the use of low water usage plant materials. The applicant is proposing to construct new block walls along the east and south property line. The block walls will have a stucco finish on both sides and will match the building in color and texture. Lighting The applicant is proposing several decorative wall mounted light fixtures along all building elevations. The applicant also proposes to install a new light fixture along the south property line within the landscape strip. A condition of approval has been incorporated requiring the applicant to submit a lighting plan to ensure that all exterior lighting is fully shielded and directed downwards to mitigate glare on adjacent properties. Planning Commission Meeting December 19,2016 Page5 of 19 Signage The applicant is proposing building wall signage in the future. These signs will be reviewed and approved by Planning Division staff as required by the Code and are not at issue in this application. A condition of approval has been added requiring that the applicant submit a master sign program to the Planning Division for review and approval prior to Planning Division final inspection for the building construction. Municipal Code Requirements Section 17.28.020(A1) of the Rosemead Municipal Code (RMC) states that design review procedures shall be followed for all improvements requiring a building permit or visible changes in form, texture, color, exterior facade or landscaping. Section 17.28.020(C) provides the criteria by which the Planning Commission may approve, approve with conditions, or disapprove an application: A. The plans indicate proper consideration for the relationship between the proposed structure and site developments that exist or have been approved for the general neighborhood; The proposed development is located within an established commercial district of the City. The applicant has provided a design of high aesthetic quality, which in staff's determination, will improve the aesthetics of the prominent intersection and its relationship to the commercial district. The proposed project is consistent with the Goal 2, Policy 2.7 of the Land Use Element of the City's General Plan in that it calls for establishing and applying architectural design review to new commercial development. B. The plan for the proposed building and site development indicates the manner in which the proposed development and surrounding properties are protected against noise, vibrations and other factors which may have an adverse effect on the environment, and the manner of screening mechanical equipment, trash, storage and loading areas; All lighting will be fully shielded and directed downwards to mitigate glare on adjacent properties. The applicant will be required to submit a lighting plan to ensure that adjacent properties are protected. Conditions of approval have been incorporated to eliminate adverse effects on the environment as a result of the proposed project. This development will not generate any permanent impacts to noise levels for the surrounding area. All construction work will be required to comply with the timeframe, and decibel levels indicated in the City's Noise Ordinance (Ordinance 478 and 541). Conditions of approval will specifically address factors such as noise, construction hours, screening of mechanical equipment, landscaping, lighting, and the overall maintenance of the property. Planning Commission Meeting December 19,2016 Page 6 of 19 C. The proposed building or site development is not, in its exterior design and appearance, so at variance with the appearance of other existing buildings or site developments in the neighborhood as to cause the nature of the local environment to materially depreciate in appearance and value; The proposed project will improve the physical appearance of the prominent corner by eliminating a piece of land that has been vacant since 1998. The new commercial building will be construct of high architectural quality. The improvements to the site in terms of new landscaping, pavement treatments, and decorative walls in the parking lot will provide a marked improvement over the appearance of other buildings on Valley Boulevard. D. The proposed building or structure is in harmony with the proposed developments on land in the general area, especially in those instances where buildings are within or adjacent to land shown on the General Plan as being part of the Civic Center or in public or educational use, or are within or immediately adjacent to land included within any precise plan which indicates building shape, size or style; The property is not part of the Civic Center Plan, precise plan or land reserved for public or educational use, so there is no special need to create harmony with the general area. Notwithstanding this, the approved design will create a development that is an aesthetic upgrade over the surrounding area and that has the potential to enhance land values in the general area. This is due to the proposed new building design with higher quality materials, a design that blends better with the area, and greatly improved landscaping and parking lot area. E. The proposed development is in conformity with the standards of this Code and other applicable ordinances in so far as the location and appearance of the buildings and structures are involved; and This proposed development meets all of the minimum code requirements for the C-3/D-O (Medium Commercial with a Design Overlay) zone, and all applicable referenced code sections of the Rosemead Municipal Code. F. The site plan and the design of the buildings, parking areas, signs, landscaping, luminaires and other site features indicates that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effect of the development from the view of public streets. Access to the site would be via one new driveway approach along Rio Hondo Avenue or a 20'-0" wide public alley. The parking lot is conveniently located to the