HomeMy Public PortalAboutCommunity Development Director Resolution 19-0019 CDD 5570 Rosemead BoulevardCity of Temple City
Resolution 19-0019 CDD
File PL A4556
Address: 5570 Rosemead Boulevard
A RESOLUTION OF THE TEMPLE CITY COMMUNITY DEVELOPMENT DIRECTOR
APPROVING A MAJOR SITE PLAN REVIEW TO DEVELOP A FOUR-STORY, MIXED-
USE PROJECT CONSISTING OF 73 DWELLING UNITS, TWO WORK/LIVE UNITS, AND
APPROXIMATELY 18,948 SQUARE FEET OF COMMERCIAL AREA, THE PROJECT
WILL ALSO INCLUDE 63 PARKING SPACES ON THE GROUND FLOOR AND HAVE
ONE SUBTERRANEAN LEVEL PARKING CONSISTING OF 117 PARKING SPACES, THE
PROJECT SITE IS ADDRESSED AS 5570 ROSEMEAD BOULEVARD,
SECTION 1. The Director has considered all of the evidence submitted into the
administrative record which includes but is not limited to:
1. Reports and presentations of project related data and analysis prepared by the
Community Development Department; and
2. The Temple City Municipal Code, General Plan, Subdivision Map Act, and all other
applicable regulations and codes; and
3. Public comments, both written and oral, received or submitted at or prior to the
public hearing; and
4. Testimony and comments submitted by the applicant and representatives in both
written and oral form at or prior to the public hearing; and
5. All other related documents received or submitted at or prior to the public hearing.
SECTION
2. This resolution is made with reference to
the following prefacing facts as
more
fully
set forth in the administrative record:
1.
On
October 11, 2018, the applicant submitted the application.
2.
On
September 3, 2019, the application was deemed
complete.
3.
On
September 17, 2019, the Director held a
public hearing to consider the
application.
4.
Notice of the Director public hearing was posted
at the Council Chambers.
Resolution No 19-0019 CDD
He No: PL 18-1556
5570 Rosemead Boulevard
Page 2 of 5
5. Notice of the public hearing was published in a newspaper of general circulation
at least ten days prior to the hearing.
6. Notice of the public hearing was mailed to property owners within 500 feet of the
property at least ten days prior to the hearing.
7. Notice of the public hearing satisfied the noticing requirements set forth in
Government Code Sections 65090 and 65091.
8. The project site is located in the Mixed Use Boulevard (MU -B) district of the
Crossroads Specific Plan (CSP).
9. The project site is designated Commercial by the General Plan.
SECTION 3. Based upon the information above, the Community Development Director
finds:
1. The construction complies with all applicable provisions of this chapter
(TCMC 94E-2);
The development plans have been reviewed under the development standards of
the CSP and the Zoning Code. The proposed four-story mixed-use development is
found to be consistent with all applicable development standards. The mixed-use
project is proposed at the maximum density of 55 dwelling units per acre, and
provides the minimum commercial FAR (0.32), and is below the maximum FAR
(1.44). The project also meets the minimum/maximum lot coverage, open space,
setbacks, and average setbacks required for the fourth floor. There will be 63
parking spaces provided on the ground level for the commercial units and 117
parking spaces will be available in the subterranean level for the residents and their
guests. Therefore, the project meets this finding.
2. The construction is consistent with the General Plan, any specific plan, and
anJ special design theme adopted by the City for the site and vicinity;
The proposed mixed-use project is consistent with the Commercial designation for
the property by the General Plan. One of the goals of the Mid -Century General Plan
is that there be a mix of uses integrating commercial and residential in the
community. The proposed mixed-use development meets that goal of creating a
safe pedestrian -active environment. Additionally, the City established several
Resolution No 19-0019 CDD
File No: PL 18-1556
5570 Rosemead Boulevard
Page 3 of 5
policies in supporting the vision for the CSP. The proposed development meets
several of these policies, which includes: transition from auto -oriented commercial
corridor to a mixed-use, multi -modal area with housing, retail and services,
restaurants, and recreation and open space; promote the development of diverse
retail, personal service, and restaurant uses to serve the needs and interest of the
residents of Temple City and its surrounding markets; and the proposed
development will employ a sustainable building that minimizes water use and
energy consumption.
The commercial use for the development will be regulated by the CSP and primarily
limited to uses that require parking at a ratio of up to four spaces per 1,000 square
feet. The applicant did indicate that they hope to attract fast casual restaurants for
some of the commercial space, which requires four parking spaces per 1,000 square
feet for businesses that are up to 1,500 square feet; any food establishment greater
than 1,501 square feet requires a higher parking ratio. To ensure that the project
will be of a high quality design, the City retained a consultant to review the
architectural plans against the CSP's design guidelines. The City's architectural
consultant and City staff have determined that the project has meet all of the MU -
development standards and design guidelines specified in the CSP. Therefore,
the project meets this finding.
3. The approval
of the site
plan review is
in compliance with the California
Environmental
Quality Act
(CEQA);
Pursuant to the California Environmental Quality Act (CEQA) Guidelines Section
15183, the proposed project meets the density requirements established by an
existing specific plan for which an EIR was certified. An environmental initial study
was prepared by an independent third party environmental consultant. City staff
has reviewed and evaluated the project and the project's environmental impacts
and has determined that the project would not create any project -specific
significant effects, which are peculiar to the project or its site. Therefore, the project
meets this finding.
4. The proposed structures, signs, site development, grading and/or
landscaping are compatible in design, appearance and scale, with existing
uses, development, signs, structures and landscaping for the surrounding
area; and
Resolution No 19-0019 CDD
File No: PL 18-1556
5570 Rosemead Boulevard
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The proposed four-story, mixed-use development is compatible with the
surrounding uses in the area. The shopping center across the street, west of the
site, is a traditional large strip mall developed in the mid -1970's. The strip mall
consists of multiple buildings located along the rear of the site with lots of parking
spaces between the buildings and Rosemead Boulevard. The properties north and
south of the project site include various older single- and two-story commercial
buildings, as well as some older multi -family residential uses. The property to the
south is the newest development on this block, which is a 14,457 square -foot, two-
story commercial building constructed in 2000. There is a wide variety of uses on
the east side of Rosemead Boulevard, between Broadway and Las Tunas Drive.
