HomeMy Public PortalAbout16) 8A Adoption of Reso 15-5073 Modify CUP for Camellia Square Increasing the maximum allowed proportion of restaurant use"
A G E N D A
I T E M B . A .
C O M M U N I T Y D E V E L O P M E N T D E P A R T M E N T
M E M O R A N D U M
D A T E : A p r i l 7 , 2 0 1 5
T O : T h e H o n o r a b l e C i t y C o u n c i l
F R O M : B r y a n C o o k , C i t y M a n a g e r
V i a : M i c h a e l D . F o r b e s , A I C P , C o m m u n i t y D e v e l o p m e n t D i r e c t o r ~
B y : S c o t t R e i m e r s , P l a n n i n g M a n a g e r
S U B J E C T :
A d a m G u l i c k , A s s o c i a t e P l a n n e r
A D O P T I O N O F R E S O L U T I O N N O . 1 5 - 5 0 7 3 A P P R O V I N G A R E Q U E S T T O
M O D I F Y A N A P P R O V E D C O N D I T I O N A L U S E P E R M I T F O R T H E
C A M E L L I A S Q U A R E S H O P P I N G C E N T E R B Y I N C R E A S I N G T H E
M A X I M U M A L L O W E D P R O P O R T I O N O F R E S T A U R A N T U S E
R E C O M M E N D A T I O N :
T h e C i t y C o u n c i l i s r e q u e s t e d t o :
a ) H o l d a P u b l i c H e a r i n g t o c o n s i d e r t h e P l a n n i n g C o m m i s s i o n ' s r e c o m m e n d a t i o n ; a n d
b ) A d o p t R e s o l u t i o n N o . 1 5 - 5 0 7 3 ( A t t a c h m e n t " A " )
1 . A d o p t i n g A d d e n d u m N u m b e r O n e t o t h e C a m e l l i a S q u a r e P r o j e c t S u b s e q u e n t
N e g a t i v e D e c l a r a t i o n ( A t t a c h m e n t " B " ) ; a n d
2 . A p p r o v i n g a m o d i f i c a t i o n t o C o n d i t i o n a l U s e P e r m i t 1 1 - 1 7 7 8 t o a l l o w a m a x i m u m
o f 2 7 , 3 4 5 s q u a r e f e e t o f r e s t a u r a n t s p a c e .
B A C K G R O U N D :
1 . I n 2 0 0 6 , t h e C i t y C o u n c i l a p p r o v e d a z o n e c h a n g e a n d d e v e l o p m e n t a g r e e m e n t f o r
a m i x e d - u s e p r o j e c t k n o w n a s t h e P i a z z a L a s T u n a s . T h e P i a z z a L a s T u n a s P r o j e c t
i n c l u d e d 5 2 r e s i d e n t i a l c o n d o m i n i u m u n i t s , 6 5 , 6 0 0 s q u a r e f e e t o f s p e c i a l t y r e t a i l ,
3 2 , 0 0 0 s q u a r e f e e t o f r e t a i l , 1 9 , 0 0 0 s q u a r e f e e t o f d i n e - i n r e s t a u r a n t s p a c e , a n 8 , 0 0 0
s q u a r e f o o t b a n q u e t h a l l , a n d a p a r k i n g s t r u c t u r e . I n t o t a l , t h a t p r o j e c t i n c l u d e d
a p p r o x i m a t e l y 1 2 4 , 6 0 0 s q u a r e f e e t o f c o m m e r c i a l s p a c e , a p p r o x i m a t e l y 5 2 , 0 0 0
s q u a r e f e e t o f r e s i d e n t i a l s p a c e , a n d a s e v e n l e v e l p a r k i n g s t r u c t u r e w i t h
City Council
April 7, 2015
Page 2 of 6
approximately 650 parking spaces . Th e City Council adopted a Mitigated Negative
Declaration (MND) for this project to meet the requirements of California
Environmental Quality Act (CEQA). The project was never initiated by the developer
and the entitlements subsequently expired in 2008 .
2 . On July 30 , 2009, the property owner submitted an application for a zone change
and conditional use permit which would allow the construction of a 145 ,000 square
foot commercial shopping center. The City prepared a Subsequent MND to meet the
requirements of CEQA.
3. On January 14 , 2011 , the property owner submitted a revised application that
included a request for a new conditional use permit to develop a 75,000 square foot
commercial shopping center with 331 parking spaces including 129 surface parking
spaces and 202 underground parking spaces.
4 . On February 22 , 2011 , the Planning Commission adopted a resolution
recommending that the City Council approve the zone change, conditional use
permit and adopt the Subsequent MND .
5. On March 15 , 2011 , the City Council introduced an ordinance approving a zone
change from mixed-use to general commercial, approved a conditional use permit,
and adopted a Subsequent MND .
6 . On April 5, 2011, the City Council conducted a public hearing for a second reading
of the zone change , changing the property from mixed-use to general commercial.
7 . In 2013 , the Community Development Director administratively approved an
increase in the project's square footage from 75,000 square feet to 81,469 square
feet with an additional 63 parking spaces . The Director determined that the
requested size increase was in substantial compliance with the City Council's
approval and would not hav e an effect on the environment , and that the project would
continue to provide the parking required by the Zoning Code .
8 . On October 8 , 2014 , the applicant submitted an application to modify the approved
conditional use permit by changing th e square footage allocated to specific uses in
the shopping center . In particular, the applicant req uested 77,453 square feet of
retail or restaurant use and 4,016 square feet of office use , for a total of 81,469
square feet. The project was previously approved for a maximum of 11 ,000 square
feet of restaurant space . The applicant subsequently amended this request to a
maximum of 40,250 square feet of restaurant space out of 81,469 square feet total.
9. On February 11 , 2015 , notice of the Planning Commission public hearing on
February 24 , 2015 was mailed to all of the property owners within 500-feet of the
project site .
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April?, 2015
Page 3 of 6
10. On February 12 , 2015 , notice of the Planning Commission public hearing on
February 24 , 2015 was published in the Temple City Tribune .
11 . On February 24, 2015 , at a noticed public hearing , the Planning Commission
reviewed and adopted a resolution (Attachment "C"), by a vote of 3-1 , recommending
that the City Counci l approve a modification to Conditional Use Permit 11-1778
increasing the restaurant area to 27 ,345 square feet and adopt Addendum Number
One to the Camellia Square Project Subsequent MND .
12 . On March 26, 2015 , notice of the City Council public hearing on April 7 , 2015 was
mailed to all of the property owners w ith in 500-feet of the project s ite .
13 . On March 26 , 2015 , the notice of the City Council pub lic hearing on April 7 , 2015
was published in the Temple City Tribune .
ANALYSIS:
The applicant requested to increase the maximum space allowed for restaurant use
(i ncluding fast casua l and formal dining) from the current 11 ,000 square feet up to 40 ,250
square feet. The original approval of 11 ,0 00 square feet was intended to allow Buildings
C/3 and D/4 at the southwest corner of the property to be used for restaurants, while the
ba lance of the project would be used for retail and office uses (Attachment "0 "). Since
the project was approved , the retail market has continued to evolve due to changes in
shopping patterns , on l ine shopping, and big box reta il centers . With the shifting demands
in the retail marketplace , restaurant uses are becoming increasingly popular in shopping
centers that were once dominated by retail uses.
In light of the changes in the retail market, staff believes it is reasonable to allow additional
restaurant space so that Buildings A/1 and B/2 can also have restaurant tenants . Staff
believes that allowing additional res t aurant space will help with the success of the
shopping center by provid ing the owner with additiona l options for new tenants , as
restaurants are known as gathering places or hubs of socia l activity. However , the
benefits of allowing additiona l resta urant space must be weighed against the potential
adverse impacts of allowing too muc h restaurant space . Staff's ana lysis of the request is
provided below .
Building Layout: No changes are proposed to the site design , building layout , or the size
of the project. The shopping center has flexibility in regards to where restaurant and other
uses can occur. The trash area will remain in the same location , which is adjacent to
Building A/1 and the ramp to the subterranean park ing .
Site Access and Circulation : No changes are proposed to the site access or circulation.
The surface parking lot ha s been modified to increase parking , however the access to the
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April?, 2015
Page 4 of 6
project remains the same . Driveway locations include Las Tunas Drive , Sultana Avenue
and Elm Avenue (via Rosem ead Boulevard).
Utilities. Ma i ntenance, and Compatibility : The proposed increase in restaurant area coul d
have an effect on maintenance for the property and utilities . Restaurant uses produce
more waste and odor than a typica l retai l use. In particular, the City would like to ensure
that the trash area is properly mainta i ned and that there is adequate trash service . Given
the increased restaurant use , City staff would like to make sure that the property manager
is properly maintaining th e trash area and ensuring that the trash l id s are closed when
tenants are not disposing of trash to reduce odors for neighboring properties, reduce pest
infestation and prevent trash from entering into the City's storm drain . Conditions have
been recommended stating that the property manager sha ll be responsible for
maintaining the trash area in a safe and clean manner, and that trash lids shall be closed
when not in use , and that the Commu ni ty Development Director can require an increase
in trash service if odor becomes an issue with neighboring residential properties
(Attachment "A ", Condition 12). Furthermore, another condition is recommended allowing
the Community Deve lopment Director the ability to require adequate pest control services
(Attachment "A ", Co ndition 15). Staff is also concerned with the grease interceptor's
abil ity to accommodate the additiona l restaurant wastewater , since the shopping center
was only planned to have 11 ,000 square feet. Staff has confirmed that the grease
interceptors being installed at the site can handle the additional wastewater to be
produced .
Prior to the Planning Commission hearing on February 24 , 2015 , two property owners
living on Myda Avenue expressed concern about views looking south from Myda Avenue
toward Camellia Square . At the hearing staff demonstrated to the Planning Commission
that the approved p lans for the project call for trees to be planted on the south s ide of the
property line wall at the terminus of Myda Avenue . After the hea r ing, the community
members continued to express concern about the specific species of trees and the height
of trees whe n planted . The two commun ity members have expressed a desire for
Southern Magnolia trees be planted that are tall enough at the time of their planting to
block views of the two story structure (Building 2/B). A Southe rn Magnolia 's canopy ca n
be open , requires s ub stantial irrigation , and has an invasive root system . Staff and the
appl icant believe that the planting of fern pine or weeping podocarpus (Podocarpus
graci l ior) would be more appropriate as th e roots are less invasive , the canopy is fuller,
the species has a moderate growth rate , and it does not require as much watering
(Attachment "A ", Condition 21).
Parking : The Zon ing Code requires th at uses not located in a shopping center provide
one park i ng space for every 1 00 squa re feet of restaurant use and one parking space for
every 250 squa re feet of office and retail uses. For uses located in shopping centers , the
Zoning Code requires one parking space for every 25 0 square feet of building area for al l
uses i n the ce nter. Shopping cente r parking standards are developed based on the
assumption that there will be a mi x of food , retai l, office and other se rvices in the shopping
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April 7 , 2015
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-----------------------------
ce nter. With a large poo l of parking and an overlap of uses a nd parking demands , there
is no need to provide one space per 100 square feet for restaurant uses as you wou ld for
a standalone restaurant.
To determine what parking issues may arise during the peak lunc h and dinner periods, it
is useful to review the request based on th e pa rk ing requirement for each use as if they
were standalo ne us es and determine what parking defic it would exist. Table 1, be low ,
shows this information for the ex isting entitlement, the ap pl icant's request , and staff's
recommendation (discussed below) based on the Zoning Code parking requirement:
Tab le 1 -Parking Analys is
Pa r king Spaces Required for Restaurant
Uses
Parking Spaces Required for Other Uses
Total Parking Spaces Required
Par king Spaces Provided
Theoretical Parking Deficit Based on
Standalone Requirement
Existing
Approval :
11 ,000 Sq. Ft.
of Restaurant
110
(+) 282
392
(-) 39 4
-2
Applicant's
Request:
40,250 Sq. Ft.
of Restaurant
403
(+) 165
568
( -} 394
-174
Staff's
Recommendation:
27,435 Sq. Ft. of
Restaurant
273
(+) 217
490
(-) 394
-96
An example of the parki ng impacts from restaurant us es in a shopping cente r is the
Temple City Marketplace , located across the street from Camellia Square . When the
shopping cente r was approved in 1991, a development agreement limited restaurants to
no more than 15 percent of th e total building area . In 2011, th e City Council removed the
res tauran t limit for the shopping center to alleviate vacancies and stimulate economic
development for one of the City's key commercial shopping centers. As of December
2014 , the City has approved entitlements for restaurant uses for up to 5 1,208 squa re feet
of build ing area , or about 49 percent of the shopping center . Even with some of the
entit led restau rants curren tly under construction , staff has observed tha t the parking lot
is often full during the peak lunch period, w ith demand meeting or exceeding the supply.
The Temple City Marketplace owne r is aware of th e pa rking issues in t he shop pi ng center
and is working with City staff to restripe the parking lot to in crease the number of pa rk ing
spaces .
Given the analysis of the app l ica nt's requ est based on the parking for each use , and the
parking issues observed in the Temp le City Marketp lace resulting from a recent influx of
restaurant uses , staff be lieves a lower amount of res taurant area is appropriate for the
size of the Camellia Square shopping center. Staff recommends a maximum of 27 ,345
squa re feet of restaurant use . Staff a rrived at this recommended number through
conversations with the applicant abo ut the restaurant tenants that are currently interested
in the shopping center. The recommended 27 ,345 squa re feet would allow for restaurants
in locations that the applicant has stated potential restaurant tenants have expressed an
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April 7 , 2015
Page 6 of 6
interest: Build ings C/3 and D/4 , a 3 ,345 square foot tenant space at the west end of
Building A/1 , and 13 ,000 additional square feet in Building A/1 . However as
recommended by staff, the square footage would not be ass igned to particular tenant
spaces , and could be allocated throughout the shopping center as deemed appropriate
by the owner. Staff is further recommending that each individual restaurant be required
to obtain a conditional use permit, as is required for new restaurants citywid e . This would
allow staff and the Planning Commission to rev iew each potential restau rant for any
potential impacts on other tenants and the surrounding neighborhood .