south of the commercial building. All parking lot lighting will be fully shielded and directed downwards to mitigate glare on adjacent properties. Lastly, this Planning Commission Meeting December 19,2016 Page 7 of 19 building renovation will improve the visual effect of the site from the view of the public streets, primarily Valley Boulevard and Rio Hondo Avenue. PUBLIC NOTICE PROCESS This item has been noticed through the regular agenda notification process, which includes a 300-foot radius public hearing notice to forty-six (46) property owners, publication in the Rosemead Reader on December 8, 2016, and postings of the notice at the six (6) public locations and on the subject site. Prepared by: Submitted by: Lily T. Valenzuela Michelle Ramirez City Planner Community Development Director EXHIBITS: A. Planning Commission Resolution 16-22 with Attachment"A" (Conditions of Approval) B. Site Plan, Floor Plan, and Elevations C. Color Elevation D. Assessor Parcel Map (APNs: 8593-001-001, 002, and 003) Planning Commission Meeting December 19,2016 Page 8 of 19 EXHIBIT "A" PC RESOLUTION 16-22 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA APPROVING DESIGN REVIEW 15-05 FOR THE CONSTRUCTION OF A NEW 5,645 SQUARE FOOT COMMERCIAL BUILDING COMPRISED OF THREE TO FOUR UNITS. THE SUBJECT SITE IS LOCATED AT 9400-9412 VALLEY BOULEVARD IN THE C-3/D-0 (MEDIUM COMMERCIAL WITH DESIGN OVERLAY) ZONE (APNs: 8593-001-001, 002, and 003). WHEREAS, on June 15, 2015, Tammy Gong submitted a Design Review application for the construction of a new 5,645 square foot commercial building comprised of three to four (4) units. The project is located at 9400-9412 Valley Boulevard; and WHEREAS, 9400-9412 Valley Boulevard is located in the C-3/D-O (Medium Commercial with Design Overlay) zone; and WHEREAS, 17.28.020 of the Rosemead Municipal Code provides the purpose and criteria for a design review; WHEREAS, Sections 65800 & 65900 of the California Government Code and Section 17.28.020(C) of the Rosemead Municipal Code authorize the Planning Commission to approve, conditionally approve or disapprove design review applications; and WHEREAS, on December 8, 2016, forty-six (46) 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 Design Review 15-05; and WHEREAS, on December 19, 2016, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Design Review 15-05; 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 December 19,2016 Page 9 of 19 SECTION 1. The Planning Commission HEREBY DETERMINES that Design Review 15-05 is Categorically Exempt from environmental review as a Class 32 Exemption pursuant to Section 15332 of the California Environmental Quality Act (CEQA) guidelines. SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Design Review 15-05 in accordance with Section 17.28.020(C) et seq., of the Rosemead Municipal Code as follows: A. The plans indicate proper consideration for the relationship between the proposed structure and site developments that exist or have been approved for the general neighborhood; FINDING: The proposed development is located within an established commercial district of the City. The applicant has provided a design of high aesthetic quality, which in staffs determination, will improve the aesthetics of the prominent intersection and its relationship to the commercial district. The proposed project is consistent with the Goal 2, Policy 2.7 of the Land Use Element of the City's General Plan in that it calls for establishing and applying architectural design review to new commercial development. B. The plan for the proposed building and site development indicates the manner in which the proposed development and surrounding properties are protected against noise, vibrations and other factors which may have an adverse effect on the environment, and the manner of screening mechanical equipment, trash, storage and loading areas; FINDING: All lighting will be fully shielded and directed downwards to mitigate glare on adjacent properties. The applicant will be required to submit a lighting plan to ensure that adjacent properties are protected. Conditions of approval have been incorporated to eliminate adverse effects on the environment as a result of the proposed project. This development will not generate any permanent impacts to noise levels for the surrounding area. All construction work will be required to comply with the timeframe, and decibel levels indicated in the City's Noise Ordinance (Ordinance 478 and 541). Conditions of approval will specifically address factors such as noise, construction hours, screening of mechanical equipment, landscaping, lighting, and the overall maintenance of the property. C. The proposed building or site development is not, in its exterior design and appearance, so at variance with the appearance of other existing buildings or site developments in the neighborhood as to cause the nature of the local environment to materially depreciate in appearance and value; FINDING: The proposed project will improve the physical appearance of the prominent corner by eliminating a piece of land that has been vacant since 1998. The Planning Commission Meeting December 19,2016 Page 10 of 19 new commercial building will be construct of high architectural quality. The improvements to the site in terms of new landscaping, pavement treatments, and decorative walls in the parking lot will provide a marked improvement over the appearance of other buildings on Valley Boulevard. The applicant proposes to apply various types of materials to the exterior walls of the commercial building to further break-up the building's profile. To accentuate the building, the tower element located at the northeast corner of the building will be finished with gray metal siding (future Chipotle Mexican Grill Restaurant). The building cornice will be smoothly finished in a tan color. Brownish-gray colored split face masonry block will be applied at the base of the building