Retail commercial activity in addition to those uses permitted by Table 17.11.020-A may be conditionally permitted on the same site as an automobile service station. Only permitted or conditionally permitted uses in the commercial zones may be conditionally permitted in addition to those uses permitted by Table 17.11.020-A.

A conditional use permit must be obtained pursuant to the provisions of Table 17.11.010-A prior to establishing a concurrent use of additional retail commercial activity on the same site as an automobile service station.

In addition to the criteria set forth in Section 17.03.060, the following factors shall be considered in reviewing the conditional use permit application:

Upon application for a conditional use permit, the planning commission may approve, deny or conditionally approve such application. The planning commission may impose any conditions which are necessary to preserve the public health, welfare or safety or to mitigate any potential adverse impacts resulting from the establishment of concurrent activities at an automobile service station.

Primary access shall be from thoroughfares at least sixty-two feet in width.

Automobile service stations may not be located across a street from residential zone districts unless the street is an arterial, collector, or state highway as shown on the select street system.

Automobile service stations may not be permitted on sites abutting schools, parks, playgrounds, libraries, churches or other public or quasi-public uses which have a demonstrated substantial pedestrian traffic flow for which pedestrian/vehicle conflicts cannot be adequately mitigated.

Noise levels measured at the property lines shall not exceed the levels prescribed in the noise regulations of the city.

The premises shall be kept clean, and the operator shall assure that no trash or litter originating from the site is deposited on the neighboring properties or on the public right-of-way.

All exterior lighting shall be designed in such a manner that will protect the highway and neighboring properties from direct glare or hazardous interference of any kind.

Hours of operation, including deliveries to the site, shall be compatible with the needs and character of the surrounding neighborhood. For the purposes of this section, the usual operating hours shall be considered to be between 6:00 a.m. and 10:00 p.m. if the establishment is within five hundred feet of a residential zone. Any modification of these hours must be approved by the planning commission.

No undesirable odors may be generated from the site.

Air for tire inflation, water for radiators, windshield washing materials, and men's and women's public restrooms shall be provided to the public at no charge.

Management of the use shall take all necessary steps to assure the orderly conduct of employees, patrons and visitors to the premises.

A copy of these performance standards shall be posted alongside the establishment's permits and licenses and visible to employees at all times.

Restroom Access. All restrooms shall take access from the interior of a building. No exterior access to the restrooms shall be permitted.

Vapor Recovery Equipment.

All closed service stations, including all buildings, structures, and yards shall be maintained so there is no adverse or detrimental effect on the property of others within the vicinity or neighborhood. All landscaping shall be maintained and properly irrigated and shall not be allowed to become overgrown or dead.

The conversion of a service station to another use shall be reviewed during site plan review and/or conditional use permit and shall be approved by the commission prior to any remodeling or occupancy and pursuant to any cleanup and capping requirements regulated by the county, state, or federal agencies.

No exterior alterations shall be made to the residential structure which will change its appearance as to make it out of context with the surrounding dwellings.

All parking will be located in the rear yard area.

Parking standards shall be the same as for one bedroom or efficiency apartments.

Driveway locations and widths must meet standards established by the city and be reviewed by the community development department prior to the approval of the conditional use permit.

Off-Street Parking. One off-street parking space shall be provided for each two employees working at any one time. The spaces shall be in addition to any spaces required for any other use occupying the same building or premises.

Off-Street Loading. Wherever possible, an area for the loading and unloading of children shall be provided on the site and laid out in such a manner as to provide for forward travel of vehicles both on entering and leaving the site.

Access.

Drive-in and drive-through uses may not be located across a street from residential zone districts unless the street is an arterial or collector street shown on the select street system. This provision does not apply to commercial off-street parking lots.

Required planters abutting residential properties shall be planted with trees shrubs, which shall form an uninterrupted screen foliage not less than ten feet in width and which will grow to be not less than fifteen feet no more than twenty feet in height at full growth.