There are some auto -related uses (gas station, oil change, window tint and car
wash), medical uses, professional and personal uses, and one food establishment.
The properties to the east are a mixture of older and newer multi -family residential
developments. The proposed mixed-use development provides a significant
setback that is more than twice the required setback from the rear property line
with the nearest residence being nearly 43 feet away. Additionally, landscaping will
be required for the development along the north and east property lines to provide
additionally buffering between the new development and the existing multi -family
residential uses. Therefore, the project meets this finding.
5. The site is adequate in size and shape to accommodate the proposed
structures, yards, walls, fences, parking, landscaping, and other development
features.
The site is 247.34 feet wide and depths of 206.834 feet and 279.167 feet for a total
lot area of 58,248 square feet or 1.37 acres. The proposed project, a mixed-use
building with four levels, including the fourth floor units having a small mezzanine
area, and one level of subterranean parking, can be adequately located on the
property given the lot dimensions and lot size. Sufficient off-street parking will be
provided in compliance with the CSP development standards. The site will have
vehicular access from one driveway that has been reviewed and approved by the
City Engineer and Los Angeles County Fire Department. Pedestrian access will be
provided at the main entrance for the building and a sidewalk adjacent to the
project's driveway, both accessible from Rosemead Boulevard. Therefore, the
project meets this finding.
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5570 Rosemead Boulevard
Page 5 of 5
SECTION 4. This project is Categorically Exempt from environmental review pursuant to
Section 15183 (Projects consistent with a Community Plan [Crossroads Specific Plan]) of
the California Environmental Quality Act Guidelines.
SECTION 5, Accordingly, File No. 18 1556 a request for a major site plan review to
develop a mixed-use development is approved, subject to the applicant complying with
all requirements of the Temple City Municipal Code and the conditions as set forth in
Exhibits A through C to this resolution.
SECTION 6. The Planning Secretary shall certify to the adoption of this Resolution.
EXHIBITS
A. Planning Division Conditions of Approval
B. Building Division Conditions of Approval
C. Engineering and Public Works Division Conditions of Approval
ommunity D elopmen (rector
I hereby certify that the foregoing Resolution was adopted by the Director of the
City of Temple City at a meeting held on the 17th of September, 2019, by the following
vote:
Planning Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Planning
Conditions of Approval
5570 Rosemead Boulevard
Project Specific Conditions
1. The major site plan review must be in substantial compliance with the
development plans dated September 6, 2019, except as modified by these
conditions of approval. The project is a four-story building, mixed -used
development consisting of a total floor area of approximately 102,617
square feet. The commercial floor area will be approximately 17,293 square
feet, not including the 1,699 square feet of outdoor seating area, and 73
residential apartments totaling 83,671 square feet.
2. Prior to building plan check submittal, the applicant must submit revised
plans or provide documentation to the Community Development
Department for review and approval. The revised plans or documentation
must include address the following:
a. A revised landscaping plan with landscaping added along the rear
property line near the end of the driveway.
b. A revised landscaping plan demonstrating that all proposed utilities are
adequately screened to the satisfaction of the Community Development
Department.
c. A revised landscaping plan must be provided demonstrating a new
planter area between the north property line and the driveway for the
site.
d. Specification for the exterior lighting and lighting fixtures.
e. The proposed perimeter walls for the site must have a stucco
appearance, split face, or other material that complement the building
to the satisfaction of the Community Development Department. All walls
or fences visible from the public right-of-way must complement the
building.
f. All proposed improvements within the City's public right-of-way must
be reviewed and approved by the Community Development
Department. This includes but is not limited to new driveway approach,
sidewalk improvements, new street tree(s), bicycle rack(s), planter,
pedestrian light, relocation or new utilities, etc.
File PL 18-1556
5770 Rosemead Boulevard
3. The proposed shade/lantern element with the cutout camellia flowers must
not create a glare or reflection that would be hazardous to motorists on
Rosemead Boulevard.
4. Occupancy of the commercial out area: the allocation of commercial space
between restaurant and retail uses must not create a parking demand
greater than the parking supply as determined by the Crossroads Specific
Plan. Each commercial unit must have a minimum floor area of 1,000 square
feet.
5. Parking and Loading: No commercial delivery and loading activities will be
allowed on Rosemead Boulevard or in the designated fire lane. All
commercial delivery activities must occur during the non -peak food
establishment between 8:00 a.m. to 11:00 a.m. in the morning and 2:00 p.m.
to 5:00 p.m. in the afternoon. The Community Development Director will
have the authority to modify the truck delivery hours if it is found that truck
deliveries are disrupting site access and/or on-site parking. This does not
include parcel delivery services.
6. Parking for residential guests: the project must have signs demonstrating
that additional guest parking for the residential units are available in the
subterranean level. Signs must be installed on the ground floor prohibiting
residential tenant parking. Signs must be installed prior to the issuance of a
certification of completed construction or temporary certificate of
occupancy.
7. A photometric study must be reviewed and approved to the satisfaction of
the Community Development Department. The site lighting plan must
include the underground parking structure, ground level parking, and all
exterior lighting. Light shields must be included to minimize the glare
affecting the adjacent residential properties.
8. A detailed Master Sign Program must be submitted prior to the issuance of
certificate of occupancy. No "canned' signs will be allowed at the project
site for the commercial tenants on the ground floor. All signs must be
reviewed and approved by the Community Development Department,
9. The property manager will be responsible for keeping the trash area(s)
clean
and ensure that the trash lids are closed when not being used to help reduce
odors to the neighboring properties. Adequate trash services must be
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provided to the satisfaction of the Community Development Director, The
Community Development Director will have the ability to require additional
trash services to address complaints from neighboring properties.
10. Any graffiti or acts of vandalism must be removed or repaired within 48
hours.