throughout all elevations. D. The proposed building or structure is in harmony with the proposed developments on land in the general area, especially in those instances where buildings are within or adjacent to land shown on the General Plan as being part of the Civic Center or in public or educational use, or are within or immediately adjacent to land included within any precise plan which indicates building shape, size or style; FINDING: The property is not part of the Civic Center Plan, precise plan or land reserved for public or educational use, so there is no special need to create harmony with the general area. Notwithstanding this, the approved design will create a development that is an aesthetic upgrade over the surrounding area and that has the potential to enhance land values in the general area. This is due to the proposed new building design with higher quality materials, a design that blends better with the area, and greatly improved landscaping and parking lot area. E. The proposed development is in conformity with the standards of this Code and other applicable ordinances in so far as the location and appearance of the buildings and structures are involved; and FINDING: This proposed development meets all of the minimum code requirements for the C-3/D-O (Medium Commercial with a Design Overlay) zone, and all applicable referenced code sections of the Rosemead Municipal Code. F. The site plan and the design of the buildings, parking areas, signs, landscaping, luminaires and other site features indicates that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effect of the development from the view of public streets. FINDING: Access to the site would be via one new driveway approach along Rio Hondo Avenue or a 20'-0" wide public alley. The parking lot is conveniently located to the south of the commercial building. All parking lot lighting will be fully shielded and directed downwards to mitigate glare on adjacent properties. Lastly, this building Planning Commission Meeting December 19,2016 Page 11 of 19 renovation will improve the visual effect of the site from the view of the public streets, primarily Valley Boulevard and Rio Hondo Avenue. SECTION 3. The Planning Commission HEREBY APPROVES Design Review 15-05 for the construction of a new 5,645 square foot commercial building comprised of three to four units, subject to conditions listed in Exhibit "B" attached hereto and incorporated herein by reference. SECTION 4. This action shall become final and effective ten (10) days after this decision by the Planning Commission, unless within such time a written appeal is filed with the City Clerk for consideration by the Rosemead City Council as provided in Article IX — Planning and Zoning of the Rosemead Municipal Code. SECTION 5. This resolution is the result of an action taken by the Planning Commission on December 19, 2016, by the following vote: AYES: NOES: ABSTAIN: ABSENT: SECTION 7. 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 19th day of December, 2016. Daniel Lopez, Chair Planning Commission Meeting December 19,2016 Page 12 of 19 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 1991 day of December, 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 December 19,2016 Page 13 of 19 ATTACHMENT "A" DESIGN REVIEW 15-05 9400-9412 VALLEY BOULEVARD (APNs: 8593-001-001, 002, and 003) CONDITIONS OF APPROVAL DECEMBER 19, 2016 Standard Conditions of Approvals 1. Design Review 15-05 ("Project") is approved for the construction of a new 5,645 square foot commercial building comprised of three to four units, in accordance with the preliminary plans marked Exhibit "C", dated November 30, 2016. Any revisions to the approved plans must be resubmitted for the review and approval of the Planning Division. 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. 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. Planning Commission Meeting December 19,2016 Page 14 of 19 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. 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 Planning Commission Meeting December 19,2016 Page 15 of 19 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. All new roof-top appurtenances and equipment shall be adequately screened from view to the satisfaction of the Planning Division. Such equipment shall not exceed the height of the parapet wall. There shall be no mechanical equipment located on the sides of the building. 18. The parking area, including handicapped spaces, shall be paved and re-painted periodically to City standards to the satisfaction of the Planning Division. In accordance with the Rosemead Municipal Code, all designated parking stalls shall be double striped. Such striping shall be maintained in a clear, visible, and orderly manner to the satisfaction of the Planning Division. 19. The site shall be maintained in a graffiti-free state. Any graffiti shall be removed within twenty-four (24) hours. 20. Violations of the conditions of approval may result in citation and/or initiation of revocation proceedings. Protect Specific Conditions of Approval 21. All walls and/or fences height shall comply with the requirements in the Rosemead Municipal Code and shall match or complement the commercial building in color, material, and design. 22. Prior to the issuance of building permits, the Applicant shall submit a lighting plan for approval by the Planning Division. The lighting plan shall include a schematic depicting the location of lighting sources, as well as type of lighting proposed. The lighting plan shall address the following criteria: a. Lighting shall be fully shielded to minimize glare and painted to match the surface it is attached to. b. Light fixtures shall be architecturally compatible with the structure's design. c. Structure entrances should be well lit. d. Lighting and trees should not conflict with one another. e. The design of exterior parking lot lighting fixtures shall be compatible with the architecture used in the development and not be on poles over 25 feet high 23. The applicant shall submit a Master Sign Program for the property to the Planning Division for review and approval prior to finalization of building permits for the project. Window signs shall not cover more than 15% of window and glass door Planning Commission Meeting December 19,2016 Page 16 of 19 areas. All banners and temporary signs shall be permitted by the Rosemead Planning Division prior to installation. 