Increasing the restaurant allowance from 11 ,000 to 27 ,345 square feet would allow the
shopping center to move forward and occupy the spaces with tenants . If the full allowance
of 27 ,345 squa re feet is occup ied by restaurant uses and it is found at that t ime that the
shopping center stil l has excess parking supply available , the property owner could
request to modify the conditional use permit to further increase the restaurant area . The
property owner wou ld then be able to clearly illustrate through a parking demand study
that there are ava ilab le parking spaces to sustain additional restaurant use , which staff
would be able to support .
CONCLUSION:
Given the changes to the retail market, staff believes that allowing additional restaurant
use in the shopping center would help the success for the shopping center. The Planning
Commiss ion determined that with staff's recommended conditions of approval that the
increase in the amount of restaurant use to 27 ,345 square feet would not have an adverse
effect on neighboring properties and that the site is adequate . Therefore , staff is
recommending that the City Council adopt a resolution approv ing the modification of an
approved cond itiona l use permit.
FISCAL IMPACT:
Approval of this item will not have an impact on the City 's budget for Fiscal Year (FY)
2014-15 .
ATTACHMENTS:
A. Resolut ion No . 15-5073
B. Addendum to the Subsequent Mitigated Negative Declaration
C. Planning Commission Staff Report
D. Red uce d Project Plans
ATTACHMENT A
RESOLUTION 15-5073
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMPLE CITY
APPROVING A MODIFICATION TO CONDITIONAL USE PERMIT 11 -
1778 (FILE NUMBER 140000273) BY INCREASING THE MAXIMUM
ALLOWED PROPORTION OF RESTAURANT USE IN THE CAMELLIA
SQUARE SHOPPING CENTER AND ADOPTING ADDENDUM NUMBER
ONE TO THE CAMELLIA SQUARE PROJECT SUBSEQUENT NEGATIVE
DECLARATION
SECTION 1. The City Counci l has considered all of the evidence submitted into the
administrative record wh ich i ncludes , but is no t limited to :
1. Reports and presentation of project related data and analysis prepared by the
Community Deve lopment Department.
2 . The C ity of Temple C ity Municipal Code , and all other appl icable regu lations and
codes .
3 . Publ ic comments , written and oral , received and/or submitted at or pr ior to the
public hearing, supporting and/or opposing the applicant's request.
4 . Testimony and/or comments from the applicant and its representatives submitted
to t he City in both written and oral form at or pr ior to the public hearing .
5. All related documents received and/or submitted at or pr ior to the public hearing .
SECTION 2. Th is reso lution is made w ith reference to the fo ll owing prefac in g f acts as
more fu ll y set forth in the admin istrative record :
1. On October 8 , 2014 , the appl i cant submitted t he application .
2. On January 9, 2015 the application was deemed complete .
3 . Notice of the Planning Commission publ ic hearing was put in the newspaper least
ten (1 0) days prior to the hearing .
4 . Notice of the Planning Commission public hearing was mailed to property owners
w it hi n a 500 -foot rad ius at least ten (1 0) days prior to the hea ri ng .
5 . Notice of the February 24 , 2015 Planning Commission public hearing was posted
at t he Council Chambers .
6 . Notice of the Plann ing Commission public hearing included the notice
requirements set forth in Government Code Section 65090 and 65091 .
City Council
Resolution 15-5073
Page2
7 . On February 24 , 2015 , the Planning Commission adopted a resolution by a 3 to 1
vote recommen ding that the City Council approve the modification of an ap proved
conditional use perm it and find that the Addendum to the Subsequent Mitigated
Negative De claration is appropriate to satisfy the California Environmental Quality
Act (CEQ A) Guidelines Sections 151 62 and 15164.
8 . On Ma rch 26, 2015 , the notice of the City Council public hearing on April 7 , 2015
was pub lish ed in the Temple City Tribune .
9 . On March 26 , 2015 , the noti ce of th e City Council publ ic hearing on April 7 , 20 15
was mailed to the property owners within 500 feet of the property as shown on t he
latest equal ized assessment ro ll.
10. Notice of the public hearing satisfied the noticing requ irements set forth 1n
Government Code Sections 65090 and 65091 .
11 . The project is located at the northeast corner of Rosemead Boulevard and Las
Tunas Drive , addressed as 5770 Ros emea d Boulevard .
12 . The project site is zoned C-2 , General Commercial.
13. The project site is designated as Commercial by th e General Plan .
14 . T he app l icant has requested that up to 40 ,25 0 square feet be allowed to be util ize d
for restau rant uses . Staff has recommend ed a maximum of 27 ,345 square feet be
allowed to be utilized for re staurant uses .
15 . The property consists of 159,521 squ are feet of land area , four standa lone
buildings totaling 81,469 square fe et of gross floor area , and 394 pa rking spaces
(127 surface and 267 subterranean).
SECTION 3. Based upon information for the Mod ification to the approved Conditional Use
Permit, th e City Cou ncil finds :
1. That the site for the proposed use is adequate in size , sha pe , topography and
ci rc umsta nces.
The subject site contains 159,521 squa re feet of land a rea , which is irregular in
shape . The property is adequate in size to accom modate a medium size shopping
center with 81,469 square foot of building area with 27 ,345 square feet designated
fo r restaurant. The shopping center provides 394 o n-site parking spaces , 127
surface pa rking spaces and 267 subterranea n parking spaces . The shopping
center is require d to prov ide 328 parking spaces, so the shopping center provides
a surp l us of 66 parking spaces . Therefore , the project meets th is finding .
City Cou ncil
Resolut ion 15-5073
Pag e 3
2 . That the site has sufficient access to streets and h ig hways , adequate in width
and pavement type to carry the quantity and quality of traffic generated by the
proposed use .
The access to the project site has not been modified , the request is to only increase
the amount of restaurant area for th e shopping center . The project is still accessed
by Elm Avenue (via Rosemead Boulevard), from Las Tunas Drive , and from
Sultana Avenue . Both Rosemead Boulevard and Las Tunas Drive are reg ional
thoroughfa res and identified as "primary roads " by the City's General Plan . These
streets have the capacity to carry the quantities of traffic that will be generated by
the shopping center. Therefore, the project meets this finding .
3. That the proposed use will not have an adverse effect upon the use , enjoyment
or valuation of adjacent or neighboring properties or upon the public welfare .
Staff believes that the request to increase t he restaurant uses will not have an
adverse impact on the neighboring properties if the following condit ion s of approval
are imposed : 1) l imiti ng restaurants and other food and /or drink establishments
(e .g ., coffee shop , tea establ ishments, fast casual dining , banquet facilities , etc .)
to 27 ,345 square feet; 2) maintenance and utilities for the site addressing adequate
trash service and pest contro l; and 3) specifying truck delivery hours for all
businesses in the shopping center so they are not conflicting with peak parking
periods for restaurant uses , and allowing the Commun ity Development Director
the abi l ity to modify the truck delivery hours if it is found that they are disrupting
site access and/or on-site parking . The Planning Commission can impose
additional conditions of app roval to address neighboring properties concerns
pertaining to hours of operation , noise , trash , etc. Therefore , the project meets this
finding .
SECTION 4. Th e City Council finds that the project is a minor modification and w ill not
have any new impact(s) that have not already been id entified in the Camellia Square
Project Subsequent Mitigated Negative Declaration (MND) from 2011 , nor would it result
in a substantial increase in the severity of previously identifi ed significant impacts . Since
this is considered a minor modification , th e City Council finds that the project does not
requ i re the preparation of a MND. The City Council finds the Addendum to the
Subsequent MND is appropriate to satisfy the CEQA Gu idelines Sections 15162 and
15164 for the proposed project.
SECTION 5 . Accordingly , Fi le No . 140000273 is approved , subject to the following
conditions :
1. Condi tions co ntained here inafter shall supersede condit ions of approval granted
by Co nditional Us e Permit 11 -1778 as contai ned in Resolution No . 11-4 735 .
City Counci l
Resolution 15-5073
Page4
2 . The proposed development shall be in substantial compliance with the submitted
plans , dated October 6, 2014, except as modified herein .
3. The property owners , and their successors in interest, shall 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 th is project , including
(without limitation ) any award of litigation expenses in favor of any person or entity
who seeks to challenge the va lidi ty of any of the City 's actions or decisions in
connection with this project. The City shall have the sole right to choose its counsel
and property owners shall reimburse the City's expenses incurred in its defenses
of any lawsuit cha ll enging the City's actions concerning this project.
4 . Any future modifications to the approved Conditional Use Permit shall require
review and approval from the Planning Commission of the City of Temple City,
through a noticed public hearing and in accordance with the provisions with the
provisions of 9-1 F-40 of the Temple City Municipal Code .
5. The shopping center shall be limited to 27 ,345 square feet of restaurant area or
businesses serving food and/or drinks that have customer seati ng (e .g ., coffee
shop , tea estab li shments , fast casua l dining , banquet facilities, bars , etc .). Food or
drink establishments that have items to go with no customer seating (e .g ., bakery ,
etc.) shall be considered retail and will not be counted towards the maximum
restaurant area. All restaurants or businesses serving food and/or drinks that have
customer seating shall be required to obtain approval of a separate Conditional
Use Permit.
6. The property shall be consiste ntly maintained and kept free of weeds , trash , debris ,
abandoned vehicles , vacated equipment , etc . to the satisfactio n of the Community
Development Director.
7 . No comme rcial unit in the shopping center shall have less than 800 square feet of
gross floor area .
8. A site lighting plan shall be s ubmitted and reviewed to the satisfaction of the
Community Development Director , Los Angeles County Fire Department and the
Los Angeles County Sheriff's Departm ent. The site lighting plan shall include the
underground parking structure and the surface parking lot. Light shields shall be
included to minimize the glare affecting the surrounding residentia l neighborhood .
9. A detailed Master Sign Program shall be submitted pr ior to the i ssuance of
certificate of occupancy . No "canned" sig ns shall be allowed at the project site . All
onsite signage shall be in compliance with t he city's sign ordinance . All signs
rev iewed and approved by the Comm u nity Development Department shall require
appropriate building perm its and app rovals by the Commun ity Dev elop ment
Depa rtment.
City Counci l
Resolution 15-5073
Page 5
10 . All activities and functions at the site shall be subject to the City's Noise Ordinance .
Any violation of the City's Noise Ordinance as conta ined in Sections 9-11-0 through
9-11-8 shall be grounds for revocation of this Conditional Use Permit.
11. Deviation from the conditions contained herei n shall require a separate public
hearing and a modification of this Conditiona l Use Permit approval from the
Planning Commission of the City of Temple City.
12. The property manager shall 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
from the neighboring properties. Adequate trash services shall be provided to the
satisfaction of the Community Development Director. The Community
Development Director shall have the ability to require additional trash services to
address com pla ints from neig hboring properties .
13. Bottles and glass containers shall not be emptied into the outdoor trash or recyclin g
bins between the hours of 9 :00p.m . and 7:00a.m .
14 . Pr ior to acquiring a business license , each business shall show proof of waste
collection service with the local trash company.
15 . The property manager shall provide pest contro l services to the satisfaction of the
Community Development Director. The Community Development Director shall
have the ability to require add itional pest contro l services to address complaints
from neighboring properties .
16 . Any business wishing to obtain a State License from Alcoho l Beverage Control
shall be subject to a separate Conditional Use Permit from the City .
17 . Security in the underground parking structure shall be provided as may be
required by the Sheriff and Fire Departments, as well as by the Community
Development Department of Temple City . As a minimum , there shall be one full
time security person and suffici ent v ideo cameras to monitor th e facilities at al l
times.
18 . Bicycle racks, bicycle lockers , and other bicycle facilities shall be provided to the
satisfaction of the Community Development Department.
19. Any graffiti or acts of vandalism s hall be removed or repaired w ithin 24 hours .
20 . Truck deliveries for the shoppi ng center shall occur during non-peak hours for the
restaura nts in order to prevent access and on-site parking issues. Truck deliveries
shall be l imited between 7 :00A.M . and 11 :00 A.M . in the morning , and 2 :00 P.M .
and 5:00 P .M. in th e afternoon . The Community Developm e nt Dire ctor shall have
City Council
Resolution 15-5073
Page6
the authority to modify the truck deliveries hours if it is found that truck deliveries
are disrupting site access and/or on-site parking .
21.A detailed lands cape and irrigation plan prepared by a licensed Landscape
Architect sha ll be submitted and approved by the Community Deve lopment
Director or his designee prior to th e issuance of building permits. Said landscaping
sha ll be conti nuou s ly maintained . Additional landscaping and design features shall
be incorporated into the landscaped area between the parking lot and southerly
property line to the satisfaction of the Community Development Director or his
designee . The property owner shall plant and continuously mainta in Podocarpus
gracilior trees in the landscape planter adjacent to the property line wall at the
terminus of Myda Avenue .
22 . Additional land scape, hardscape, public seating, and water features shall be
included in the final detailed landscape plan to the satisfaction of the Community
Development Director.
23 . The timing and ingress and egress points of construction of all on site and offsite
improvements shall be coordina ted wi th the City of Temple City to the satisfaction
of the Community Development Director.