11. Underground Utilities: All utilities shall be provided underground from the
primary service point in the public right-of-way or on a rear property line,
to service panels or facilities on buildings. Prior to issuance of building
permits, provide to the City's Community Development Director a detailed
utility plan for review and approval showing all utility pipes, wires and
conduits, and their respective points of connection. All water meters must
be located outside of the sidewalk.
12. The balconies for the residential units must be kept clean and uncluttered.
Storage of personal belongings (e.g., bicycles, boxes, storage bins, laundry,
or similar items subject to the Community Development Director) are not
allowed. The balconies may not be fenced in, wired in, or material used that
would enclose or semi -enclose the balconies.
13. All kitchen hood ventilation for food and drink establishments at the project
site should be vented to the roof and must utilize air scrubbers to reduce
air pollution on adjacent properties. Unless it is demonstrated that it is not
feasible, venting should be limited to the front or side building elevations
on the front 50 percent of the lot.
Site Plan Review Conditions
14. The property manager must provide pest control services to the satisfaction
of the Community Development Director. The Community Development
Director will have the ability to require additional pest control services to
address complaints from neighboring properties.
15. In the instance that construction does not occur within six months of
demolition of the existing structures on the site, the property owner must
install a six-foot chain-link fence parallel to Rosemead Boulevard. The fence
must have a green screen and be set back five feet from the front property
line. The area between the screen and the front property line must be
maintained with landscaping and an automatic irrigation system.
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16. Permits will not be finaled and/or Certificate of Occupancy issued until the
project is fully completed to the satisfaction of the Community
Development Department,
17. During the site preparation and grading phases, the construction
contractors should minimize the area disturbed by clearing, grading, earth
moving, or excavation operations to prevent excessive amounts of dust.
18. During the site preparation and grading phases, the construction
contractors should treat all graded and excavated material, exposed soil
areas, and active portions of the construction site, including unpaved on-
site roadways to minimize fugitive dust. Treatment shall include, but not
necessarily be limited to, periodic watering, application of environmentally
safe soil stabilization materials, and/or roll compaction as appropriate.
Watering shall be done as often as necessary, and at least twice daily,
preferably in the late morning and after work is done for the day.
19. During construction, the construction contractors should stop all clearing,
grading, earth moving, and excavation operations during periods of high
winds (20 miles per hour or greater, as measured continuously over a one-
hour period).
20. During grading, excavation, and the construction, the project shall
implement the recommendations made in the Report of Geotechnical
Engineering Investigation including, but is not limited to, the removal of
surficial soils, treatment of removal bottoms, structural backfill, foundation
design, foundation construction, concrete slabs, retaining wall drainage, and
temporary excavation and backfill.
21. Noise and groundborne vibration construction activities whose specific
location on the Project Site %e.g., operation of compressors and generators,
cement mixing, general truck idling) shall be conducted as far as possible
from the nearest noise and vibration -sensitive land uses.
22. When possible, construction activities shall be scheduled so as to avoid
operating several pieces of equipment simultaneously, which causes high
noise levels.
23. Flexible sound control curtains shall be placed around all drilling
apparatuses, drill rigs, and jackhammers when in use.
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24. The project contractor shall use the newest available power construction
equipment with standard recommended noise shielding and muffling
devices.
25. The local power grid should be used for all feasible equipment to limit
generator noise. No generators larger than 25 KVA should be used and, in
cases where a generator is necessary, it should have a maximum noise
muffling capacity and be operated at the lowest power setting required to
minimize the resulting noise. All variable message/sign boards shall be solar
powered or connected to the local power grid.
26. Temporary noise barriers should be made of noise -resistant material
sufficient to achieve a Sound Transmission Class (STC) rating of STC 30 or
greater, based on sound transmission loss data taken according to ASTM
Test Method E90. Such a barrier may provide as much as a 10 dB insertion
loss, provided it is positioned as close as possible to the noise source or to
the receptors. To be effective, the barrier must be long and tall enough (at
least eight feet tall) to completely block the line -of -sight between the noise
source and the receptors. The gaps between adjacent panels must be filled
in to avoid having noise penetrate directly through the barrier.
27. All construction trucks shall be restricted to truck routes approved by the
City, which shall avoid residential areas and other sensitive receptors to the
extent feasible. The contractor shall provide the proposed truck routes to
the City Engineer prior to the issuance of demolition, grading, and building
permits.
28. Two weeks prior to the commencement of construction at the project site,
notification shall be provided to the immediate surrounding off-site
residential and school properties that discloses the construction schedule,
including the various types of activities and equipment that would be
occurring throughout the duration of the construction period. The notice
must include the contractor's contact information, including but not limited
to: name, phone number, address, and email. Prior to any pile driving
activities at the project site, a 48-hour notice must be provided to
immediate surrounding off-site properties.
29. Equipment warm-up areas, water tanks, and equipment storage areas shall
be located a minimum of 45 feet from abutting sensitive receptors.
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30. Prior to
the issuance of
building permits,
the applicant
shall prepare and
submit a
traffic calming
plan for Rosemead
Boulevard, if
necessary.
31. Substantial Compliance: The development must be in substantial
compliance with the submitted approved site, floor, elevation, landscape,
and other applicable plans.
32. No Lesser Elements: The project must not be developed with lesser
architectural elements or components intended to complement the
architectural style and design of the development than is proposed in the
submitted approved plans.
33. Building permits must be finaled and/or Certificate of Occupancy issued
until the project is fully complete to the satisfaction of the Community
Development Department.
34. Expiration: Site Plan Review approval by the Community Development
Department will expire if the project is not exercised within 24 months from
the date of approval.
35. Hardscape: The hardscape shown on the landscape plan and the
architectural plans must be consistent in size, location, and material. The
applicant is responsible for submitting plans that are internally consistent.
The Planning staff will verify compliance with this condition prior to
approving plans for building permit issuance. Proposed changes to the
hardscape will be reviewed and approved by the Planning staff prior to
installation or construction. Changes to the proposed hardscape must be
shown on both the architectural site plan and the landscape plan.