An uninterrupted screen hedge shall be planted adjacent to and parallel with any drive-thru lane. Said hedge shall be planted and maintained at a height of three feet to three and one-half feet. The hedge shall not be thorny or spiked, and shall not extend over the sidewalk.

All businesses that provide drive-through facilities for serving customers within their automobile shall provide stacking space that meets the requirement in Table 17.11.040-A.

Each stacking space shall be computed on the basis of a vehicle being nine feet in width and twenty feet in length. Each stacking lane shall be a minimum of twelve feet in width.

Clear identification and delineation between the drive-in lane(s) and parking lot shall be provided.

Where the lot dimensions allow, all drive-in business shall provide an escape lane that allows other vehicles to pass those waiting to be serviced.

The stacking lane shall be independent of any on-site parking, parking maneuvering areas, public streets, or alley or traffic ways serving other on-site and/or off-site uses.

The minimum required length of any stacking space may be increased if it is determined that additional stacking area will be required to adequately serve the use.

A traffic study addressing both on-site and off-site traffic and circulation impacts may be required.

Noise levels measured at the property lines shall not exceed the levels prescribed in the noise regulations of the city.

The premises shall be kept clean, and the operator shall assure that no trash or litter originating from the site is deposited on the neighboring properties or on the public right-of-way.

All exterior lighting shall be designed in such a manner that will protect the highway and neighboring properties from direct glare or hazardous interference of any kind.

All exterior lighting shall be designed in such a manner that will protect the highway and neighboring properties from direct glare or hazardous interference of any kind.

No undesirable odors may be generated from the site.

Management of the use shall take all necessary steps to assure the orderly conduct of employees, patrons and visitors to the premises.

All deliveries made to businesses abutting residential zones shall occur between the hours of 7:00 a.m. and 9:00 p.m.

A copy of the required performance standards shall be posted alongside the establishment's permits and licenses and be visible to employees at all times.

Noise levels measured at the property lines shall not exceed levels prescribed by noise regulations of the city.

All punch presses, shears and similar types of equipment shall be mounted on vibration reducing mounts so that no detectable level of vibration is transmitted to other properties or the public right-of-way.

No outdoor storage shall be permitted in any yard adjacent to a residential zone district.

The premises shall be kept clean and the operator shall ensure that no trash or litter originating from the site is deposited on neighboring properties or on the public right-of-way.

All exterior lighting shall be designed in such a manner that will protect the highway and neighboring properties from direct glare or hazardous interference of any type.

No mechanical equipment such as compressors, pumps or air conditioning units will be placed adjacent to residentially zoned property.

Hours of operation, including deliveries to the site shall be compatible with the needs and character of the surrounding neighborhood. For the purpose of this section, the usual operating hours shall be considered to be between 6:00 a.m. and 10:00 p.m. Any modification of these hours which results in earlier or later hours of operation shall require the approval of the planning commission.

Notwithstanding the provisions of Chapters 17.05 through 17.09, any metal building situated so that no other building is located between it and all streets from which the metal building is visible shall be entirely rehabilitated or reconstructed using nonmetallic materials, including wood, stucco, brick, masonry block or similar building materials, or may be reconstructed using approved metals meeting the standards contained in the figures in Section 17.11.120(E) of these regulations, or may be reconstructed using a combination of approved metals and any other acceptable building materials.

Notwithstanding the provisions of Chapters 17.03, 17.05, 17.06, 17.07, 17.08, 17.09, 17.10, 7.11 and 17.13, any metal building situated so that another building is located between the building and all streets from which the metal building is visible shall be required to replace only those portions of the building visible from the street, including edges of metal roofs, with nonmetallic building materials or with approved metals meeting the standards contained in the figures in Table 17.11.070-A. In addition, all other portions of the walls of such metal building which are not visible shall be coated as provided in the figures in Table 17.11.070-A in a color to match the rehabilitated portion of the building.