24 . Street trees and parkway landscaping sha ll be provided to the satisfaction of the
Community Development Director and Parks and Recreation Director.
25 . All proposed trash enclosures shall be covered with a solid decorative roof
st ru cture to th e satisfaction of the Community Development Director or his
designee .
26 .AII proposed mechanical equ ipm ent should be screened f rom public view at al l
times . The lo cation of such equipment shall be approved by the Community
Development Department.
27 . Perm it s : Provide a plot plan illustrating all of the right-of-way improvements from
the centerline of street(s) to the property li ne(s). All work in the public right-of-way
shall meet the City Engineer/Public Works Department standards and shall be
reviewed by the City Engineer/Public Works Department. All permits shall be
obtained from the City's Pub l ic Works Department prior to commencement of any
work in the public right-of-way .
28 .AII driveways serving the new commercial building shall be co nstructed to the
satisfaction of th e City's Traffic Engineer, the City 's Community Development
Director an d City Engineer/Pub li c Works Department. All requ ired signage shall be
c ontinuously maintained by the property owner.
City Coun cil
Reso lut ion 15-5073
Page 7
29 . Curb, Gutters, Sidewalks : Rep lace and/or upgrade driveway aprons , as may be
required by the City's Community Development Director and the City
Engineer/Pub lic Works Department. Driveways to be abandoned s hall be rep laced
with standard curb , gutter, and/or sidewalk . Repair any broken or damaged curb,
gutter, s idewalk, and pavement on streets within or abutting the subject property .
30 . Surface Drainage : Prov ide all facil iti es necessary to accommodate contr ibutory
runoff and a ll surface drainage from the subject property and conduct it into
appropriate storm drain facilit ies . No runoff shall be allowed to drain across a
sidewalk . A drainage plan is required for the proposed project to address the
above-mentio ned concerns . Onsite drainage shall be conta in ed ons ite to the
extent feasib le utilizing biofi ltration or similar system within the proposed parking
lot. The landscaped areas in the park ing lot sha ll serve as biofiltration devices .
31 . Sewers: Prov id e sewer main and lateral impro vements as required by the City's
Community Development Director.
32 . Underground Utilities : All util iti es shall be provided underground from a primary
service point in the public right-of -way or on a rear property line, to service pane ls
or faci li t ies on buildin gs . Prior to issuance of building permits, provide to the City's
Community Development Director a deta il ed uti li ty plan for review and approval
showing a ll utili ty pipes , wires and conduits and thei r respective points of
connection. All water meters shall be located ou ts ide of the sidewalk .
33 . Disposal of Construction Waste : No construction activity waste material of any
kind, includ ing p laster, cement, paint , mud , or any other type of debris or liquid
shall be allowed to be disposed of in the street or gutter, storm drain or sewe r
system . All debris spills sha ll be removed daily and the subject site shall use
necessary dust control measures. Fa i lure to comp ly with this co ndition w ill resul t
in charges be ing filed with th e Di strict Attorney. (TCMC 3-4A-O through 3-4A-11)
34 . Solid Waste Management: Prior to issuance of Certificate of Occupancy , provide
a written report to the City 's Co mm unity Development Director showing description
and quantity by weight of all construction and demolition debris , and method and
location of disposal. Solid waste includes asp ha lt , concrete , brick , sand , earth ,
wood , plaster, drywall , paper, cardboard , wire , plasti c, etc. Tota l quantities and
general catego ri es are required for a ll waste material , including weight tickets .
35 . Stormwater Pollution : The property owner shall meet all requirements of the
National Po llutant Discharge El im ination System (NPDES) related to pollutants ,
runoff or non -stormwate r discharges (TCMC 8-1-0 through 8-4-2). The applicant
shall receive approval from the City's Sta ndard Urban Stormwater Mitigation Plan
Consultant.
City Coun cil
Resoluti on 15-5 073
Page 8
36 . The co nditions of approva l co ntain ed in this Resolution may be enforced by the
Sheriff's Office as well as by City staff. Any violat ion of any cond it ion is a
misdemeano r and may be processed directly by criminal complaint. The indemnity
and enforce ment provisions of the Conditiona l Use Permit sha ll also be enforced
as set forth th ere in .
37 . This Condi tional Use Permit shall expi re 24 months from the date of approval if
said app roval is not exercised within that time . If the project is not commenced
prior to the expiration date, t he applicant may apply in writing for an extension of
time at least forty (40) days before the ex piration date.
38 . The building construct ion plans s ha ll inc l ude a blue-line sheet(s) showing each
page of this Re s oluti on incl uding all co ndi tions of approval con tained here i n.
39 . This Resolution s hal l not beco me valid until suc h time that the applicanUproperty
owner has signed the Accep tanc e of Project Conditions Form acknowledging
acceptance of th e Conditions of Approval.
The following conditions are mitigation measures, which are also included in the
related Initial Study/ Subsequent Mitigated Negative Declaration documents. Said
mitigati on measures (along with any amendments) shall be incorporated into a
Mitigation Monitoring Program prepared by the applicant in accordance with the
provisions of CEQA.
AESTHETICS
40 . To mitigate the adverse aesth etic impact on residences immedi ately north of the
project s ite created by the no rth wall of Building A and the block wall adjacent to
the northerly property line , th e applicanUdeveloper wi ll be required to pursue one
or more of the following optio ns, at th e direction of the City :
A. Design and construct a series of appropriately scaled arc hes that cover the
le ngth of the north wa ll of Building A.
B. In sta ll and maintain a "gree n sc reen " on a nd /o r vine pocke ts adjacent to th e
block wall on the northerly prope rty line . The landscaping shall be planted with
everg reen vines or si mi la r landscaping trained to grow up the wa l l.
C . Install a nd maintain vines or si mi lar vertical landscaping at the base of the north
wa ll of Building A . Th e la nds ca pi ng sha ll be of a variety t hat discourages
trespass and access to the wall , and t hat is attractive and eve rgreen .
D. The design and trea tm e nt of the north wall and Bu i ldi ng A and th e b lock wall
a dj acent to the northerly property line s hall be rev ie we d and approved by the
C ity Community Di rec tor prior to issua nce of bui ld in g per mits on the project
City Council
Resolution 15-5073
Page 9
action on the project.
AIR QUALITY
41 . For the demol ition phase of co nstruction , the applicant/permittee shall use a lean-
NOX cata lyst on both on-and off-road diesel equipment to reduce NOX emissions.
42 . For the bui ld i ng construction phase of cons truction , the applicant/permittee shall
use coo led exhaust gas recirculation on both on-and off-road diesel equipment to
reduce NOX emissions .
43 . Th e developer shall use zero Volatile Organ ic Compounds (VOC) content
architectura l coatings during th e co nstruction of the project and in accordance with
SCAQMD regulations and guide lines .
44 .AII resta urant owners and/or operators shall be required to install emissions and
odor contro l devices required by the South Coast Air Qual ity Management District
and as applicab le , Los Angeles County Hea lth Depa rtment regu lations . Such
systems shal l be insta lled and operable prior to the issuance of occupancy permits
for any such restaurant.
GEOLOGY AND SOILS
45 . Best Management Practices (BMPs) sha ll be employed duri ng a ll site preparation,
demolition , grad ing , and const ru ct ion to ensure th at all soil erosion and deposition
are contai ned within the co nstru ction site. Suc h BMPs may include , but are not
limited to, covering of the graded area or piled soi l w it h straw or st raw matting , and
us e of water for dust control.
NOISE
46 . Construction activiti es shal l be l imited to th e hours between 7 :00 A.M . and 7 :00
P.M. during the week and 8:00A.M . and 6:00P.M . on Saturdays . No construction
activity shall occur on holidays or Su nd ays.
47 .AII heavy construction equipment a nd al l stationary no ise sources such as diesel
generators shall have manufacturer-installed mufflers .
48 . Th e project developer/applica nt shall post a tel ep hon e number and name of a
contact person for registering comments or complaints regarding const ru ctio n
noise . Such signag e s hall be poste d in a c lea rly visible area along Rosemead
Boulevard, La s Tunas Drive , and Sultana Avenue. A ll complaints shall be given to
the City Plann ing Departmen t on a daily basis .
~~~~-~-------~~~~~~~
City Council
Resolution 15-5073
Page 10
49 .AII mechanica l equipment sha ll be acoustically shielded to levels that achieve the
noise/land use compatibility cr iteria set forth in the City 's General Plan Noise
Element.
50 .A 9-foot-h ig h b lock wall sha ll be erected a long the north property line , extending
from the northeast corner of the project s ite west along the property line past Myda
Avenue a nd west to a point co in cidi ng with the edge of the rear of the residence
immediately adjacent to Elm A venue , as shown on the figure be low. The City will
coordinate t he design of the wa ll with the project developer.
51 . Signs shal l be posted at all park ing structure exits cautioning drivers to maintain
quiet and respect neighbors as they leave the site .
52 . As part of t he conditions of approva l, the City shall reserve the right to limit the
hours of ope ration of the resta ura nts as a means of reducing on-site noise in
response to a ny prolonged, documentable evidence of noise conflicts .
TRA NSPORTATION/TRAFFIC
53 . Access to de l iv e ry tr uck load ing area , and t he subte rr anean park i ng structure w i ll
be provided vi a Elm Avenue . El m Ave nue will be striped to provide one i nbound
lane and o ne o utbound lane. T he El m Avenue at Rosemead Boulevard driveway
will offe r f ull northbound and southbound inbound access , but will be limited to
right-turn onl y egress . Westbo un d and eastbound left turn and through movements
wil l not be al lowed . Physical barriers , paint , and signage wi l l be provided to ensure
the intended ing ress and egress operations. A lso , a 35-foot curb return will be
provided on t he southeast corner of Rosemead Boulevard/Elm Avenu e to facilitate
easier right-turn s for project tr affic (refer to Figure 10 of the Traffic Study in
Appendix 0 , March 2006 /SI M ND).
54 . Large t ruck ci rcul ation at site w i ll e nter at Su ltana Avenue Dr iveway , back into
loadi ng dock, a nd ex it to Rose mea d Bo ul evard via Elm Avenue .
55 . Sultana Ave nu e striping will rem ain matching existing conditio ns . City staff wi ll
mo nito r pote ntia l commercial traffic intrusion into neighborhoods adjacent to the
proj ect to dete rmin e if turn rest r ictions are required exiting the site at the Sultana
Avenue Driveway .
56 . The Las Tunas Drive cu rb edge adjacent the project wil l be coo rd inated with City
Transportatio n Departme nt staff to ensure accommodation of westbound vehicle
lanes , a bus sto p , and a dedicated right-tu rn lane at the Rosemead Boulevard/Las
Tunas Drive intersection . Applicant wil l prepare roadwa y signing and striping p la n
on La s Tunas Drive in th e project vicinity for review and approval by City
Transportation Departm e nt staff.
City Cou nc il
Resolut ion 15-5073
Page 11
SECTION 6 . The City Council of the C ity of Temple City does hereby approve a
mod ification of an approve d conditional use permit for the Camellia Square shopping
center (Fi le No . 140000273).
Tom Chavez , Mayor
ATTEST : APPROVED AS TO FORM :
Peggy Kuo , C ity Clerk Eric Vail , City Attorney
I hereby certify that the foregoing Resolution , Resolution 15-5073 was adopted by
the City Council of the City of Temp le City at a regular meeting held on the 7th of April ,
2015 , by the following vote :
AYES :
NOES :
ABSENT :
ABSTAIN:
Councilm embers -
Councilmembers -
Councilm embers -
Councilmembe rs -
Pe ggy Kuo , City Cl e rk
ATTACHMENT 8
City of Temple City
ADDENDUM NO.1-CAMELLIA SQUARE PROJECT
SUBSEQUENT MITIGATED NEGATIVE DECLARATION
INTRODUCTION:
The project site is located at 5770 Rosemead Boulevard (9021 Las Tunas Drive) in Temple City, at the
northeast corner of Las Tunas Drive and Rosemead Boulevard. On April 18, 2006, the Temple City City
Counc il adopted an Initi al Study (IS) and Mitigated Negative Declaration (MN D) for the Piazza Las Tunas
project, now known as th e Camellia Square Project. The IS/MND evaluated the im pacts of a mixed-use
development cons i sting of 58 residential un its, 792 parking spaces contained in a seven-story parking
structure w ith one level of subterranean parki ng, and up to 124,600 square feet of retail and restaurant
space.
In late 2010, the developer submitted an appl ication to modify the approved development from a
mixed-use development to a commercial shopping center. To satisfy the requirements of the California
Environmental Quality Act (CEQA) Guide l ines Section 15162, the City prepared a Subsequent MND since
there were changes to the project that were eva lu ated in rega rds to the envi ronmental impacts from
2006. On March 15, 2011, th e Ci ty Co un cil adopted a Subsequent MND since it was determined th at
the environmenta l impacts were less than the original project from 2006.
STATUTORY BACKGROUND :
Under the CEQA Guidelines, an Addendum t o a certified Environmental Impact Report (EIR), Negative
Declaration (ND) or a MND is needed if there are minor technical changes or modifications occur to the
proposed project (C EQA Guidelines § 15164). An Addendum is appropriate on ly if these minor technical
ch anges or modificatio ns do not result in any new significant impacts or a substa ntial increase in the
sever ity of previous ly identified significant i mpacts. The Addendum does not need be circulated for
public review per CEQA Guidelines § 15174(c). However, an Addendum is to be considered by the
decis ion making body on the project (CEQ A Guidelines § 15164[d]).