36. Water Efficient Landscaping: The landscaping of the site must be
implemented to fully comply with the criteria of the City's Water Efficient
Landscape Ordinance. Prior to permits being approved, the applicant must
provide the required Landscape Documentation Package or a
demonstration that the Prescriptive Measures have been met. The
Landscape Documentation Package is required for the projects with an
aggregate landscape area over 2,500 square feet. A project with an
aggregate landscape area between 500 to 2,500 square feet will comply with
the Prescriptive Measures or submit a Landscape Documentation Package.
The Landscape Architect must certify conformance with the Ordinance on a
form provided by the Community Development Department.
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37. Walls and fences: Walls and fences must be designed in a style, material and
color that complement the architecture of the dwelling units to which they
are attached. Concrete masonry unit (CMU) walls will be constructed with
slump block, split face, or other decorative block style. Both sides of all
perimeter walls or fences should be architecturally treated.
38. Submittal of Soils Analysis Report: For sites that will be regraded and a
Landscape Documentation Package (LDP) is required, a soils characteristic
report will not be a required portion of the LDP. After the site is graded the
property owner must perform a soils test for agricultural suitability including
a soils analysis report and specific amendment recommendations. Soil
testing must be done following final grading and before planting, as the
surface soil in landscape areas may change due to grading work. Any soil
amendments listed in the specifications are for bidding purposes only.
Contractor must adjust actual amendments and backfill mixes to conform
to soil analysis report recommendations. Prior to requesting a final
inspection from Planning staff, the property owner or contractor must
provide evidence in the form of receipts for the soil amendment and
invoices for services provided to the Planning Division.
39. Certification of Correct Landscape Installation: Prior to requesting a final
inspection from the Community Development Department the applicant
must provide to the Planning Division a certification (on a form provided by
the Planning Division) from a landscape architect that the landscape and
irrigation installed on the project site conform to the approved landscape
plan and the applicable Water Efficient Landscape Ordinance. If
modifications to the landscape plan are proposed, the applicant must
provide to the Planning staff a revised plan prior to final inspection and the
Planning staff must review the plan to determine compliance with the
Residential Design Guidelines as well as the Water Efficient Landscape
Ordinance. This condition will be enforced to demonstrate compliance with
Temple City Municipal Code Section Table 9-1M-15 Table A, for applicants
applying for a floor area ratio incentive related to landscape design.
40. Grade and Drainage: At the time of submittal for building plan check, the
applicant must submit plans showing:
a. Existing grade of the subject and adjacent sites and
b. Existing drainage patterns for the subject and adjacent sites.
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c. Consistency of Plans: At the time of submittal for building plan check
the applicant must submit architectural, grading, and drainage plans that
are consistent with one another and correctly demonstrate the proposed
grading.
41. Cross Lot Drainage: Where existing drainage flows from adjacent sites, then
the subject site must continue to accept cross lot drainage and should not
be designed in such a way as to drain toward adjacent sites. The subject
site may not create any barriers that prohibit existing drainage flows from
adjacent sites. The applicant must submit plans for building plan check
demonstrating compliance with this requirement and the Planning and
Building Division will verify compliance. In cases where compliance with this
condition is deemed not feasible by the City, the Director will approve
modifications to encourage as much onsite infiltration and detention as
feasible.
42. Grade Differences: If the proposed finished grade will not alter existing
cross lot drainage patterns, the difference between the grade of the subject
site and adjacent sites must be within eight inches. If the proposed finished
grade will alter existing cross lot drainage patterns, the applicant must
demonstrate how the subject property will address existing cross lot
drainage patterns.
43. Grading and Drainage Plans: The applicant must submit grading and
drainage plans that demonstrate compliance with this requirement. The
Planning and Building Divisions will review plans for compliance with this
requirement. The Building Division will verify compliance during
inspections.
44. Tree Planting: Prior to building permits being finaled, the applicant must
plant two, 24 inch box trees in the public right of way along Rosemead
Boulevard. The species of the tree will be determined by the City's Urban
Forestry staff. The tree(s) must be planted, staked, and irrigated per the
City's street tree details, which must be shown on the landscape plan. The
contractor must call the Urban Forestry staff at (626) 285-2171 ext. 4500 to
arrange for the staff to be present during planting. Prior to permits being
finaled the applicant must call the Urban Forestry staff to inspect that that
the tree was planted and staked correctly.
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5770 Rosemead Boulevard
Conditions Pertaining to the Mitigation Measures
45. The project shall be subject to all applicable provisions of the City's Low
Impact Development Standards,
46. Exterior Lighting: All exterior lighting operated or maintained in conjunction
with any activity or purpose on the premises, shall be so arranged as to
reflect the light away from any premises upon which a dwelling unit is
located. The lighting elements thereof shall be directed or shielded so as to
not be directly visible from any dwelling unit on the same or adjacent
premises.
47. Project applicants/construction contractors for new development projects
within the Specific Plan Area shall be required to use construction
equipment that meets the US Environmental Protection Agency (EPA) Tier 4
emissions standards for off-road diesel -powered construction equipment
with more than 50 horsepower, unless it can be demonstrated to the City of
Temple City Community Development Department that such equipment is
not available. Any emissions -control device used by the construction
contractor shall achieve emissions reductions that are no less than what
could be achieved by a Level 4 diesel emissions control strategy for a
similarly sized engine, as defined by the California Air Resources Board's
regulations.
Prior to the commencement of construction activities, the construction
contractor shall ensure that all demolition and grading plans clearly show
the requirement for EPA Tier 4 or higher emissions standards for
construction equipment over 50 horsepower. During construction, the
construction contractor shall maintain a list of all operating equipment in
use on the construction site for verification by the City of Temple City
Community Development Department. The construction equipment list
shall state the makes, models, and numbers of construction equipment
onsite. Equipment shall be properly serviced and maintained in accordance
with the manufacturer's recommendations. Construction contractors shall
aISO ensure that all nonessential idling of construction equipment is
restricted to five minutes or less in compliance with California Air Resources
Board's Rule 2449.