All rehabilitation or reconstruction required by this section on buildings not located within the boundaries of the Rosemead Business Improvement Project Area or not located within the boundaries of South El Monte Improvement District Project Area No. 2 shall be completed not later than March 17, 1989. All rehabilitation or reconstruction required by this section on buildings located within the Rosemead Business Improvement Project Area or within South El Monte Improvement Project Area No. 2 shall be completed not later than April 24, 1992. Notwithstanding the above, all rehabilitation or reconstruction of roofs required by this section must be completed not later than provided in Section 17.11.070(E), regardless of whether the building is located within the boundaries of Rosemead Business Improvement Project Area or South El Monte Improvement Project Area No. 2.

Notwithstanding any other provision of this section, the city council may, after a public hearing held as prescribed in Section 17.03.130, grant an extension of the period of time permitted by this section for the rehabilitation or reconstruction in compliance with this section of buildings located in the Rosemead Business Improvement Project Area and Business Improvement District Project Area No. 2. One or more extensions may be granted for any use or building, but the total of such extensions shall not exceed two years.

The city council may grant an extension of the time periods prescribed by this section only where the following findings are made:

The city council, in granting an extension as provided herein, may impose conditions it deems necessary to ensure that the grant will be in accord with the findings required. Failure to comply with the schedule of repair and improvement shall constitute grounds for revocation of any extension granted pursuant hereto, but only after a public hearing held as herein prescribed.

Any metal building which is granted an exception under the provisions of Section 17.11.070(G), must comply with the following:

For a metal building so situated that no other building is located between the metal building and any street from which the metal building is visible, the roof of the metal building shall be covered by a nonmetal material, covered with metal meeting the requirements of this section, removed and replaced with metal meeting the requirements of this section, or removed and replaced with a nonmetal material.

For a metal building so situated that another building is located between the metal building and any street from which the metal building is visible, all portions of the roof visible from any street, shall be either covered with a metal meeting the requirements of this section, removed and replaced with a metal meeting the requirements of this section, or removed and replaced with a nonmetal material. In addition, all other portions of the roof of such metal building shall be covered with a paint material approved by the city manager in a color to match the visible portions of the metal roof improved pursuant to this subsection.

Reconstruction or rehabilitation in conformance with the provisions of these regulations as they apply to a building fully visible from a public street or private street generally open to the public; or

Increase in building area, whether by addition, whereupon, the entire site must be brought into conformity with the zone district regulations for the zone in which the building is located.

In any case where an existing metal building has been constructed of metal panels meeting one of the approved panel configurations shown in the figures in Table 17.11.070-A and such panels are in a good state of repair as determined by the building division, even though unpainted, such buildings may be treated with an approved coating as provided in the figures in Table 17.11.070-A in lieu of replacing the existing metal panels other than as required to eliminate damage.

Any new metal building shall be permitted if the building meets the following development standards:

In addition to the requirements of subsections A and B, all other requirements of this Code shall be met, including the submission of a site plan, elevations and list of materials and colors for review and approval of the community development director. The above mentioned conditions must be satisfied; no variance shall be granted that would authorize a deviation from these conditions.

The provisions of this section shall not apply to establishments lawfully existing on the effective date of these regulations provided the establishment retains the same type of ABC license within a license classification; continues to legally operate without substantial change in mode or character of operation; and does not expand the square footage of area used for sales or services.

Nothing in this section shall prohibit or limit the transfer of a valid, existing off-sale permit to a new owner at the same location.

Noise levels measured at the property line shall not exceed the levels prescribed by the city's noise regulations as set forth in Chapter 8.20 of this Code.

The property shall be maintained in a safe and clean condition and the owner shall ensure that no trash or litter originating from the site is deposited on neighboring properties or the public right-of-way.

Hours of operation, including deliveries to the site, shall be compatible with the needs and character of the surrounding neighborhood. For the purpose of this section, the usual hours of operation shall be as permitted by the state regulations for the off-sale of alcoholic beverages unless the city imposes shorter hours of operation as a condition to the permit to protect the public health, safety and welfare.