Staff has determined that none of the conditi ons described in § 15162 of the CEQA Guidelines calling
for preparation of a Subsequent EIR or ND have occurred and an Addendum is appropriate to satisfy
the CEQA requirements for the proposed project. This Addendum to the Subsequent MND from 2011
demonstrates that the environmental analys is, impacts, and m itigation requirements identified i n the
Subsequent MND rema in es sen tially unchanged by the situation de scr ibed herein , and supports t h e
finding that the proposed project changes do not raise any new i ssues and does not exceed the leve l of
impacts identified in the Subsequent MND.
EVALUATION OF MODIFICATION:
In 2006, the City Council adopted an I S/MND and approved a Zone Change and Development
CITY OF TEMPLE CITY PLA NNI NG DIV I SI O N
ADDENDUM NO .1 T O CAMELLIA SQUARE PROJECT SUBSEUQEN T MITIGATED
NEGATIVE DECLARA TI ON
Agreement for a mixed-use project known as the Piazza Las Tunas, now known as the Camellia Square
Project. The orig i na l deve lopment from 2006 cons isted of 124,600 square feet of commercia l space,
approximately 52,000 squa re feet of reside ntia l living area, and a seven-story parking structure with
approximately 650 parking spaces. The project was not initiated by the developer, resulting in the
project expiring in 2008.
In 2010, the developer subm itted an application to change the mixed-use development to a commercial
shopping center with surface parking and one level of subterranean parking. The City prepared a
Subsequent MND for the p roposal of a commercial shopping cente r, which the City Council adopted on
Ma rch 15, 2011. The devel o pment specified th at the sh opping cen t er wou ld have 11,000 square feet of
restaurant area with the remai n ing 64,000 square feet used as re t ail and office.
The developer is now requesting to increase t h e restaurant or food use to 40,250 square feet. The City's
consultant that prepared t he Subsequent M N D determined that the proposed shopping center would
generate traffic that would be equal to or less than the previo usly approved mixed use project. The
project will remain a shopping center, so staff concludes that an additional traffic study is not necessary.
The City's Zoning Code requi res that shoppi n g centers provide o ne parking space for every 250 square
feet of bui lding area, whic h would be 327 base d o n t he total b uil ding area. The developer is providi ng
394 park i ng spaces, whic h i s 68 more parki n g spaces than what i s required. St aff h as determined that
no additional reviews o r st u dies are requi red, in terms of impacts to CEQA, for the following reasons:
there are no physical changes are being requested to the shopping center; the request is to modify the
previously specified uses for the development; and each restaurant will require a separate conditional
use perm it.
SUMMARY AND FINDINGS:
In prepa ring this Addend u m, all of the po t ential impacts i de ntified on t h e CEQA "Environmenta l
Checklist Form " were co nsidered. For all i mpact areas, sta ff's review indicates that the project
modifications are consistent with the original design of the project; no physical changes on the property
have occurred that would change the environmental analysis ; nor has there been any new information
put forth that would change the environmental analysis. Traffic, transportation/ci rculat ion , air quality,
noise and other environmental conditions have not changed significantly since the Camell ia Square
Project Subsequent MN D was adopted on M arch 15, 2011. The refore, the project would have no new
impact(s) that have not already been identifi ed in the Camellia Square Project Su bsequent MN D, nor
wou ld it result in a subs t antial increase in t he sever ity of prev iously identified significant i mpacts. I n
summary, the analysis concl u des that none of t h e conditio ns described i n § 15162 of the CEQA
Guidelines calling for preparation of a Subseq u ent EIR or ND have occurred, and t h us an Addendum to
the Camellia Square Project Sub sequent MND is appropriate to satisfy the CEQA requirements for the
proposed project.
This Addendum i s written as an addition to the Camell ia Square Pr oject (Gate w ay Proje ct ) Subsequent
MND that was adopted by the City of Temp le City City Council on March 15, 2011 . A copy of this
PAGE20F3 R VISED :0/2013
------·-----------------
CITY OF TEMPLE C I TY PLA N N I NG D I VIS I ON
ADDE ND UM NO . 1 T O CAMELLIA SQ U ARE PROJECT S U BSEUQENT MITIGATED
NEGA TI VE DECLARA TI ON
document is available for review at the City of Temple City Planning D epartment, 9701 Las Tu nas Drive,
Temple City, CA 91780 or on th e City of Temple City website at www.templecity.us .
PAGE30F3 REVISED 10/2013
Planning Commission
St aff Report
February 24 , 20 15
Item: 7B
FILE: 140000273
ATTACHMENT C
DESCRIPTION : A request to modify an approved cond itional use permit for the Came ll ia
Square shopping cente r by increasing the proportion of resta u rant use
from 11,000 to 40,250 square feet whi le providing an equivale nt
reduction in retail and office use; the total square footage of the
shopping center is not proposed to increase.
ADDRESS: 5570 Rosemead Boulevard
APPLICANT : Deirdre M cColl ist er, MIG I Hogle-Irela nd (Consultant)
PROJECT PLANNER : Adam L. Gu lick, Associate Planner~
ENVIRONMENTAL REVIEW: Pe r the Cal ifornia Envi ronmenta l Quality Act (CEQA) Guidelines §15164,
an Addendum to the Subsequent Mitigated Negative Declaration (MND)
has been prepared (Attachment "B").
RECOMMENDATION : Adopt the attached Re solution (Attachment "A") recomm ending that the
City Council approve Fi l e 140000273, subject to mod if ications as
recommended by staff.
CRITICAL ISSUES :
• Off Street Parking/Peak Par king Demand
• Utilities, main tenance and services
BACKGROUND :
The subject site has an overall lot si ze of 3.7 acres and is loca ted at the northeast corner of Rosemea d
Bou levard and Las Tunas Dri ve. The property is located in the C-2, Gene ral Commercia l zone an d is
designated as Commercial on the City 's General Pl an Land Use Map. In 2006, the City Counci l adopted a
Mitigated Negative Declaration and approved a Zone Change and Development Agreeme nt for a mixed-
February 24, 2015 Plann ing Commission Meeting
Staf f Report-Item 7B
File : 140000273
use project known as the Piazza Las Tunas. The development cons i sted of 124,600 square feet of
commercia l space, approximately 52 ,000 square feet o f residentia l space, and a seven leve l parki ng
structure with approximately 650 parking spaces. The project was never initiated by the developer an d
the entitlements sub sequentl y exp i red in 2008 .
The property owner submitted a new app lication in 20 11 to develop a 75,000 square foot commercial
sh opping center with 331 pa rking spa ces -129 surface pa rk ing spaces and 202 underg round pa rk ing
spaces . The proposal includ ed four build ing s (see Attachment "D"): t he two bui lding s (Build i ng s C/3 and
D/4) at the so u thwest corner o f t he property were in t ended f or restau rants ; the two-story bui ld ing
(Building B/2) alo ng the wes t property li ne facing Ros em ead Bou leva rd was p la nned fo r reta il and office
use; and the anchor building (Building A/1) loca ted in the northwest porti on of the site was i ntended for
reta il use. The proposa l speci fie d 11,000 squa re feet of restaurant us e, 14,500 squa re fee t of o f fice use
and 49,500 square feet f or reta i l use. The staff repo rt indicated that the retai l area could also be use d as
sm all er fast/casual d ining use, but the lang uage was not carri ed over in the conditions of approval for the
project. The City Council approved t he project on Feb ruary 14, 2011. Because the new project d iffered
substantially fr om th e ori gi nal p roject approved by t h e City Coun cil and ana lyzed in t he Mitigated
Negative De cl arat i on (MND), a Subsequent MND was p repare d pursua nt t o the CEQA Gui deli nes and
approved by th e City Council.
Subsequ ent to the City Counci l's approval of the project, the Com m un ity Developme nt Director
administrative ly approved an increase i n the project's square footage f rom 75 ,000 square f eet to 81,469
square fee t w ith an add ition al 63 parking spaces. The Director determined t hat the requested size
increase was in substan tial compl iance with the City Coun ci l 's approval and would not have an effect on
t he environment, and that the project would continue to provide the parking re quired by the Zo ning
Code.
October 8, 2014, the applicant submitted an appl ication requesting to mod ify the specified uses for the
shopping center. In partic ular, the applicant requested 77,453 square feet of retail or restaurant use and
4,016 square feet of office use (Attach ment "C"). Sta ff expresse d concerns wi t h th e u nknown amount of
res ta u rant uses fo r the shopping center, as it would be difficu lt to analyze potenti al impacts. The applican t
verbally modified t h e reques t for 50,000 square feet of re staurant use and 31,469 square feet of reta il or
office use . Staff analyzed the re que st and voiced conc ern s with the shopping center ha vin g more tha n 60
percent of re stau ra nt use as they are known to ha ve peak parking periods duri ng lunch and dinner. After
fur the r d iscus sions wit h st aff, the appl icant indicated that they wan ted t o reduce t he restaurant use to
40,25 0 square feet (Attachment "C").
The Planning Commission typically acts as the final deci si on maker on conditional use permit app li cations,
with the City Counci l only conside r ing appea l s. In thi s case, however, the original conditiona l use permit
was approved by the City Coun cil beca use the project also required a zone change, so any mod ifica tions
to the conditional use permit must also be approved b y the City Coun ci l, unless otherwise specified . Staff
i s recommend i ng a co ndition of approva l th at would allow any future modif ic ations to the conditi onal
use pe rmit to be deci ded by the Plannin g Commission alone (Atta chment "A", Cond ition 4).
Page 2
February 24, 2015 Planning Commission Meeting
Staff Rep ort -Item 78
File: 140000273
ANAL YSIS:
The app li ca nt is requesting to increase the maximum space allowed for restaurant use (including fast
casual and forma l din ing) from the current 11,000 square feet up to 40,250 square feet. The ori g i nal
approval of 11,000 square f eet was intended to allow Buildings C/3 and D/4 at the so uthwest corner of
the property to be used for res t aurants, while the ba lanc e of the p roject would be used fo r retail and
office uses. Since the project was approve d, the retail market has contin ued to evo lve due to changes in
shopping pa tterns , online shoppi ng , and big box reta il centers. Wi th the sh ifting dema nd s in the retail
marketplace, restauran t u ses are becoming increa singly popular i n shoppi ng centers that were once
dominated by retail uses.
In light of t he changes in the retai l market, staff beli eves it is reasonab le to allow additi o nal restaurant
space so that Buil dings A/1 and B/2 can also have resta u ra nt t e nants. Sta f f believes that allowing
additiona l restauran t space w il l he lp with t he success of t he shopping cen t er by providing the ow ner wi t h
additiona l options for new t enants as gathering pl aces o r hubs of social activity. However, t h e benefits
of allowi ng additio nal restaurant space must be we ighed aga inst the potential adverse impacts of
allowing too much restaurant space. Staff's analys is of t he req ue st is provided below.
1. Site Access/Bu il ding Layo ut: No changes are proposed to the site design, bu ildi ng layou t , o r the size
of t he proj ect. The shopping center has flexib ility i n re gards to where restaurant and other uses can
occur. The trash area wi l l remain in the same location, which is adj acent to Build ing A/1 and the ramp
to the subterranean pa rki ng.
2. Site Access/Circulatio n: No changes are prop osed to th e site access or circ u la t ion. The surface parki ng
lot has bee n m odified to increase parking, h owever th e acces s t o t~e p roject rem ains t he sam e.
Driveway loca t ions include Las Tunas Drive, Su ltana Avenue and Elm Avenue (via Rosemead
Boulevard).
3. Utiliti es/Maintenance: The proposed increase in res ta urant area could have an effect on maintenance
for the property an d utilities . Restauran t uses prod uce more waste and odor than a typic al retai l use.
In part icul ar, the City would li ke to e nsure that the tras h area is p ro pe rly maintained and t hat there is
adequate trash service. Gi ven the increased restaura nt use, City staff wou ld like to make sure that the
property manag er is properly ma intai ning the trash area and ensu ring that t he trash li ds are closed
whe n tenants are not disposing of trash to reduce odors for ne ighboring properties, red uce pest
infesta t ion and prevent trash from enter in g into the City's storm dra in. Cond it i ons ha ve been
recommended stating that the p roperty man ager shall be respons ibl e for maintai ning th e t rash area
in a safe and clean manner, and that trash lids shal l be closed when not in use, and that the Communit y
De velopment Director can require an increase in trash ser vice if odor becomes an iss ue with
neig hboring resi dential properties (Attachment "A", Condi t ion 12). Fu rthermore, another conditi on is
reco mmended allowing the Community Deve l opment Director the abil ity to requi re adequate pest
control serv ices (Attachment "A", Cond ition 15 ). Staff is also concerned with the grease interceptor's
ability t o accommodate t he addi tio nal re sta ura nt wastew ater, since the shopping center ~as only
Page 3
February 24 , 20 15 Planning Comm ission Meet ing
Staff Rep ort -Item 7B
File : 14000 0273
planned to ha v e 11,000 square feet. Staff has confirmed that the grease i nt ercept ors being installed
at the si te ca n hand le the add it i ona l wastewater to be prod uced.
4. Parking : The Zoning Code requires that uses not located i n a sh opp ing center p rovi de one parking
space for every 100 square feet of res t au rant use and one par king space fo r every 250 square feet of
o ffice and retai l uses. For uses located in shopping centers, the Zo nin g Code requi res one pa rki ng
sp ace for every 250 square feet of buildin g area for all uses i n t he center. Shoppi ng ce nter parking
stand ards are developed based on the assumption that there will be a mix of food, retail , office and
other se rvi ces in t he shopping center. W ith a l arge pool of parking and an overlap of uses and parking
demands, t here is no n eed t o provide one space per 100 square feet fo r restaura nt uses as you wou ld
for a standa l o ne restaurant.