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48. Project applicants/construction contractors for new development projects
within the Specific Plan Area shall be required to prepare a dust control plan
and implement the following measures during ground -disturbing
activities—in addition to the existing requirements for fugitive dust control
under South Coast Air Quality Management District (SCAQMD) Rule 403—
to further reduce PM10 and PM2.5 emissions. The City of Temple City
Community Development Department shall verify that these measures have
been implemented during normal construction site inspections.
a. Following all grading activities, the construction contractor shall
reestablish groundcover on the construction site through seeding and
watering within 21 days after active operations have ceased.
b. During all construction activities, the construction contractor shall sweep
streets with SCAQMD Rule 1186–compliant, PM10-efficient vacuum
units on a daily basis if silt is carried over to adjacent public
thoroughfares or occurs as a result of hauling.
c. During all construction activities, the construction contractor shall
maintain a minimum 24 -inch freeboard on trucks hauling dirt, sand, soil,
or other loose materials and shall tarp materials with a fabric cover or
other cover that achieves the same amount of protection.
d. During all construction activities, the construction contractor shall water
exposed ground surfaces and disturbed areas a minimum of every three
hours on the construction site and a minimum of three times per day.
e. During all construction activities, the construction contractor shall limit
onsite vehicle speeds on unpaved roads to no more than 15 miles per
hour.
49. Prior to the issuance of building permits for new development projects
within the Specific an Area, the project applicant shall show on the
building plans that all major appliances (dishwashers, refrigerators, clothes
washers, and dryers) to be provided/installed are Energy Star -certified
appliances or appliances of equivalent energy efficiency. Installation of
Energy Star -certified or equivalent appliances shall be verified by the City of
Temple City Community Development Department prior to the issuance of
a certificate of occupancy.
50. For development projects within the Specific Plan Area that generate 50 or
more peak hour trips, the project applicant shall submit a Transportation
Demand Management (TDM) plan to the City of Temple City Community
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Development Director for review and approval. TDM strategies that could
be implemented include but are not limited to:
a. Car sharing
b. Carpool/vanpool
c. Unbundled parking (parking spaces are rented or sold separately, rather
than automatically included with the rent or purchase price of a
residential or commercial unit)
d. Joint use (shared parking)
e. Transit, bicycle, and pedestrian system improvements
f. Trip reduction incentives to employees, such as free transit passes
51. Prior to issuance of building permits for non -single-family residential and
mixed-use residential development projects within the Specific Plan Area,
the project applicant shall indicate on the building plans that the following
features have been incorporated into the design of the building(s). Proper
installation of these features shall be verified by the City of Temple City
Community Development Department prior to the issuance of a certificate
of occupancy.
a. Electric vehicle charging shall be provided as specified in Section
A4.106.8.2 (Residential Voluntary Measures) of the CALGreen Code.
b. Bicycle parking shall be provided as specified in Section A4.106.9
(Residential Voluntary Measures) of the CALGreen Code.
52. Project applicants for future development projects with intact extant
building(s) more than 50 years old shall prepare and submit a historic
resource technical study to the City of Temple City for review and approval.
The technical study must be prepared by a qualified architectural historian
meeting the Secretary of the Interior Standards, and must be submitted
prior to building plan check. The study shall evaluate the significance and
data potential of the resource in accordance with these standards. If the
resource meets the criteria for listing on the California Register of Historical
Resources (Pub. Res. Code Section 5024.1, Title 14 CCR, Section 4852): 1)
mitigation shall be identified within the technical study that ensures the
value and integrity of the historical resource is maintained in accordance
with the Secretary of the Interior Standards, or 2) provide evidence that
retention/relocation of the historical resources is not feasible through a
credible feasibility study and provide mitigation to preserve the historical
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value through recordation, interpretive, commemorative, or educational
measures.
53. Prior to issuance of grading permits for excavations at depths of greater
than six feet, the City of Temple City shall ensure that an archeologist who
meets the Secretary of the Interior's Standards for professional archaeology
has been retained by the project applicant/construction contractor and will
be on call during the grading activities associated with the aforementioned
depths. Evidence of the contracted professional retained shall be provided
to the City's Community Development Department. If any evidence of
archaeological or cultural resources is discovered during the grading
activities, the following measures shall be taken:
a. The Soboba Band of Luiseno Indians shall be notified of the find(s). The
tribe shall coordinate with the contracted archeologist to determine if a
certified Native American monitor is needed to assess the find.
b. All below -grade work shall stop within a 50 -foot radius of the discovery.
Work shall not continue until the discovery has been evaluated by the
contracted archaeologist and in consultation with the Native American
monitor.
c. A qualified archaeologist shall assess the find(s) in coordination and
consultation with the appropriate City staff and Native American
monitor to determine if they are of archeological or cultural value. If the
find(s) are of value, then the following steps shall be taken:
i. The archaeologist shall draft a monitoring program and monitor
all ground -disturbing activities related to the project. The
monitoring program shall include accommodations and
procedures for Native American monitors.
ii. The archeologist shall prepare all potential finds in excavated
material to the point of identification.
iii. Significant archaeological and/or cultural resources found shall
be preserved as determined necessary by the archaeologist and
in consultation with the Native American monitor.
iv. Excavated archeological finds shall be offered to the Los Angeles
County Museum of Natural History or California State University,
Fullerton, or its designee for curation on a first -refusal basis. After
which, finds shall be offered to a local museum or repository
willing to accept the resource.
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v. Within 30 days of completion of earth -moving activities, the
archeologist shall draft a report summarizing the finds and shall
include the inspection period, an analysis of any resources found,
and the present repository of the items.
vi. The archaeologist's report shall be submitted to the City for
review and approval and filed with the County of Los Angeles and
South Central Coastal Information Center at the California State
University, Fullerton.
54. Prior to issuance of grading permits for excavations at depths of greater
than six feet, the City of Temple City shall ensure that a county -certified
paleontologist has been retained by the project applicant/construction
contractor and will monitor all grading and other significant ground -
disturbing activities that occur more than six feet below the ground surface
in areas of Holocene and late Pleistocene deposits. Evidence of the
contracted professional retained shall be provided to the City's Community
Development Department. If any evidence of paleontological resources is
discovered during grading and ground -disturbing activities, the following
measures shall be taken:
a. All below -grade work shall stop within a 50 -foot radius of the discovery.