The owner and operator shall each take all necessary steps to ensure the orderly conduct of employees, patrons and visitors when they are present on the property.

There shall be no loitering on the property. Signs shall be posted on the exterior wall of the premises and in the parking lot stating that loitering and consumption of alcohol are each prohibited.

Video or other coin-operated games may only be permitted subject to the provisions of Section 7.90.430 of the county business license ordinance.

There shall be no outside vending machines other than newspaper racks or public telephones.

There shall be no adult merchandise, as that term is defined in Section 5.25.020 of this Code, visible anywhere on the property and no such merchandise shall be sold to minors.

The permittee shall maintain all required permits and licenses in good standing.

There shall be no sale or service of any alcoholic beverages in the event there is any lapse or breach in the good standing of any one of the permits or licenses issued for such use, or noncompliance with any conditions imposed thereon.

Notwithstanding Section 17.03.060, a permittee may request an extension of any time limit provided in Section 17.03.060 by filing a written request with the city's community development department before the conditional use permit expires.

A request for an extension of time shall state the reasons why an extension is needed. The planning commission will consider the request at a duly noticed public hearing. Based upon the evidence presented at the public hearing, the planning commission may deny, approve, or conditionally approve the extension for up to one hundred eighty days.

The provisions of this section shall not apply to establishments lawfully existing on the effective date of these regulations provided the establishment retains the same type of California Alcohol Beverages Control ("ABC") license within a license classification; continues to legally operate without substantial change in mode or character of operation; and does not expand the square footage of area used for sales or services.

Nothing in this section shall prohibit or limit the transfer of a valid, existing on-sale permit to a new owner at the same location.

Noise levels measured at the property line shall not exceed the levels prescribed by the city's noise regulations as set forth in Chapter 8.20 of this Code.

The property shall be maintained in a safe and clean condition and the owner shall ensure that no trash or litter originating from the site is deposited on neighboring properties or the public right-of-way.

Hours of operation, including deliveries to the site, shall be compatible with the needs and character of the surrounding neighborhood. For the purpose of this section, the usual hours of operation shall be as permitted by the establishment's ABC license unless the city imposes shorter hours of operation as a condition to the conditional use permit to protect the public health, safety and welfare.

The owner and operator shall each take all necessary steps to assure the orderly conduct of employees, patrons and visitors when they are present on the property.

There shall be no loitering on the property. Signs shall be posted on the exterior wall of the premises and in the parking lot stating that loitering and consumption of alcohol are each prohibited.

Video or other coin-operated games may only be permitted subject to the provisions of Section 7.90.430 of the county business license ordinance.

There shall be no outside vending machines other than newspaper racks or public telephones.

There shall be no adult merchandise, as that term is defined in Section 5.25.020 of this Code, visible anywhere on the property and no such merchandise shall be sold to minors.

The permittee shall maintain all required permits and licenses in good standing.

There shall be no sale or service of any alcoholic beverages in the event there is any lapse or breach in the good standing of any one of the permits or licenses issued for such use, or noncompliance with any conditions imposed thereon.

Notwithstanding Section 17.03.060, a permittee may request an extension of any time limit provided in Section 17.03.060 by filing a written request with the city's community development department before the conditional use permit expires.

A request for an extension of time shall state the reasons why an extension is needed. The planning commission will consider the request at a duly noticed public hearing. Based upon the evidence presented at the public hearing, the planning commission may deny, approve, or conditionally approve the extension for up to one hundred eighty days.

Such uses shall be located on arterial or larger streets unless another location shall be approved by the planning commission.

Such uses shall not be located on any side of, or across from any residential use, park, school or church unless such use is a water well, pump station, enclosed water storage facility or cellular telephone antenna.

The site shall be of sufficient size to accommodate all structures and required parking for the site.