To dete rmine wha t parking issues may ari se during the peak lunch and dinner periods, it is use f ul to
re vi ew the request based on the parking requ irement f or eac h use as if they were sta nda l one uses
and determine what parking deficit wou ld exist. The following tab le shows this information for the
existing entitlement, the applicant's request, and staff's recommendation (d iscussed below):
Maximum Rest aurant Requ ired Restaurant Required Retail/ Offi ce Parking Space Deficit
Square Feet Parking Spaces at 1 Parking Sp aces at 1 Based on Standalone
Space Per 100 Square Space Per 250 Square Requi reme nt
Feet Feet
11,000 (ex isti ng) 110 282 None
40,2 50 (app licant 403 165 174
reque st )
27,345 (staff 273 217 96
recom m endation)
An exampl e of the pa rking impacts from restaurant uses in a shopping center is t he Temple City
Market p lace, located across t he street from Came ll ia Square. When the shopping cente r w as ap proved
i n 1991, a dev elopment agreement lim ited restaurants t o no more than 15 pe rcent of the total
bu i ld i ng area. In 2011, the City Counci l removed the restauran t li mit f or the shopping cen t er to
allevia t e vaca ncies and st i mu late econ omic deve lopment for one of the City's key commercia l
shopp i ng centers. As of December 20 14, the City has approved entitleme nts for restaurant uses for
up to 51 ,208 square fee t of bu i ld i ng area , or about 49 pe rcent of t he shopping center. Even w ith some
of the entitled restaurants cu rrently under constructi on, staff ha s obse rved that the pa rking lot is often
fu ll during t he peak lunch period, wi th dem and meeting or exceed ing the supply. The Temple City
Marketplace owner is aware of the parking issues i n the shopping center and is working with City staff
to restripe the parking lot to incre ase the n umber of pa rking spaces .
Given the ana lysis o f t he app licant's request based on the parking f o r each use, and t he parking i ssues
observed i n t he Temp le City Marketplace resu lting from a recen t influx of restaurant uses, staff
believes a lower amount of re staurant area is appropriate for t he si ze of t he Camellia Square shopping
center. St aff recommen ds a maximum of 27,345 square feet of res t auran t use. Staff arrived at this
Pa ge 4
February 24, 2015 Planning Commission Meeting
Staff Report-Item 7B
File : 140000273
recommended number throug h conversations with the app li cant about the restaurant tenan ts that
are currently inte rest ed in the shopp in g center. The recommended 27,345 square feet wou ld allow
for res t aurants i n locations that the appl icant has stated potenti al restau rant tenants have expressed
an interest: Buildings C/3 and D/4, a 3,219 square foot tenant space at the west end of Build ing A/1,
and 13,000 additional square feet in Building A/1. However as recommended by staff, the square
footage wou ld not be assigned to particul ar tenant spaces, and could be allocated t hrough out t he
shopping center as deemed appropriate by the owner. Staff is further recommending that each
i ndividua l restau rant be required to obtain a conditiona l use permit, as is required for new restauran ts
citywide. Th is would allow staff and the Plann ing Commission to review each potential restaura nt for
any potential i mpacts on other tenants and the surroundi ng neighborhood.
Increas ing the resta u rant allowance from 11,000 to 27,345 square fee t would allow the shop p ing
center to move forward and occupy the spaces w ith tenan t s. If the full al lowance of 27,345 square
feet is occupied by restaurant uses and it i s found at that time that the shopping center still has excess
parking supply avai labl e, th e property owner could request to modi fy the conditional use permit to
fu rther increase the restaurant area. The property owner wou ld then be able t o clearly i llustrate
through a park i ng demand study t hat there are avai lable parking spaces to susta in additiona l
restaurant use, which staff wou ld be ab le to support.
REQUIRED FINDINGS:
Th e f indings required in Section 9-1F-11 o f the Temple City Mu nici pa l Code fo r a Conditiona l Use Permit
are contained in the attached resol ution (Attachment "A").
ENVIRONMENTAL REVIEW:
Staff has determined that th is project is eligib le for an Addendum to the Subsequent MND pursuan t to
Sections 15162 and 15 164 of the Californ i a CE QA Guidel ines . Th e Addendum to the Subsequent MND
has been prepared and is attached (Attachment "B").
CONDITIONS OF APPROVAL:
The Cond itions of Approv al are contained in the attached reso lu tion (Attac hment "A").
ATTACHMENTS :
A. Plann i ng Commiss ion Reso lu t ion
B. Addend um to the Subsequent Mitigated Negative Declaration
Page 5
February 24, 2015 Plann ing Co m miss ion Meeting
Staff Report-Item 78
Fi le: 140000 27 3
C. App li can t 's Pr oject D esc ri ptio n
D. Site Pl an s
Page 6
ATTACHMENT A •
RESOLUTION •
RESOLUTION 15-24_PC
A RESOLUTION OF T HE PLANNING COMMISSION OF THE CITY OF
TEMPLE CITY RECOMMENDING THAT THE CITY COUNCIL APPROVE FILE
NO. 14000 027 3 , A REQUEST TO MODIFY AN APPROVED CONDITIONAL
USE PERMIT FOR THE CAMELLIA SQUARE SHOPPING CENTER .
The Planning Commission of the City of Temple City does hereby resolve:
SECTION 1. The Planning Commission has considered all of the evidence submitted
into the administrativ e record which includes , but is not lim ited to:
1. Reports and presentation of project related data and analysis prepared by the
Community Develo pment Department.
2. The City of Temple City Mun icipal Code , and all othe r applicable reg ulations and
codes.
3. Public comments, written an d oral, rece ived and/or subm itted at or prior to the
public hearing , supporting and/or opposing the applicant's request.
4 . Testimony and/or comments from the applicant and its represen tat ives subm itted
to the City in both written and oral form at or prior to the public hearing .
5 . All related documents received and/or subm itted at or prior to the public hearing .
SECTION 2 . Based on the forego ing ev id ence , the Planning Commission finds that:
1. On October 8, 2014 , the applicant submitted the application .
2 . On Jan uary 9, 2015 the app lication was deemed complete .
3 . Notice of the February 24 , 2015 Planning Commission public hearing was posted
at the Council Chambers .
4 . Notice of the Planning Commission pub li c hearing was put in the newspaper
least ten ( 1 0) days prior to the heari ng.
5 . Notice of the Planning Commission public hearing was ma i le d to property owners
w ithin a 500-foot rad iu s at least ten (1 0) days prior to the hearing.
6 . Not ice of the Planning Commission public hearing in c luded the notice
requirements set forth in Government Code Section 65090 and 65091 .
Res olutio n 15-24_PC
File No. 140 000273
5770 Rosemead Boulevard
Pa ge2
7 . The project is located at the northeast corner of Rosemead Boulevard and Las
Tunas Drive, addressed as 5770 Rosemead Boulevard.
8. The project site is zoned C-2 , General Commercial.
9 . The project site is designated as Commercial by the General Plan.
10 . The City believes t hat the applicant's request of nea rly half of t he shopp ing
center to be utilized as restaurant w ill result in negative impacts. Staff
recommends that the restaurant be increased from 11 ,000 square feet to 27 ,345
square feet.
11 . The property consists of 159 ,521 square feet of land area , four standalone
build ings totaling 81,469 square feet of gross floor area , and 394 parking spaces
(127 surface and 267 subterranean).
SECTION 3. Based up on i nformation for the Modification to the approved Cond itiona l
Use Permit, t he Planning Comm ission f inds :
1. That the site for the proposed use is adequate i n size , shape, topograp hy and
circumstances .
The subject site contains 159,521 square feet of land area, which is irregular in
s hape . The property is adequate in size to accommodate a me dium size
s hopping center with 81 ,469 square foot of building a rea wi th 27 ,345 sq uare feet
designated for restaurant. The shopping center provides 394 on -s ite park ing
space s, 127 surface park ing spaces an d 267 subterranean parking spa ces. The
s hopping center is requi red to p rovide 328 park ing spaces , so the shopp ing
center provides a surplus of 66 parking spaces . The refore , the proje ct meets th is
finding .
2 . That the site has sufficient access to streets and hig hways , adequate i n wi dth and
pavement type to carry the quantity and quality of traffic generated by the proposed
use .
The access to the project site has not been modified, the request is to o nl y
increase the amount of restaurant area for the shopping center. The project is
sti l l accessed by Elm Avenue (via Rosemead Boulevard ), from Las Tunas Drive,
and from Sultana Avenue . Both Rosemead Boulevard and L as Tunas Dri ve a re
regional thoroughfares and identified as "primary roads " by the City's Genera l
Plan . These streets have the capacity to carry the quantities of traffic that wi ll be
generated by the shopping center . Therefore, the project meets th is f ind i ng .
3 . That the proposed use will not have an adverse effect upon the use , enjoyment
o r valuation of adjacent o r neighboring properties or upon t he public we lfare.
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Staff believes that the request to increase the restaurant uses will not have an
adverse impact on the neighboring properties if the following conditions of
approval are imposed : 1) limiting restaurants and other food and/or drink
establishments (e .g., coffee shop , tea establishments, fast casua l dining ,
banquet facilities, etc .) to 27 ,345 square feet; 2) maintenance and utilities for the
site addressing adequate trash service and pest control ; and 3) spec ifying truck
delivery hours for all businesses in the shopp ing center so they are not confl icting
w ith peak parking periods for restaurant uses , and allowing the Community
Deve lopment Director the ability to modify the truck delivery hours if it is found
that they are disrupting site access and/or on-site parking . The Planning
Comm ission can impose additional conditions of approval to address neighboring
properties concerns pertaining to hours of operation , no ise, trash , etc. Therefore ,
the project meets this finding .
SECTION 4 . The Planning Commission finds that the project is a minor modification
and w ill not have any new impact(s) that have not already been identified in the
Camellia Square Project Subsequent Mitigated Negative Declaration (MND ) from 2011,
nor wou ld it result in a substantial increase in the severity of previously identified
significant impacts . Since this is considered a minor modification, the Planning
Comm ission f inds that the project does not require the preparation of a MND. The
Planning Commission finds the Addendum to the Subsequent MND is appropriate to
satisfy the CEQA Guidelines Sections 15162 and 15164 for the proposed project.
SECTION 5. Accordingly, File No . 140000273 is approved , subject to the following
conditions :
1. Conditions contained hereinafter shall supersede conditions of approval granted
by Conditional Use Perm it 11 -1778 as conta i ned in Resolution No . 11-4735 .
2. The proposed development shall be in substantial comp liance with the submitted
plans, dated October 6, 2014, except as modified herein .
3. The property owners , and their successors in interest, shall indemnify and defend
the City of Temple City and its officers , employees and agents from and aga inst
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
pe rson or entity who seeks to challenge the validity of any of the C ity's actions or
decisions in conn e ction with this project. The City shall have the so le right to
choose its counse l and property owners shall reimburse the City's expenses
incu rred in its defenses of any lawsuit challenging the City 's actions concerning
th is project.
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Fi le No. 140000273
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4 . Any f uture modifi cations to the approved Condi t ional Use Permit shall require
review and approval from the Planning Commission of the City of Temple City,
through a noticed public hearing and in accordance with the provis ions with the
provisions of 9-1 F-40 of the Temple City Municipal Code .
5. The shopping center shall be limited to 27 ,345 square feet of restaurant area or
businesses serving food and/or drinks that have customer seating (e.g ., coffee
shop , tea establishments , fast casual d ining , banquet facilit ies, bars , etc.). Food
or drink establishments that have items to go with no customer seating (e .g .,
bakery , etc .) shall be considered retail and will not be counted towards the
maximum restaurant area. All restaurants or businesses serving food and/or
drinks that have customer sea ting shall be required to obtain approval of a
separate Conditiona l Use Permit.
6 . The property shall be consistent ly ma i ntained and kept free of weeds , trash,
debris , abandoned vehicles , vacated eq ui pment, etc . to the satisfact ion of the
Commun ity Deve lopment Director.
7. No commercial unit in the shopping center sha ll have less than 800 square feet
of gross floor area .
8. A site lighting plan sha ll be submitted and rev iewed to the satisfaction of the
Community Development Director , Los Angeles County Fire Department and the
Los Angeles County Sheriff's Department. The site lighting plan shall i nclude the
underground parking structure and the surface parking lot. Light sh ie lds shall be
i ncl uded to m 1n1m 1ze the glare affecting t he surrounding res idential
neighborhood .
9. A deta il ed Master Sign Program shall be submitted prior to the issuance of
certificate of occupancy . No "canned " signs shall be allowed at the project site.
All onsite signage shall be in compl iance with the city's sign ordinance . All signs
rev iewed and approved by the Community Development Department shall
requ ire appropriate building permits and approva ls by t he Community
Developmen t Department.
1 0. All act ivities and functions at the site shall be subject to the City's Noise
O rd in ance . Any violation of the City's No ise Ordinance as conta in ed in Sections
9-11 -0 through 9-11-8 shall be grounds for revocation of this Cond itional Use
Permit.
11. Dev iati on from the co nd it ions contained he rein shall requ ire a separa t e public
hearin g and a mod if ication of this Cond itional Use Perm it approva l fr om the
Plann ing Comm ission of the City of Temp le City .
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Resolution 15-24_PC
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5770 Rosemead Boulevard
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12. The property manager shall 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 from the neighboring properties . Adequate trash services shall be provided
to the satisfaction of the Community Development Di rector. The Community
Development Director shall have the ability to require additiona l trash services to
address complaints from neighboring propertie s .
13. Bottles and g lass containers shall not be emptied into the outdoor trash or
recycling bins between the hours of 9:00p.m . and 7 :00a .m .
14 . Prior to acquiring a business license, each busine ss shall show proof of waste
collect ion service with the local trash company.