Work shall not continue until the discovery has been evaluated by a
qualified paleontologist.
b. A qualified paleontologist in coordination with the appropriate City staff
shall assess the find(s) and determine if they are of paleontological value.
If the find(s) are of value, then:
c. The paleontologist shall draft a monitoring program and monitor all
ground disturbing activities.
d. The paleontologist shall prepare all potential finds in excavated material
to the point of identification.
e. Significant paleontological resources found shall be preserved as
determined necessary by the paleontologist.
f. Excavated finds shall be offered to the Los Angeles County Museum of
Natural History or its designee for curation on a first -refusal basis. After
which, finds shall be offered to an accredited and permanent scientific
institution for the benefit of current and future generations.
g. Within 30 days of completion of the end of earth -moving activities, the
paleontologist shall draft a report summarizing the finds and shall
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include the inspection period, an analysis of any resources found, and
the present repository of the items.
h. The paleontologist's report shall be submitted to the City for review and
approval. Any resulting reports shall also be filed with the County of Los
Angeles and the permanent scientific institution where the resources are
curated.
55. Prior to the issuance of demolition permits for any buildings or structures
(both residential and nonresidential) constructed prior to 1995, the project
applicant/developer shall conduct the following inspections and
assessments for all buildings and structures onsite and shall provide the City
of Temple City Community Development Department with a copy of the
final report of each investigation or assessment.
a. The project applicant/developer shall retain a California Certified
Asbestos Consultant (CAC) to perform abatement project planning,
monitoring (including air monitoring), oversight, and reporting of all
asbestos containing materials (ACM) encountered. The abatement,
containment, and disposal of all ACM shall be conducted in accordance
with the South Coast Air Quality Management District's Rule 1403 and
California Code of Regulation Title 8, Section 1529 (Asbestos).
b. The project applicant/developer shall retain a licensed or certified lead
inspector/assessor to conduct the abatement, containment, oversight,
and disposal of all lead waste encountered. The contracted lead
inspector/assessor shall be certified by the California Department of
Public Health (CDPH). All lead abatement shall be performed by a CDPH-
certified lead supervisor or a CDPH-certified worker under the direct
supervision of a lead supervisor certified by CDPH. The abatement,
containment, and disposal of all lead waste encountered shall be
conducted in accordance with the US Occupational Safety and Health
Administration Rule 29; CFR Part 1926; and California Code of
Regulation, Title 8, Section 1532.1 (Lead).
Evidence of the contracted professionals attained by the project
applicant/developer shall be provided to the City of Temple City Community
Development Department.
56. If soil is encountered during grading and construction activities that is
suspected of being impacted by hazardous materials, work at the subject
construction activity area shall be halted, and the suspect site conditions
shall be evaluated by a qualified environmental professional. The results of
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the evaluation shall be submitted to the Department of Toxic Substances
Control (DTSC), or the Santa Ana Regional Water Quality Control Board
(RWQCB) or other applicable oversight agency, as appropriate, and the
necessary response/remedial measures shall be implemented—as directed
by DTSC, RWQCB, or other applicable oversight agency—until all specified
requirements of the oversight agencies are satisfied and no further action
status is attained. The results shall also be provided to the City of Temple
City Community Development Department.
General Conditions
57. The applicant and property owners, and their successors in interest, will
indemnify and defend the City of Temple City and its officers, employees,
and agents from and against all liability and costs relating to the City's
actions concerning this project, including (without limitation) any award of
litigation expenses in favor of any person or entity who seeks to challenge
the validity of any of the City's actions or decisions in connection with this
project. The City will have the sole right to choose its counsel and property
owners must reimburse the City's expenses incurred in its defenses of any
lawsuit challenging the City's actions concerning this project.
58. The property must be consistently maintained and kept free of weeds, trash,
debris, abandoned vehicles, vacated equipment, etc. to the satisfaction of
the Community Development Director.
59. Building permits must be obtained for all construction activities of the
project including tenant improvements.
60. Construction plans or tenant improvement plans must include a sheet
containing each page of these conditions of approval at the time of building
plan check submittal.
61. This resolution will not become valid until such time that the
applicant/property owner has signed the Acceptance of Project Conditions
Form acknowledging acceptance of the Conditions of Approval.
62. During any demolition and/or construction, noise will be controlled by
limiting work on the site to 7:00 a.m. through 6:00 p.m., Monday through
Saturday, and by requiring all trucks and motorized equipment to have
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proper operating mufflers. No construction work may occur on Sundays or
Federal holidays.
63. Disposal of Construction Waste: No construction activity waste or material
of any kind, including plaster, cement, paint, mud, or any other type of
debris or liquid will be allowed to be disposed of in the street or gutter,
storm drain, or sewer system. All construction debris spills must be removed
daily and must use necessary dust control measures. Failure to comply with
this condition will result in charges filed by the District Attorney,
64. This approval will automatically expire 24 months from the date of approval
if said approval is not exercised within that time. If the project is not
commenced prior to the expiration date, the applicant may apply in writing
for an extension of time at least 40 days before the expiration date. The
granting body may in its discretion approve or deny the extension request.
65. This approval and these conditions may be modified or revoked by the
Community Development Director should it be determined that the project
approved herein is detrimental to the public health, safety, or welfare; is
operated or maintained contrary to these conditions of approval or any
federal, state, or local law; or is operated or maintained so as to constitute
a public nuisance. Such modification or revocation will occur at a noticed
public hearing and in accordance with the provisions of Section 9-1F-40 of
the Zoning Code,
66. By carrying out the project approved herein or otherwise using or exercising
this approval, the applicant acknowledges and accepts all of the conditions
imposed. The applicant acknowledges that failure to comply with these
conditions of approval may be cause for revocation of the approval. These
conditions are binding upon the applicant, the current and future property
owners, and any other party using or exercising this approval.