Noise levels measured at property lines shall not exceed the levels prescribed in the noise regulations of the city.

The premises shall be kept clean and the operator shall ensure that no trash or litter originating from the site is deposited on neighboring properties or on the public right-of-way.

No undesirable odors shall be generated from the site.

The purpose of the regulatory provisions set forth in this section is to establish development standards for the installation and maintenance of antennas and wireless telecommunications antenna facilities within specified areas of the city. These standards are intended to ensure that the design and location of those antennas and facilities are consistent with previously adopted policies of the city, to promote the public health, safety, comfort, convenience, and general welfare of the city's residents, and to enhance the aesthetic quality and appearance of the city by maintaining architectural and structural integrity and by protecting views and vistas from obtrusive and unsightly accessory uses and facilities.

In adopting and implementing the regulatory provisions of this section, it is the intent of the city council to further the objectives specified above in subsection A without unnecessarily burdening the federal interests in ensuring access to satellite services, in promoting fair and effective competition among competing communications service providers, and in eliminating local restrictions and regulations that, with regard to antennas, preclude reception of an acceptable signal quality or unreasonably delay, prevent, or increase the cost of installation, maintenance, or use of those antennas.

With regard to the regulatory requirements set forth below in Section 17.11.120(B) that relate to site plan review and to a building permit, the city council expressly finds and determines that they are necessary, desirable, and in the best interests of the community in order to protect public safety. The city council further finds and determines that these regulatory requirements are applicable to the proposed installation of satellite earth station antennas that are not permitted accessory uses and that, because of legitimate safety-related concerns, do not meet the criteria for exemption from local regulation established by the Federal Communications Commission ("FCC") under the Telecommunications Act of 1996.

The regulatory provisions set forth in this section are not applicable to any of the following:

Mandatory Compliance with Code Requirements. In addition to compliance with all safety-related development standards set forth in this section, the installation of over-the-air reception devices must be in compliance with all applicable building codes, fire codes and electrical codes. In particular, electrical service must be properly grounded, and rated fire walls may not be penetrated.

Permitted Accessory Uses. Over-the-air reception devices described below in this subsection may be installed as permitted accessory uses in zoning districts where residential and nonresidential uses are authorized without site plan review and without obtaining a building permit, provided that they comply with all applicable development standards set forth in subsection C of this section.

The following development standards apply in all zoning districts to the siting, construction and operation of over-the-air reception devices consisting of satellite earth station antennas that are referenced above in Table 17.11.120-A, subsections A and B of this section, and to all over-the-air reception devices consisting of satellite earth station antennas that are subject to site plan review and to the issuance of a building permit.

If a proposed satellite earth station antenna will exceed the permissible height limitations referenced above in Table 17.11.120-A subsections A and B of this section, or if the diameter or diagonal measurement of the proposed satellite earth station antenna exceeds the limitations specified in Table 17.11.120-A subsections A and B of this section, then an application for site plan review must be submitted to the director of community development and approved by the architectural board of review. If the application is approved, a building permit must be obtained;

The city council expressly finds and determines that these regulatory requirements relating to site plan review are necessary, desirable, and in the best interests of the community in order to protect the public health, welfare and safety, to promote aesthetic objectives, and to maintain property values. The city council further finds and determines that these regulatory requirements are applicable only to the proposed installation of satellite earth station antennas that are not permitted accessory uses and that do not meet the criteria for exemption from local regulation established by the Federal Communications Commission ("FCC") under the Telecommunications Act of 1996;

In addition to any other requirements set forth in this title, the application for site plan review must include the following:

The city manager may cause to be prepared and disseminated information concerning the placement and installation of satellite earth station antennas in accordance with voluntary guidelines that will help to achieve the city's safety-related objectives and to promote reasonable aesthetic objectives in order to maintain property values.