15 . The property manager shall provide pest control services to the satisfaction of
th e Community Development Director . The Community Development Director
sha ll have the ability to require additional pest control services to address
complaints from neighboring properties .
16.Any business wishing to obtain a State License from Alcohol Beverage Control
shall be subject to a separate Conditional Use Permit from the City .
17 . Security in the underground parking st ructure shall be provided as may be
required by the Sheriff and Fire Departments, as well as by the Community
Development Department of Temple City. As a minimum , there shall be one full
time security person and sufficient video cameras to monitor the facilities at all
times .
18. B icyc le racks, bicycle lockers, and other bicycle facilities shall be provided to the
sat isfa ction of the Community Deve lopmen t Department.
19.Any graffiti or acts of vandalism shall be removed or repaired within 24 hours.
20 . Truck deliveries for the shopping center shall occur during non-peak hours for the
restaurants in order to prevent access and on-site parking issues. Truck
del iveries shall be limited between 7:00A.M. and 11:00 A .M . in the morning , and
2 :00 P.M . and 5 :00 P.M. in the afternoon . The Community Development D i rector
shall have the authority to modify the truck deliveries hours if it is found that truck
deliveries are disrupting site access and/or on-site parking.
21 . A detailed lan dscape and irrigation plan prepared by a licensed Landscape
Architect shall be submitted and approved by the Community Development
Director or his designee prior to the issuance of building permits . Said
landscaping shall be continuously maintained. Additional landscaping and
design features shall be incorporated into the landscaped area between the
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Fi le No . 14000 02 73
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park ing lot and southerly property line to the satisfaction of the Community
Devel opment Director or his designee .
22 .Additional landscape, hardscape, publ ic seating, and water features shall be
included in the fina l detailed landscape plan to the satisfaction of the Community
Development Director.
23. The t iming and ingress and egress po ints of construction of all onsite and offsite
imp rovements shall be coordinated with the City of Temple City to the
satisfaction of the Community Development Director.
24 . Street trees and par kway landscaping shall be provided to the satisfaction of the
Co mm unity Development Director and Parks and Recreation Director .
25 . All proposed trash enclosures shall be covered with a solid decorat ive roof
structure to the satisfaction of the Community Development Director or his
designee .
26 .AII proposed mechanical equipment should be screened from public v iew at all
t imes . The location of such equipment shall be approved by the Communi ty
Development Department.
27 . Perm its : Provide a plot plan illustrating all of the right-of-way improvements from
the centerline of street(s) to the property line(s). All work in the public right-of-
way shall meet the City Engineer/Public Works Department standards and shall
be reviewed by the Ci ty Engineer/Publ ic Works Department. All permits shall be
obtained from the City's Public Works Department prior to commencemen t of any
wo rk in the public right-of-way.
28 .AII driveways serving the new commercial building shall be constructed to the
satisfaction of the City 's Traffic Eng ineer, the City's Community Deve lopment
Director and City Engineer/Public Works Department. All requ ired signage shall
be continuously maintained by the property owner.
29 . Curb , Gutters, Sidewalks : Replace and/o r upgrade driveway aprons , as may be
required by the City's Community Development Director and the City
Eng ineer/Publ ic Works Department. D ri veways to be abandoned shall be
replaced with standard curb, gutter, and/or sidewalk. Repair any broken or
damaged curb, gutter, sidewalk , and pav ement on streets within or abutting the
subject property.
30 . Surface Drainage : Provide all facilit ies necessary to accommodate co ntributory
runoff and all surface drainage from the subject property and conduct it into
appropriate storm drain facilities. No runoff shall be allowed to drain across a
s idewalk . A dra inage plan is require d for the proposed project to address the
abov e-mentioned concerns . Onsite drainage shall be contained onsite to the
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File No. 140000273
5770 Rose mead Bo ulevard
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extent feasible utilizing biofiltration or s imilar system within the proposed parking
lot. The landscaped areas in the parking lot shall serve as biofiltration devices .
31. Sewers: Provide sewer main and latera l improvements as required by the City's
Commun ity Development Director.
32. Underground Utilities : All utilities s hall be provided underground from a primary
service point in the public right-of-way or on a rear property lin e, to service
panels or facilities on buildings . Prior to issuance of building permits , provide to
th e City's Community Development Director a detailed utility plan for review and
approval showing all utility pipes, w ires and conduits and th e ir resp ective points
of connection. All water meters shall be located outside of the sidewalk .
33 . Disposal of Constructio n Waste: No construction activity waste material of any
kin d, including plast er, cemen t, paint, mud , or any other type of deb ris or liqu id
s hall be allowed to be disposed of in the street or gutter, storm dra in or sewer
system . All debris spills shall be removed daily and the subject site shall use
necessary dust control measures. Failure to comply with this condition will result
in c harges being filed with the District Attorney . (TCMC 3-4A-O through 3-4A-11)
34. So lid Waste Manag e ment: Prior to issuance of Certificate of Occupancy, provide
a written report to the City's Community Development Director showing
description and quantity by weight of all co nst ruction and demolition debris , and
method and lo cation of d isposal. Solid waste includ es asp halt, concrete , brick,
sand , earth, wood , plaster, drywall , paper , cardboard , wire , plastic, etc . Total
qua ntities and gen eral catego ri es are required for all waste material , including
weight tickets .
35 . Stormwater Pollution : The prop e rty owner shall meet all requirem ents of the
National Pollutant Di scha rge Elimination System (NPDES) related to po ll utants,
run off or non -stormwate r discharges (TCMC 8-1-0 through 8-4-2). Th e applicant
shall receive approval from the City's Standard Urban Stormwater Mitigat io n Plan
Consul tant.
36. The conditions of approval contained in this Resolution may be enforced by the
Sheriff's Offic e as well as by City staff. Any violat ion of any condition is a
misdemeanor and may be processed directly by c riminal compla int. The
indemnity and enforcement provisions of th e Conditional Us e Pe rm it shall also be
en forced as set f orth therein .
37. This Conditional Use Permit shall exp ire 24 months from the date of approval if
said approval is not exercised within that t i me. If the project is not commenced
prior to the expiration date , the appl icant may apply in writing for an extens ion of
t i me at least forty (40) days before the expiration dat e.
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38. T he bu ilding con struction pla ns shall incl ude a bl ue-line s he et(s) showing eac h
page of t his Resolu t i on inc lu din g all con ditio ns of approval con ta i ned herein .
39. This Resolu tion shall not become valid until such time that the applicant/property
owner has signed the Acceptance of Project C onditions Form acknowledg ing
accep tance of the Cond iti ons of Approval.
Th e follo w ing condi tions are mit igati on measures, w h i ch are also included in t he
rela ted In i tial Study! Subsequent Mitigated Negative Declaration documen ts . Said
mitigation measures (along with any amendments) shall be incorporated into a
Mitigati on Monitoring Program prepared by the applicant in accordance with the
p r ovisi ons of CEQ A.
AES T HETICS
40 . To mitigate the adve rse aesthetic impact on residences immediately north of the
p roject site created by the north wall of Building A and the block wall ad j acent to
the northerly property line , t he applicant/develo per will be required to pursue one
or more of the foll owing optio ns, at t he di rect ion of the City :
A. Design an d construct a se ries of appropriately scaled arc hes t hat cover the
length of the north wall of Building A .
B . Install an d maintain a "green sc reen " on and/o r vine pockets adjacent to the
block wa ll on the northerly property line. The landscap ing shall be planted
with evergree n vines or similar landscapi ng tra ine d to grow up the wall.
C. Install an d maintai n vines or similar vertica l landscapin g at t he ba se of the
no rth w all of Building A. Th e landsca ping s hall be of a varie ty t hat
disco ur ag es trespass and access to the wall , and that is attract ive and
evergreen .
D . The design and trea t ment of the north wall and Bu ilding A an d the block wall
ad j ace nt to the northerly property li ne shall be rev iewed and approved by t he
City Commun ity Director prior to issuance of building permits on the project
action o n t he project.
AIR QUALITY
41 . For the demo lit ion phase of construction , the applicant/permittee shall use a
lean-NOX cata lyst on both on -and off-road diesel equipment to reduce NOX
e missi ons .
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42 . For th e building construction phase of construction , the applicant/permittee shall
use cooled exhaust gas recirculation on both on -and off-road diese l equipment to
reduce NOX emissions .
43. T he developer shall use zero Volatil e Organ ic Compounds (VOC) content
a rchi tectural coatings durin g the construction of the project and in accordance
with SCAQMD regula t ion s and guidelines .
44.AII re staurant owners and /or operators shall be required to install emissions and
odor control devices required by the South Coast Air Quality Management
District and as appl icable , Los Angeles County Hea lth Department regulations .
Such systems sha ll be installed and operable prior to the issuance of occupa ncy
permits for any such rest au rant.
GEOLOGY AND SOILS
45 . Best Management Practices (BMPs ) shall be emp loyed during a ll site
preparation , demo lition, grading, and construction to en sure that all so il erosion
and deposition are co nta ined with in the construction site. Such BMPs may
inclu de, but are not lim ited to , covering of the graded area or piled soil with straw
or straw matting, and use of water fo r dust contro l.
NOISE
46 . Construction activit ies shall be lim ited to the hours between 7 :00A.M . and 7:00
P.M . during the week and 8 :00 A .M. and 6:00 P .M . on Satu rd ays . No
construction activity shall occur on holidays or Sundays.
47.AII heavy construction equipment and all stationary no ise sources such as diesel
generators shall have manufacturer-installed mufflers .
48 . The project developer/appl icant shall post a telephone num ber and name of a
contact person for registering com ments or complaints regarding construction
noise. Such signage shall be posted in a clearly visible a rea along Rosemead
Bou levard, Las Tunas Drive , and Su ltana Avenue. All complaints shall be gi ve n
to the City Plann ing De partmen t on a daily basi s .
49.AII mechanical equ ipment shall be acoustically shielded to levels that achieve the
noise/land use compatibil ity criteria set forth in the City's General Plan Noise
Elem ent.
50 .A 9-foot-hi gh block wall shall be erected al ong the north property line , exten ding
from the northeast corner of the project site west along the property line past
Myda Avenue and west to a point coinciding with the ed ge of the re ar of t he
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Page 10
residence immediately adjacent to Elm Avenue, as shown on the figure below.
The City wi ll coordinate the design of the wall with the project deve loper.
51 . Signs shall be posted at all parking structure exits cautioning drivers to ma intain
qu iet and respect neighbors as they leave the site .
52 .As part of the condit ions of approval , the City shall reserve the right to limit the
hours of operation of the restaurants as a means of reducing on -s ite noise in
response to any pro longed , documenta ble evidence of no ise conflicts .
TRANSPORTATION/TRA FFIC
53. Access to delivery t ruck load i ng area, and t he subterranean parking structu re wi ll
be provided via El m Avenue. Elm Avenue wi ll be striped to provide one inbou nd
lane and one outbound lane . The Elm Avenue at Rosemead Boulevard driveway
wi ll offe r full northbound and southbound inbound access , but will be li m ited to
ri ght-turn on ly egress . Westbound and eastbound left turn and t hrough
moveme nts will no t be allowed. Physical barriers , pa in t , and signage wi ll be
p rovided to ensure the intended ingress and egress operations. Also , a 35-foot
c urb re t urn wi ll be provided on the southeast corner of Rosemead Boulevard/E lm
Avenue to facilitate easier rig ht-turns for project traffic (refer to Figure 10 of the
Traffic Study in Appendix 0 , March 2006 /S/MND).
54 . Larg e truck circulat ion at site will enter at Sultana Av e nue Driveway, back into
load ing dock, and ex it to Rosemead Bouleva rd via Elm Avenue .
55 . Sultana Avenue stri pi ng will rema in match ing existing conditions. City staff w ill
monitor potential commercial traffic intrusion into ne ighborhoods adjacent to th e
project to determine if turn res t rictions are required exiting the site at the Sul tana
Avenue Driveway.
56 . The Las Tunas Drive curb edge adjacent the project will be coordinated w ith City
Transportation Department staff to ensure accommodation of westbound ve hi cle
lanes, a bus stop , and a dedicated right-turn lane at the Rosemead
Bo ulevard/Las Tu nas Dri ve intersection . Appl icant wi ll prepare roadway sign i ng
a nd striping plan on Las Tunas Drive in the proj ec t vic inity fo r rev ie w and
a pp rova l by City Transportation Department staff.
\\T emp le-fllesrv\cdd\P ian nlng Div ision\Zonln g ProjectsV\ppllcatlon Files\2015\1 40000273, Mod of C UP, 577 0 Rosemead Blvd,
C amell ia Sq uare\_PC 15-24xx, 140000273, Mod of C UP, 577 0 Rosemead Blv d, modify uses .docx
Res ol uti on 15-24_PC
File No. 140000273
5770 Roseme ad Boulevard
SECTION 4. The Secretary shall certify to the adoption of this Resolution .