Page 16 of 16
EXHIBIT B
BUILDING DIVISION
CONDITIONS OF APPROVAL
City of Temple City
BUILDING & SAFETY CONDITIONS OF APPROVAL
To: Michael D. Forbes, AICP, Community Development Director
Adam Gulick, Associate Planner
From: Building Official/ Dennis Tarango
Address: 5570 Rosemead Boulevard
Application No.: PL 18-1556
Date: July 31, 2019
PROJECT DESCRIPTION
New 4 -story mixed-use building consists of 1) 15,743 SF of commercial space (including
exterior seating) at ground floor, 2) 60 -space public parking garage at ground floor, 3)
11770 SF of commercial space at the second floor, including 2 live/work units and a 1,300
SF special events facility, 4) 148 -space residential parking garage at basement level, and
5) 3 -story, 73 -unit, condominiums of total floor area 83,671 SF above the podium deck
including a 926 SF of fitness center
1. The initial plan check fee will cover the initial plan check and one recheck only. Additional
review required beyond the first recheck shall be paid for on an hourly basis in accordance
with the current fee schedule.
2. The second sheet of building plans is to list all conditions of approval and to include a copy
of the Planning Commission Decision letter. This information shall be incorporated into
the plans prior to the first submittal for plan check.
3. School Developmental Fees shall be paid to the School District prior to the issuance of the
building permit.
4. Fees shall be paid to the County of Los Angeles Sanitation District prior to issuance of the
building permit.
5. The building shall be addressed as 5570 Rosemead Blvd, and an application to assign unit
numbers shall be filed with Building Division prior to plan check submittal.
6. In accordance with paragraph 5538(b) of the California Business and Professions Code,
plans are to be prepared and stamped by a licensed architect.
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7. Structural calculations prepared under the direction of an architect, civil engineer or
structural engineer shall be provided.
8, South Coast Air Quality Management District must be contacted prior to any demolition
or renovation. Call (909) 396-2000 for further information. Failure to comply with the
provisions of Rule 1403 may result in a penalty of up to $25,000 per day.
9. A geotechnical and soils investigation report is required, the duties of the soils engineer
of record, as indicated on the first sheet of the approved plans, shall include the following:
a. Observation of cleared areas and benches prepared to receive fill;
b. Observation of the removal of all unsuitable soils and other materials;
c. The approval of soils to be used as fill material;
d. Inspection of compaction and placement of fill;
e. The testing of compacted fills; and
f. The inspection of review of drainage devices.
10. The owner shall retain the soils engineer preparing the
Preliminary
Soils and/or
Geotechnical Investigation accepted
by the City for observation of all
grading, site
preparation, and compaction testing.
Observation and testing
shall not be
performed by
another soils and/or geotechnical
engineer unless the
subsequent
soils and/or
geotechnical engineer submits and has
accepted by the Public
Works Department,
a new
Preliminary Soils and/or Geotechnical
Investigation.
11. Prior to permit issuance the pdf copy of the soils report shall be provided by the applicant
12. A grading and drainage plan shall be approved prior to issuance of the building permit.
The grading and drainage plan shall indicate how all storm drainage including contributory
drainage from adjacent lots is carried to the public way or drainage structure approved
to receive storm water.
13. All development projects equal to one acre or greater of disturbed area that adds more
than ten thousand (10,000) square feet of impervious surface area shall comply with Low
Impact Development (LID) standards per City Ordinance.
14. Runoffs volume from on-site impervious surfaces, Stormwater quality design volume
(SWQDv) as defined in the City's LID standards, shall be retained 100% on site.
filtration as alternative compliance to on-site retention shall not be approved until
technical infeasibility per the standards is properly demonstrated.
15. Buildings that contain more than two dwelling units shall be classified as R-2 Group
Occupancy.
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16. A live/work unit shall comply with Sections 419.1 through 419.9 of CBC. Work
(nonresidential) portion of the live/work units shall be limited to the main floor. Office
located other than the main floor in the dwelling (residential) portion of the unit shall be
considered private and not allowed to be occupied by nonresidential workers or
employees. The nonresidential area shall include the minimum plumbing facilities as
required by the California Plumbing Code and shall be accessible per Chapter 11B of CBC.
17. Spiral stairways used as a component in the means of egress within the proposed fitness
center and within a dwelling unit, including live/work unit, shall comply with Section
1011.10.
18. Parking garage not meeting the criteria of natural ventilation per Section 406.3.3.1 shall
be designed as enclosed parking garage. Mechanical ventilation in accordance with Los
Angeles County Building Code Section 406.4.2 is required for the enclosed parking garage.
19. Mezzanine not contributing to the building area or number of stories shall be equal or
less than one-third of the floor area of space in which it is located per Section 505.2.1.
20. Fire -resistance rating requirements for exterior walls based on fire separation distance of
10 to 30 feet shall comply with Table 602 of the Building Code.
21. Maximum
area of exterior wall openings and degree of open
protection based
on fire
separation
distance of 10 to 30 feet shall comply with Table 705.8
of the Building
Code.
22. Exit access travel distance measured (in accordance with Section 1017.3) from the most
remote point in the lo mezzanine within a story of R-2 occupancy, along the plane
parallel and tangent to the spiral stair tread nosing in the center of the stair and landings,
along the natural and unobstructed path of horizontal egress travel, to any one of the
entrances of the two required exits (interior stairways) shall not exceed the maximum
distance as specified in Table 1017.2.
23. Parking garage at ground level having occupant load greater than 29 or common path of
egress travel distance greaterthan 100 feet shall have minimum oftwo exits or exit access
doorways perTable 1006.2.1. Vehicular entrance shall not be considered as an exit unless
pedestrian facilities are provided.
24. A room or space, including the common open area of occupied roof, designated for
special events ofmulti-purposes and open to nonresidents shall beclassified as A-3 Group'
Occupancy (or other nonresidential occupancies as deemed appropriate) and be
separated from adjacent occupancies in accordance with Table 508.4 of the California
Building Code (CBC). This special events facility along with the associated areas of
occupied roof shall also be accessible per Chapter 11B of CBC.