The information referenced above in Section 17.11.120(A) of this section may include, without limitation, the following:

Facilities within Public Rights-of-Way. Wireless telecommunications antenna facilities that are proposed to be installed in any zoning district where those facilities are authorized, which facilities have above-ground components that will be placed within any public rights-of-way, must comply with all applicable provisions of the city's highway permit ordinance.

City-Owned Land, Buildings, and Rights-of-Way.

Applicability of Regulations. Subject to the exceptions set forth in Section 17.11.120(F)(1) of this section, the regulatory provisions of this section are applicable to the siting of wireless telecommunications antenna facilities on land and buildings located within the following zoning districts: the commercial zone (C), the commercial-manufacturing zone (C-M), the manufacturing zone (M) and the public-facilities zone (P-F). The siting and construction of wireless telecommunications antenna facilities in these nonresidential zoning districts where those facilities are authorized is subject to site plan review and to a building permit.

Application for Site Plan Review. The application for site plan review must include the following:

Factors Considered in Approving Site Plans. The reviewing authority must consider the following factors in determining whether to approve the site plan for a wireless telecommunications antenna facility:

The site must be maintained in a condition free of trash, debris and refuse, and all graffiti and posters must be promptly removed.

If a support structure, or an antenna array affixed to a building or to a support structure, becomes inoperable or ceases to be used for a period of six consecutive months, the permittee or the property owner must give written notice of such inoperability or nonuse to the director of community development. The antenna array and, if applicable, the support structure, must be removed within a ninety-day period. If that removal does not occur, the city may remove the antenna array and, if applicable, the support structure, at the expense of the permittee or the property owner; provided that if other antenna arrays owned or operated by other service providers are affixed to the same support structure, then only the antenna array that has become inoperable or has ceased to be used is required to be removed, and the support structure may remain in place until all service providers cease to use it.

In accordance with the provisions of Section 17.03.160, application may be made for a variance from the restrictions and limitations imposed by this section upon the siting of satellite earth station antennas and wireless telecommunications antenna facilities.

A variance may be issued if, in addition to the general variance standards, the following requirements are met:

A variance may be revoked if the applicant or property owner fails to comply with any conditions that are imposed upon the issuance of that variance.

Building Permit Required. Nothing contained in this section may be deemed to exempt from the requirement of a building permit the installation of an amateur radio station antenna that, because of its limited height, is not required to obtain site plan review approval under the provisions of subsection B of this section.

Site Plan Review Required. The proposed installation in any zoning district of an amateur radio station antenna, whether ground-mounted or building-mounted, which antenna will extend more than fifteen feet above the highest point of the roofline of a building or structure on the proposed site, must be preceded by an application for site plan review, and, if the application is approved, a building permit must be obtained.

Application for Site Plan Review. The application for site plan review must include the following:

Factors Considered in Approving a Site Plan.

All satellite earth station antennas, amateur radio station antennas and wireless telecommunications antenna facilities are subject to periodic inspection by the city to determine whether they are in compliance with all applicable provisions of this section.

If any condition is discovered that may result in a danger to life or property, the city will give written notice to the permittee or to the property owner, or both, at their last known address, describing the dangerous condition and demanding that the same be corrected within the period of time specified in that notice.

Failure to comply with any applicable provision of this section, or with conditions that may be imposed in connection with site plan review approval or issuance of a building permit, will constitute a public nuisance.

To ensure that the significance of the fragmented pattern of condominium ownership with respect to long-range planning, unforeseen change and maintenance of the city's housing stock is not superficially discounted in favor of short-term and expedient financial consideration;

To establish reasonable procedures for the dissolution of the condominium and demolition of the structure at the end of their economic, functional or physical life and thus obviate conditions of residential obsolescence and blight and their pernicious effects upon both immediate occupants and the larger community;

To ensure that the potentially deleterious effects resulting from a lack of continuous and centralized management do not impact upon the public health, safety and welfare and, at the same time, ensure that there is democratic and effective management of the project that does not allow, over time, a majority of the unit owners to effectively contravene the initial commitments made to the project at the time of its inception and thus undercut the good faith of any minority of unit owners;