Chairman
City Attorney
Page 11
I hereby certify that the foregoing Resolution was adopted by the Planning Commission
of the C ity of Temple City at a meeting held on the 24 1h of February, 2015, by the
following vote :
AYES : Commissioner:
NOES: Commissioner:
ABSENT: Commissioner:
ABSTAIN : Commissioner:
Secretary
\\Temple -filesrv\cdd\Piannlng Divlslon\Zonl ng Projects\Appllcation Flles\2015\140000273, Mod of CUP, 5770 Rosemead Blvd,
Camellia Squa re\_PC 15-24xx, 140000273, Mod of CUP, 5770 Rosemead Blvd, modify uses .docx
ATTACHMENT B •
ADDENDUM TO THE SUBSEQUENT MITIGATED ~~~
NEGATIVE DECLARATION
INTRODUCTION :
City of Temple City
ADDENDUM NO . 1 -CAMELLIA SQUARE PROJECT
SUBSEQUENT MITIGATED NEGATIVE DECLARATION
The proj ect site is located at 5770 Rosemead Bou leva rd (9021 Las Tun as Drive) in Te mple City, at the
northeast corner of La s Tu nas Drive and Rosemead Bou levard. On April 18, 2006, the Temple City City
Counci l adopted an Initial Study (IS) and Mitigated Negative Declaration (MND) for the Piazza Las Tunas
project, now known as the Camellia Square Proje ct. The IS/MND eva luated the impacts of a mixed-use
developm ent consisting of 58 residen tial units, 792 parking spaces conta in ed in a seven -s tory parking
structure with one l evel of subterranean parking, and up to 124,600 sq u are feet of retail and restaura nt
space.
In late 2010, the developer su bmitted an appl ica tion to modify the approved development from a
mixed-use deve lopment to a commercial shopping cente r. To satisfy the requirements of the California
En vironmenta l Quality Act (CEQA) Guidelines Section 15162, the City p re pared a Subsequent MND si nce
there were cha nges to the project that were evaluated in regards to the environmental impacts from
2006. On March 15, 2011, the City Cou ncil adopted a Subse quent MND since it was determined th at
the environmental impacts were less tha n t he original project from 2006.
STATUTORY BACKGROUND :
Under the CEQA Gu i d elin es, an Addendum to a certified Envi ron mental Impact Report (EI R), Negative
Declaration (NO) o r a MND is needed if there are m ino r t echn ical cha nges o r modif icati ons occur to th e
proposed project (CEQA Gu ideli nes § 15164). An Addendum is appropr iate only if these minor technica l
changes or modificati o ns do not re su lt in any new sig nifi ca nt impacts or a substantial increase in t he
severity of previously identified sig nificant impacts. The Addendum does not need be circu lated for
p ublic review per CEQA Guidelines § 15174(c). Howeve r, an Addend um i s to be co nsidered by the
decision making body on the project (CEQA Guide lin es§ 15164[d]).
St aff ha s determined that none of t he co nditions described in § 151 62 of the CEQA Guide lines call ing
for preparation of a Subsequent EIR or NO h ave occurred and an Addendum is appropria te to satisfy
the CEQA requirements fo r the pro posed project. This Addendum to t he Subsequent MND fro m 2011
demon strates t hat th e environmental analysis, impacts, and mitigatio n requi rement s identified in the
Subsequ ent MND rema in essential ly unchanged by t he situation descr ibed here in , and supports the
fi nd ing that the proposed project changes do n ot raise any ne w i ss ues and does not excee d the leve l of
impacts identified in the Subsequent MND.
EVALUATION OF MODIFICATION:
In 200 6, the City Council adopted an IS /MND and approved a Zone Change and Development
CITY OF TEMPLE CITY PLANNING DIVISI O N
ADDENDUM NO.1 TO CAMELLIA SQ UARE PROJECT S UB SE UQENT MITIGAT ED
NEGATIVE DEC LARATION
Agreemen t for a mixed-use project known as the Piazza Las Tunas, now known as the Camell ia Square
Project. Th e original development from 2006 consisted of 124,600 square feet of commercia l space,
approximately 52,000 square fee t of residential living area, and a seven-story parking structure with
approximately 650 park i ng spaces. The project was not initiated by the developer, resulti ng in t he
project exp iring in 2008.
In 2010 , the developer submitted an application to change the mixed-use development to a commercia l
shopping center with surface parking and one l evel of subterranean parking. The City prepared a
Subsequent MND for t he proposal o f a commercial shopping center, which the City Council adopted on
March 15, 2011. The development specified that the shopping center would have 11,000 squa re feet of
restaurant area w ith the remai ning 64 ,000 square feet used as retail and office.
The develope r is now requesting to increase the restaurant or food use to 40,250 square fee t. The City's
consultan t that prepared the Subsequent MND de termined that the proposed shopping center would
generate traffic that wou l d be equal to or less than the previously approved mixed use project. The
project will remain a shopping center, so staff co ncludes that an add iti ona l tra ffic study is not necessary.
The City's Zoning Code requires that shopping centers provide one parking space for every 250 square
feet of bui lding area, w hich wou ld be 327 based on the tota l building area . The developer is providing
394 parkin g spaces, which is 68 more parking spaces than what is requ ired. Staff has determi ned that
no additiona l reviews o r studies are required, in terms of im pacts to CEQA, for the follow ing reasons:
there are no physical changes are be i ng requested to the shopping center; the request is to modify the
previously specified uses for the development; and each restaurant wi ll requ ire a separate conditional
use perm it.
SUMMARY AND FINDINGS :
In preparing th is Addendum, all of the potential impacts identified on the CEQA "Environmenta l
Check list Form" were considered. For all impact areas, staff's rev iew indicates that the project
modifica tions are cons is tent wi t h t he original design of the proj ect; no phys ical changes on the property
have o ccur red that would change the environmen t al analys is; nor has there been any new info rmation
put forth that wou ld change t he environmental analys is. Traffic, transportation/ci rculation, air quali t y,
noise and other env ironmen t al conditi ons have not changed signi ficantly since the Camellia Square
Project Subsequent MND was adopted on March 15, 2011. Therefore, the project would have no new
impact(s ) that have not already been identified in the Came ll ia Square Project Subsequent MND, nor
would it resu lt in a substantia l increase in the seve rity of prev iou sly identified significant i mpacts . In
summary, t he analysis concludes that none of the conditions described in § 15162 of the CEQA
Guidelines calling for preparation of a Subsequent EIR or ND have occurred, and thus an Addendum to
the Camell ia Square Project Subsequent MND is appropriate to satisfy the CEQA requirements for the
proposed proj ect.
This Addendum is wri tten as an add ition to the Came ll ia Square Project (Gateway Proje ct) Subsequent
MND that was adopted by the Ci ty of Temple City City Council on March 15, 2011. A copy of this
P AGE20F3 RE V I SED: 10/2 013
CITY OF TE MPLE CITY PLANNING D IVISION
ADDENDUM NO .1 T O CAMELLIA SQ UARE PR OJECT SUB SEUQEN T MI TIGATED
N EGATIVE DECLARA TIO N
document is ava i l ab l e fo r rev iew at the City of Temple City Pl anning Depa rtment, 9701 Las Tunas Dri ve,
Temp le City, CA 91780 or on the City of Temp l e City webs ite at www.te m pl ecity.us .
PAGE30F3 R EV I SED : 10/2 013
ATTACHMENT C g
APPLICANT'S PROJECT DESCRIPTION ~~~
Hog le-lreland
MODIFICATION TO CONDITIONAL USE PERMIT-11-1778
PROJECT DESCRIPTION AND JUSTIFICATION
FOR THE CAMELLIA SQUARE
On behalf of Manhattan Development Co, LLC, we are requesti ng a minor
modification to the existing Conditional Use Permit (CUP) 11-1778 for the Came ll ia
Square to change the project description for the following items:
• Identify each building and square footage for Retail and Restaurant uses into
a combination Retail/Restaurant use
• Changes in Office use in Buildings 1 and 2
• Add 6,469 square feet to the total build i ng area
• Change the pa rking from 33 1 spaces to 394 spaces
All other conditions would remain the same. The changes to the tenant m i xed-use
center will be as follows:
Use Original Proposed
Retail/Restaurant 60,500 s.f. (81%) 77,453 s.f. (95 %)
Office 14,500 s.f. (19%) 4,016 s.f. (5%)
Total 75,000 s.f. 81,469 s.f.
Th e primary cha nge to the site plan is to provide leasing opti ons for both retai l and
restaurant uses by co mbining the uses and square footage. The owner is requesting
this tenant mix due to the market demand in Temple City. By combining the
Retail/Restaurant use for all the buildings, the center will obta i n a higher occupancy
rate, with a greater potential t o maintain a fu ll y leased new shopping center in the
City.
The mod if ication will in cl ud e changing 10,484 square feet of Office space to a
Retail/Restaurant use in Buildings 1 and Building 2 with the remaining 4,016 square
feet for Office use. Bui l ding 3 w ill add 18 square feet and Building 4 will add 106
square feet to build in g footprint.
The project was approved for 331 parking spaces which exceeds the code
requirement of 300 spaces. The revised project will provide 394 parking spaces ,
wh ich will also exceed the 300 parking space requ i rement.
PLANN ING I DESIGN COMMUN I CAT I ONS I MANAGEMENT I TECHNOLOGY
1500 l o w c1 A ven u e, S uite 11 0 • R i verside, C olif or n iq 92507 • U SA • 95 1 .787.9222 www.m i gcom.c o m
Modification to CUP -11-1778
The Came llia Square
October 7, 2014
2
The design of the shopping center has always been pedestrian oriented with i ts
open air plazas with floor and seating areas and Its connections to Las Tunas Drive
and Rosemead Boulevard . Las Tunas Drive and Rosemead Boulevard are also major
bus routes . The restaurant uses will be more conducive to the pedestrian nature of
the center and the surrounding pedestrian-oriented areas of the City's ma lnstreet
downtown area on Las Tunas Drive, as well as the recently completed upgrade to
Rosemead Boul evard, with its pedestrian/bicycling amenities Including separated
bi ke lanes, wide sidewalks, pedestrian lighting, and public art.
The City has been making significant efforts to induce people to walk and bike in
the City. Th is project will provide such conditions to encourage walking and biking .
The adjacent neighborhoods are easily accessible for residents to walk a short
distance to the center. This will create a new energy in the City, particularly in the
early evenings when restaurants are most active.
The proposed site plan change to increase the ma xi mum allowed restaurant space
is not for the actual approval of the individual restaurant uses or locations. Per the
CUP-11-1778 Conditions of App rova l, any new restaurant bus i ness will be re quired
to obtain a separate CUP approval from the City. Therefore, the City and Plannin g
Commission will review each restaurant on a case by case basis for specific
conditions such as hours of operation, seating, parking, noise, access, signage, etc.
The office and retail uses will have different pea k use times from the restaurants .
The restaurants will have higher use in the evenings and weekends and the
retail/office uses will be more weekday and daytime uses.
The design of the center is not changing, only the proposed maximum allowable
squa re footage for restaurant uses for the reasons stated above. The addition of
6,469 square feet, and the project will still exceed the required 300 parking spaces.
To maintain an aesthetically pleasing, high -quality, occupied shopping center and
provide employment opportunities in Temple City, we request these changes to
modify Cond it ional Use Perm it 11-1778.
Adam Gulick
From:
Sent:
To:
Cc :
Subj e ct:
Adam,
Deirdre McC oll ister <dmccoll ister@migcom.com>
Wednesday, February 04, 2015 3:51PM
Adam Gu lick; Sco tt Reimers; Michael Fo rbes
Randy Wang
Camellia Squa re -CUP for Res t aurant Use
We are requesting that the CameUia Square Conditional Use Permit application be reduced from 50,000 square
feet of Restaurant use in the CUP application to 40,250 square feet ofRestaurant use. The remaining building
space will be for office and retail use. We understand that with confirmation of this information, you wi ll move
forward with the Staff Report a nd the Public Noti ce to sched ul e a P l anning Commiss ion hearing for February
2 4 , 2015. Please let me know if you need anythin g else.
Thank you,
Deirdre
Deirdre McCollister
Director of Entitlement Services
MIG 1 Hogle-Ireland
1500 Iowa Aven ue, Suite #110
Riverside, Ca li fornia 92507
951.787.9222 I ext. 823
Th is e-mail and any flies transmitted with It are confi dential and are Intended solely for the use of the Individual or entity to whom they are
addressed. If you are NOT the Intended recipient, be advised that you have received this e-mail In error and that a ny use, dissemination,
posting, forwa rd ing , printing or copyi ng o f t his e -mail and any attachments Is Illegal and strictly prohibited by la w .
ATTACHMENT D ~~
SITE PLANS •
~~ .... --w
NOT!!: -..,.NOT RlR ca<STRIJCTION.
--·-ondiU!>joctiO..._.~ .....
-ond a....t. ToiWII,ond~..,_.-
No -or.-of onyldnd.,. glvon orlmt*d-
HTH -UP CopyrtaH 2011 HTH 11.310.111
The Gateway
A Project for TCD Enterprises Inc
Gateway Plaza Project Description
Tomplo City, California
Sllualod a t lhe North-Easl ntersecllon of Rooemaad Boulevard and Las
Tunas Drlvo , tho Gateway PlaZa aONOS os just tho t; M oppropr1ato
ontrance Into the City of Temple City with ils strong, bold and wen
proportioned Mediterranean Archttecture.
The Project Is marked by two restaurants at the comer with a tower piece,
on elegant outdoor dining patio and lush landsceplng; thus moklng a nice
urban approach to Rooemead with its civic odgo lo lhe aldewalk while
deolilg with limited vehicular a<:cesa and good flow through the aile. Two
bu:tdlnga are dltlilgnold with a oeoond story offocu which unhances the
vlllall" 1M! with varying heights and rool lnes. Uso r:A lendscape and
building mato<lala add elegance to the project and a aonaa r:A arrival.