24. The new trash enclosure shall comply with the currently applicable section of the Rosemead Municipal Code. 25. A final landscape and irrigation plan shall be submitted to the Planning Division for review and approval prior to the issuance of building permits. The landscape and irrigation plan shall comply with the City's Water Efficient Landscape Ordinance and with the Guidelines for Implementation of the Water Efficient Landscape Ordinance and include a sprinkler system with automatic timers and moisture sensors. 26. A construction notice shall be mailed to residents within a 300' radius from the project site to inform them of the commencement of construction. 27. All parking spaces comply with the currently applicable section of the Rosemead Municipal Code. All covered parking spaces shall be free and clear with no obstruction. Engineering Conditions of Approval GENERAL 28. A Topographic survey indicating right of way dimensions, existing sidewalk dimensions, street dimensions, street cross sections at Valley Boulevard and Rio Hondo Avenue, utilities, easements, etc. 29. No Certificate of Occupancy shall be obtained if the improvements are not installed. Otherwise, the developer must submit an Undertaking Agreement and a Faithful Performance and Labor and Materials Bond in the amount estimated by the City Engineer guaranteeing the installation of the improvements. 30. The City reserves the right to impose any new plan check and/or permit fees. 31. The catch basins fronting the proposed project shall be modified, to provide automatic retractable screens to screen storm water from trash, etc. to the satisfaction of the City Engineer. All new on-site storm drainage systems shall be designed to retain the first 3/4 inches of storm water runoff and to prevent cross lot drainage and comply with all storm water regulations. 32. Prior to performing any grading, obtain a permit from the Engineering Department. Submit grading and drainage plans per the City's grading guidelines and the latest edition of the Los Angeles County Building Code. The plans shall be stamped and signed by a California State Registered Civil Engineer. Planning Commission Meeting December 19,2016 Page 17 of 19 33. A grading and drainage plan must provide for each lot having an independent drainage system to the public street, to a public drainage facility, or by means of an approved drainage easement. 34. Historical or existing storm water flow from adjacent lots must be received and directed by gravity to the public street, to a public drainage facility, or an approved drainage easement. 35. Prepare and submit hydrology and hydraulic calculations for sizing of all proposed drainage devices. The analysis shall also determine if changes in the post development versus pre development conditions have occurred. The analysis shall be stamped by a California State Registered Civil Engineer and prepared per the Los Angeles County Department of Public Works Hydrology Method. 36. All grading projects require an Erosion Control Plan as part of the grading plans. Grading permit will not be issued until and Erosion Control Plan is approved by the Engineering Department. ROAD 37. New drive approaches shall be constructed at least 3' from any above-ground obstructions in the public right-of-way to the top of "x" or the obstruction shall be relocated. New drive approaches shall be limited to the frontage of the parcel. The drive approach is intended to serve, and is designed to the satisfaction of the City Engineer. 38. All work proposed within the public right-of-way shall require permits from the Public Works Department. 39. Remove and replace existing curb and gutter from property line to property line. 40. Remove and replace sidewalk from property line to property line, color shall be Barcelona Brown from Scofield Products or approved equal. 41. Parkway Trees shall be minimum 48-inch box along Valley Boulevard and 36- inch box along Rio Hondo and proposed parking lot. 42. Remove and construct driveway approaches as indicated on the plans. 43. Remove and replace Alley Driveway as indicated on the plans. SEWER 44. Prepare and submit a sewer calculations analysis for sizing of proposed laterals including capacity conditions of existing sewer trunk line. The analysis shall be Planning Commission Meeting December 19,2016 Page 18 of 19 prepared and stamped by a California State Registered Civil Engineer and approved per the Los Angeles County Department of Public Works Guidelines. 45. All existing laterals to be abandoned shall be capped at the public right of way to the satisfaction of the City Engineer and the Building Official of the City of Rosemead. UTILITIES 46. All power, telephone and cable television shall be underground. 47. Any utilities that are in conflict with the development shall be relocated at the developer's expense. WATER 48. Prior Certificate of Occupancy a statement from the water purveyor indicating compliance with the Fire Chiefs fire flow requirements. Planning Commission Meeting December 19,2016 Page 19 of 19 EXHIBIT "D" 05931 I 1 2005 _ J VALLEY Z 4 BLVD atl % 8y q u I Q .a l' hC j . De © " . , p O . yi ° i iiiy '�. 'ys4A°a O5 ISO▪ z o 1 a © s ^ ® o © � . n n _, 1M r'' - SYEELE St v SUBJECT -1 f TRACT NO. 6266 _ TRACT NO. 19231_ SITE M.B. 132-98-99 M.B.522-43-44 RANCHO SAN FRANCISQUITO my izm9 p, -31-32 NXIf En PARCEL 10 MAP PARCEL MAP PM.105-fi0 PM.327-13-14 .u.....on.