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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 Page 4 of 5 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. Resolution No 19-0019 CDD He No: PL 18-1556 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 Page 2 of 16 He PL 18-1556 5770 Rosemead Boulevard 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. Page 3 of 16 He PL 18-1556 5770 Rosemead Boulevard 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. Page 4 of 16 He PL 18-1556 5770 Rosemead Boulevard 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. Page S of 16 He PL 18-1556 5770 Rosemead Boulevard 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. Page 6 of 16 He PL 18-1556 5770 Rosemead Boulevard 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. Page 7 of 16 He PL 18-1556 5770 Rosemead Boulevard 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. Page 8 of 16 File PL 18-1556 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. Page9ofl6 He PL 18-1556 5770 Rosemead Boulevard 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 Page 10 of 16 He PL 18-1556 5770 Rosemead Boulevard 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 Page 11 of 16 He PL 18-1556 5770 Rosemead Boulevard 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. Page 12 of 16 He PL 18-1556 5770 Rosemead Boulevard 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 Page 13 of 16 He PL 18-1556 5770 Rosemead Boulevard 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 Page 14 of 16 He PL 18-1556 5770 Rosemead Boulevard 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 Page 15 of 16 He PL 18-1556 5770 Rosemead Boulevard 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. Page 1 / V.20150202 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. Page 2 / V.20150202 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. Page 3 / V.20150202 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. Page 4 / V.20150202 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. Page 5 / V.20150202 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