OPTI ON 'H l ' OVERALL SUMMARY -
SPACII SQUARl! POOTAGB REQUIU O
1-·
BLDC 'A"
RIGIOHAL SU~ .:JS,OOOSI'
BLDC 'A'· RBTAU.: t2,BOCI SF
BLDC '8' • RIITAIL; t.l1.700SP
BLDC 'A'· OI'I'ICI (ln4 Jlloo<): •2.800SP
HLDC '8' • OI'PICI (ln<ll'loor): d1,700SP
BLDC 'C' ·IU!STAUIWIT: >4.SOOSP
HLDC '0 ' • R!STAUIWIT: >6.SOOSP
TOTAL GROSS SP: •7S,OOOSP
TOTAL PAJU<ING REQUIRIIO:
TOTAL SURFACI PARICING PRO POSI!O:
TOTAL UNOBRGRDUNO PARICI~G PROPOSED:
TOTAL PARKI NG PROPOSBD:
'--
PARICING
140SPAC£S
(4 PI&S.COOIP)
11 SPACES
47 SPACES
(4 PIISOCIOU) -
11 SPACIIS
47 SPACES
(' I'D 1010 .,
18 SPACIS
26SPACJ!S
(U'I U OIOU) -
300 SPACI!S
IZ9SPACI!S
202SPACIS
331SPACI!S
A-1
Temple City, California Ill
Conceptual Site Plan
February 14,2011
UNDI!RGROUND PARKING SUMMARY:
TOTAL UNDERGROU ND PA RKI NG PROVIDED: 202 SPACES
NOTe --,. NOTRlRCOHSTRUC110N.
Tho -lo"""""'*'"'ondOIItojld .. ...,_l**og._
.. ,_lonondChnl, T--------Na WlltNI\Iell or ~• of ant ldnd ... Qh'ftn«1rr1'1Md.
HTH-UP C4pyotg1112011 tmi 1U 50.Dt
The Gateway
""""-__ ....
OFFICB (lnd flo«):
(4 PII tottll')
A Project for TCO Enterprises Inc
tl,BOO SF
/
A-2
Temple City, California II
Conceptual Site Plan
Fe bruary 14, 2011
J
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NOTE:--· NOT FOR CONSTRUCTION .
Tho _lo _ond_.,....,._~~ -"""CIIonl. r..-.nc~ GcMtnmen~ot~._
No wlrTW'IdM ar ~of WPf kind • giVen or Impled.
lfTH ..,.._LLP ~2014 lfTHH.3$1 011
Th e Camellia Square
A Project ror TCD Enterprise Inc. I
Manhattan Development Co. LLC.
Th e Came llia Square Proj ect Description
Tomplo C it~. California
Situated at the North-East lnlonloctJon ol Roflemoad Boulovard and las
Tunas Onvo, the CemeRia Squlltll -as on appropriate enlrance lnlo
the CUy o( Temple City with Ita atrong, bold and wei propor1loned
Medilotraneen llrc:hilodum.
Tho Project Is marl<od by two mstaurants at the oomar with a tower piece,
an elegant outdoor dining patio and lush landscaping; thUs making a nlce
urban approach to Rosemead with Ita civic edgo to the ~~ while
doallng v.1th limited vehlc:ulat IOOCOSI and good row tlvoogh lho aho. Two
buldlrqs ara designed with a saoond story ol!loe which enhances the
vii\Qgo lool with varying holghte end tool linea. Tho uao of landscape and
buldlng maief1als add elegance 1o the P<OJoot and a aonse olan1vll l.
Till! CAMBUJA SQUARB PROIBCT SUMMARY --
'iii.DG I • I'I.OOR t · USB SQUARE I'OOTAGB (G !I.A.) Rf.QUIRRD
~ARJ<JN G
BLDG 1 · (1st Floor)· RTL/REST" >l9,6S6 Sf 159SPACBS
(4 1'0110051')
BLDG I • (lnd floor)· RTL/IIEST" t l .lnSF 14 SPACBS
(4 PUIOOOSP)
BI.OO 2 • (l st floor) • RTL./REST.: >l2,300SP 49 SPACES
I (UG.JIOOSP)
81.00 2 • (lnd floor)· RT~/REST" t u .oot s~ 44 SPACBS
(t PGliMUP]
8I.DG l· (1st Floor)· RTL./REST.: >4.SI8SP t8SPAC6S
{4 P'II.lto0..,
BLDG 4 ·(1st ~1oor) · RTL{RRST.: •6.606 SP 26SPACBS
(H OIOOOU) --
BLDG 1 (lnd floor)· omCE: •l.SZl S7 6SPACIIS
(4 1"DIIOOU)
BLDG 2 • (lnd floor)· OmCE: •:Z.49JSP IOSPACBS
~
(tPD1toOSf)
TOTAL GROSS SF: •81.469 SP 1-----
TOT~ ~AIUCIMG REQUUW>: l%6 SPACIIS
TOTALSUilPACE PARKIIIG PIIOPOSF.D. 127 SPACES
TOT~SUBTI!JUIANBAII PARKI NG PROPOSI!D: 267 SPACBS
TOTAL PARJ<JNG PROPOSED: 3'14 SP ACIIS
~1 ·~~(t{J4 ... \'A,II.,._,.. (ll&'nCt 4~
~I"CDMI'ofl('tiMCIIII-&fto
~·IUCJ1UCY0&1CUnnD,,.....ft.W.It --
Temple City, California
Site Plan
October 06, 2014
·-
A-1
UNDERGROUND PA RKING SU MMARY:
TOTALSUBTERRA NilAN PA RKI NG PROVIDIID: 267 SPACES
~~ ....... \.!L.J
NOTE:~-HOT FOR OONSTRUCTION. The Camel li a Square Tloo"""""'""'"" .............. ...,.... .. od)u_""""""..._ _._-C!lonl. T ...... ando.-nrr.o.ut~_.,... A Project for TCD Enterprise Inc. I
No Wll'fW1IM 01 Ot*WilMI d ei'Pf ktnd .. gl'twl ot ~ Manhattan Development Co. LLC. HTH-.UP ~2014 HTH11.360.08
BLDG f · FLOOR f · USE SQUARE FOOT ACE (G.RA)
BLDG 1 · (Zod Floor)· lm./R!ST~ • 3,312 Sf
BLOC 2 ·{2nd Floor). lm./R!ST~ •11.001 SP
BLOC 1 · (Zod Floor)· OI'I'ICE: • 1,523 SF
BLOC 2 ·(2nd Floor)· OI'I'ICE: H.493 SF
TOTAL (2nd Floor) CROSS SF: i 18,389SP
Temple City, California
Underground and Second Floor Site Plans
October06,2014
A-2
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NOTE: Preliminary. NOT FOR CONSTRUCTION.
The Information is conceptual and subject to adjustments pending further
verification and Client, Tenant, and Governmental Agency approvals.
No warranties or guarantees of any kind are given or Implied.
HTH Architects, LLP Copyright2011 HTH 11.350.06
'BLDG A'
REGIONAL
SUPERMARKET
±35,000sf
' ' I
'
/////
'
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1
The Gateway
A Project for TCD Enterprises Inc
Gateway Plaza Project Description
Temple City, California
Situated at the North-East intersection of Rosemead Boulevard and Las
Tunas Drive, the Gateway Plaza serves as just that; an appropriate
entrance into the City of Temple City with its strong, bold and well
proportioned Mediterranean Architecture.
The Project is marked by two restaurants at the comer with a tower piece,
an elegant outdoor dining patio and lush landscaping; thus making a nice
urban approach to Rosemead with its civic edge to the sidewalk while
dealing with limited vehicular access and good flow through the site. Two
buildings are designed with a second story office which enhances the
village feel with varying heights and roof lines. Use of landscape and
building materials add elegance to the project and a sense of arrival.
OPTION 'H-1'-OVERALL SUMMARY
SPACE SQUARE FOOTAGE REQUIRED
BLDG'A'
REGIONAL SUPERMARKET: ±35,000 SF
-~
BLDG 'A'-RETAIL: ±2,800 SF
BLDG 'B'-RETAIL: ±11,700 SF
f----
BLDG 'A' -OFFICE (2nd Floor): ±2,800 SF
BLDG 'B'-OFFICE (2nd Floor): ±11,700SF
BLDG 'C'-RESTAURANT: ±4,500 SF
BLDG 'D'-RESTAURANT: ±6,500 SF
TOTAL GROSS SF: ±75,000 SF
TOTAL PARKING REQUIRED:
TOTAL SURFACE PARKING PROPOSED:
TOTAL UNDERGROUND PARKING PROPOSED:
TOTAL PARKING PROPOSED:
PARKING
140 SPACES
(4 PER 1000 SF)
11SPACES
47 SPACES
(4 PER 1000 SF)
11 SPACES
47SPACES
( 4 PER 1000 SF)
18SPACES
26SPACES
(4 PER 1000 SF)
300 SPACES
129 SPACES
202 SPACES
331 SPACES
Temple City, California
Conceptual Site Plan
February 14, 2011
A-1
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NOTE: Preliminary. NOT FOR CONSTRUCTION.
The information is conceptual and subject to adjustments pending further
verification and Client, Tenant, and Governmental Agency approvals.
No warranties or guarantees of any kind are given or implied.
HTH Architects. LLP Copyright2014 HTH 11.350.06
RETAI!.JRESTAURANT
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The Camellia Square
A Project for TCD Enterprise Inc. I
Manhattan Development Co. LLC.
The Camellia Square Project Description
Temple City, California
Situated at the North-East intersection of Rosemead Boulevard and Las
Tunas Drive, the Camellia Square serves as an appropriate entrance into
the City of Temple City with its strong, bold and well proportioned
Mediterranean Architecture .
The Project is marked by two restaurants at the comer with a tower piece,
an elegant outdoor dining patio and lush landscaping; thus making a nice
urban approach to Rosemead with its civic edge to the sidewalk while
dealing with limited vehicular access and good flow through the site. Two
buildings are designed with a second story office which enhances the
village feel with varying heights and roof lines. The use of landscape and
building materials add elegance to the project and a sense of arrival.
THE CAMELLIA SQUARE -PROJECT SUMMARY
-----
BLDG#-FLOOR#-USE SQUARE FOOTAGE (G.B.A.) REQUIRED
BLDG 1-(1st Floor)-RTL.jREST.: ± 39,656 SF
BLDG 1-(2nd Floor)-RTL.jREST.: ± 3,372 SF
BLDG 2 ·(1st Floor)-RTL.jREST.: ± 12.300 SF
BLDG 2-(2nd Floor)-RTL./REST.: ± 11,001 SF
BLDG 3-(1st Floor)-RTL.jREST.: ± 4.518 SF
BLDG 4-(1st Floor)-RTL.fREST.: ± 6,606 SF
-
BLDG 1-(2nd Floor)-OFFICE: ± 1,523 SF
BLDG 2-(2nd Floor)-OFFICE: ± 2.493 SF
TOTAL GROSS SF: ± 81,469 SF
TOTAL PARKING REQUIRED:
TOTAL SURFACE PARKING PROPOSED:
TOTAL SUBTERRANEAN PARKING PROPOSED:
TOTAL PARKING PROPOSED:
0NCLUDES 14ACCESSIBLE SPACES) (Sf14ARE VAN ACCESSIBLE)
(INCLUDES 106 COMPACT SPACES) -26.9%
(INCLUDES 6 ELECTRIC VEIDCLE STATION PARKING STALLS)
PARKING
159SPACES
(4PER1000SF)
14 SPACES
(4 PER 1000 SF)
49SPACES
(4 PER 1000 SF)
44SPACES
(4 PER 1000 SF)
18SPACES
(4 PER 1000 SF)
26SPACES
(4 PER 1000 SF)
6SPACES
(4 PER 1000 SF)
lOSPACES
(4 PER 1000 SF)
-·
I
326SPACES
127SPACES
267SPACES
394SPACES
(RATIO: 4.84/lOOOsf}
A-1
Temple City, California ~~~
Site Plan
October 06, 2014 . .
UNDERGROUND PARKING SUMMARY:
TOTAL UNDERGROUND PARKING PROVIDED: 202 SPACES
SCALE1"=40' ~~ 0~~20'~40~' ~6~0'~80~~' llllOO' ~LJ
NOTE: Preliminary. NOT FOR CONSTRUCTION.
The infonnatlon Is conceptual and subject to adjustments pending further
verification and Client, Tenant, and Governmental Agency approvals.
No warranties or guarantees of any kind are given or implied.
HTH Architacts, LLP Ccpyright 2011 HTH 11.350.06
/
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OF ROOF
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SECOND FLOOR SUMMARY
OFFICE (2nd Floor):
(4 PER 1000 SF)
OFFICE (2nd Floor):
(4 PER 1000 SF)
±11,700 SF
±2,800 SF
A Project for TCD Enterprises Inc
•
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Temple City, California
Conceptual Site Plan
February 14, 2011
A-2
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~----------------~
UNDERGROUND PARKING SUMMARY:
TOTAL SUBTERRANEAN PARKING PROVIDED: 267 SPACES
NOTE: Preliminary. NOT FOR CONSTRUCTION.
The information is conceptual and subject to adjustments pending further
verification and Client, Tenant, and Governmental Agency approvals.
No warranties or guarantees of any kind are given or implied.
HTH Architects, LLP Copyright 2014 HTH 11.350.06
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BLDG.2
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BLDG.1
OPEN TO SPACE BELOW
SECOND FLOOR SUMMARY
BLDG#-FLOOR#-USE SQUARE FOOTAGE (G.B.A)
BLDG 1-(2nd Floor)-RTL./REST.: ± 3,372 SF
BLDG 2-(2nd Floor)-RTL./REST.: ± 11,001 SF
BLDG 1-(2nd Floor) -OFFICE: ± 1,523 SF
BLDG 2 -(2nd Floor] -OFFICE: ± 2,493 SF
TOTAL (2nd Floor] GROSS SF: ± 18,389 SF
Temple City, California
Underground and Second Floor Site Plans
October 06, 2014
A-2
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A-5