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25. Exterior exit stairways as exit discharge component shall have a minimum fire separation
distance of 10 feet measured at right angles from the exterior edge of the stairway,
including landings, to the adjacent lot line per Section 1027.5.
26. Egress court of 4'-11" in width as exit discharge component shall not be used to receive
cumulative occupant loads greater than 295 from community room, common open space
and R-2 occupancy at level of exit discharge, and from exterior stairway at basement
parking garage as exit component per Section 1005.3.2, 1005.6, and 1028.4.1.
27. All State of California disability access regulations for accessibility and adaptability shall
be complied with.
28. All dwelling units become covered multifamily dwellings in an elevator building and shall
be provided with accessibility per Chapter 11A. Multistory dwelling units in that building
shall comply with Section 1102A.3.2.
29. At least 5% of unassigned visitor parking spaces on grade for covered multifamily
dwellings shall be accessibility and provide access to grade -level entrances of covered
multifamily dwellings and facilities that serve covered multifamily dwellings per Section
1109A.5.
30. At (east one accessible route within the boundary of the site shall be provided from
accessible guest parking on grade to the accessible building entrance they serve per
Section 1110A.1.
31. At least one accessible route shall be provided within the site from accessible parking in
public parking garage as the site arrival point to each entrance of commercial space at the
ground level per Section 1113-206.2.1.
32. The building permit will not be issued until the property has been surveyed and the
boundaries marked by a land surveyor licensed by the State of California.
33. Foundation inspection will not be made until the excavation has been surveyed and the
depth and location of the footings has been determined to be in accordance with the
approved plans by a land surveyor licensed by the State of California. THIS NOTE IS TO BE
PLACED ON THE FOUNDATION PLAN IN A PROMINENT LOCATION.
34. Electrical plan check is required.
35. Mechanical plan check is required.
36. Plumbing plan check is required.
37. Plumbing fixtures shall be provided as required by the Chapter 4 of the California
Plumbing Code. Additional fixtures may be required if not in compliance.
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38. Project shall comply with the CalGreen Non Residential requirements.
39. Multiple charging space requirements shall apply to public parking garage at the ground
level for the future installation of electric vehicle supply equipment per Section
5.106.5.3.3 of CalGreen Code.
40. Project shall comply with the CalGreen Residential requirements.
41. 3 percent of the total number of parking spaces provided for all types of parking facilities
(residential parking at basement level and on grade guest parking are of different type of
parking facilities) shall be electric vehicle charging spaces capable of supporting future
EVSE per Section 4.106.4.2 of CalGreen Code.
42. No form work or other construction materials will be permitted to encroach in to adjacent
property without written approval of the affected property owner.
43. Demolition permit is required far any existing buildings which are to be demolished.
44. Prior to the issuance of building permit, a written consent shall be obtained from the
current easement holder(s) for any proposed development encroaching into existing
easement(s).
45. All fire sprinkler hangers must be designed and their location approved by an engineer or
an architect. Calculations must be provided indicating that the hangers are designed to
carry the tributary weight of the water filled pipe plus a 250 pound point load. A plan
indication this information must be stamped by the engineer or the architect and
submitted for approval prior to issuance of the building permit.
46. Separate permit is required for Fire Sprinklers
47. A parcel/tract map shall be processed prior to issuance of the building permit.
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EXHIBIT C
ENGINEERING &PUBLIC WORKS
CONDITION
City of Temple City
9701 LAS TUNAS DRIVE
TEMPLE CITY CA 91780
JN18599/PLANNING FILE #18-1556
5570 ROSEMEAD BLVD
PUBLIC WORKS CONDITIONS
Address/Location: 5570 Rosemead Boulevard
Applicant: Justin Dewitt, HPA Architects
Scope of Work: New four story mixed -used project with 17,000 SF commercial, 2,300
SF lobby, 1,500 SF fitness center, and commercial parking on the ground floor; three
stories of residential units (75 units); and one level of underground parking for the
residents.
OFFICE USE ONLY:
Conditions Required
Comments/Conditional Requirements:
I- The following are Public Works conditions and shall be incorporated into submittal
plans, show the conditions on site plans and on grading plans (No handwritten notes,
stickers etc. shall be accepted):
I. Install new driveway approach in accordance with SPPWC Standard Plan 110-
2, and as directed by the City Engineer or his/her designee. No portion of the
driveway and/or parkway drain shall encroach to the frontage of the adjacent
property.
2. Close existing driveway apron, and install necessary improvements (parkway,
landscape, sidewalk, curb and gutter, any others as applicable) to match required
adjacent sections, and as directed by the City Engineer or his/her designee.
3. Install new sidewalk behind landscaped parkway to match existing along the
length of the property frontage in accordance with SPPWC Standard Plan 113-
2, and as directed by the City Engineer and/or his/her designee.
4. Remove and replace broken and off grade curb and gutter in accordance with
SPPWC Standard Plan 120-2, and as directed by the City Engineer or his/her
designee.
5. The approved building addresses) shall be painted on the curb to the City's
standards as required by the Public Works Inspector prior to final inspection.
V20] 80101 Page 1 oft
6. Relocate water meter from the side walk as directed by the City Engineer or
his/her designee
Install new street light to match existing street light standards in the sheet block,
and as directed by the City Engineer or his/her designee.
8. Rehabilitate existing AC streeT pavement along the length of the property
frontage to the centerline of the street as indicated below, and as directed by the
City Engineer or his/her designee:
Grind existing pavement to a depth of 4" and overlay new AC.
9. Underground al] utility services to the property.
10. Sewer Study shall be reviewed and approved by the City Engineer or his/her
designee, prior to the issuance of permits. If sewer is found to be inadequate,
sewer improvement plans shall be submitted to the City for approval and
required improvements shall be made at the sole cost to the property owner.
1 I. Project shall be reviewed and approved by the City Traffic Engineer, prior to
the issuance of permits.
Reviewed by: VSL/AJ/DT
Date: I 1/1/18
V20180101 Page 2 of 2