To ensure that the project developer provides adequate private outdoor living space, storage space and parking space to meet the expectations and changing needs of property owners over long periods of time;

To ensure that the project developer is attentive to the performance characteristics of the structure and mitigates such problems as vibration and noise transmission which may not be apparent to the buyer without living in the unit but which, if not adequately attenuated, may nevertheless render the living environment undesirable and the transfer of unit ownership difficult;

To ensure that the project developer uses contemporary and environmentally sensitive concepts of site planning and architectural design in the creation of the project and to ensure that the project, once completed, maintains its integrity over time not only to preserve the long-term financial commitment of the unit owner, but also to optimize the utilization and aesthetic qualities that make the project a viable home in the future;

To ensure that, when appropriate, governmental entities have the right to enter into specified areas of the project to protect the public health, safety and welfare and preserve the public peace.

No residential condominium shall be permitted in any zone unless such zone permits such usage and unless and until a conditional use permit is obtained thereof.

Except for strictly interior modifications to individual condominium units, no structural or architectural alterations, except incidental maintenance, shall be made to any existing residential condominium or its common areas within the city, unless and until a conditional use permit is obtained therefor. An applicant seeking a conditional use permit in order to make structural or architectural alterations to an existing condominium shall not arbitrarily or unreasonably be denied a conditional use permit where compliance with the provisions of Chapter 17.05 through 17.09, would impose a cost or other hardship disproportionate to the proposed structural or architectural alteration; provided, that the applicant is making reasonable efforts to conform to those provisions and the purposes delineated in subsections F through J of this section and would impose a cost or other hardship disproportionate to the proposed structural or architectural alteration, provided that the applicant is making reasonable efforts to conform to those provisions and the purposes delineated in subsection (A)(1).

A complete legal description and address of the property and boundary map showing the existing topography of the site and the location of all existing easements, structures and other improvements, and trees over six inches in diameter.

Dimensioned schematic development plans consisting of at least a site plan, garage plan, typical floor plan, building elevations showing natural grades, transverse and longitudinal sections showing natural grades and a conceptual landscaping plan for the project as a whole. In instances where the project involves the conversion of an existing structure to condominium usage, complete as built drawings shall be provided.

A tabular analysis showing how the project compares to the minimum standards for four projects in the zone in which it would be located.

Typical detailed sections of the types of wall and floor/ceiling construction that would be used in both common and interior partition walls within the condominium project, including either published data from a recognized testing laboratory or a statement from a licensed acoustical engineer or the city building official as to the STC (Sound Transmission Class) and IIC (Impact Insulation Class) of the proposed type of construction.

The proposed condominium documents including declaration of covenants, conditions and restrictions, description of project elements and tentative condominium plan that would apply to the conveyance of units, the assignment of parking and the management of common areas within the project.

Such other information which the planning commission or planning department determines is necessary to evaluate the proposed project.

Shock Mounting of Mechanical Equipment. All permanent mechanical equipment such as motors, compressors, pumps and compactors which, because of their rotation, reciprocation, expansion and/or contraction, turbulence, oscillation, pulsation, impaction or detonation, are determined by the building official to be a source of structural vibration or structure-borne noise shall be shock mounted with inertia blocks or bases and/or vibration isolators in a manner approved by the building official. Domestic appliances which are cabinet installed or built into the individual units, such as clothes washers and dryers, or other appliances which are determined by the building official to be a source of structural vibration or structure-borne noise, shall be isolated from cabinets and the floor or ceiling by resilient gaskets and vibration mounts approved by the building official. The cabinets in which they are installed should be offset from the back wall with strip gasketing of felt, cork or similar material approved by the building official. Where such appliances utilize water, flexible connectors shall be installed on all water lines. If provision is made within the units for the installation of nonpermanent appliances such as clothes washers and dryers, then permanent rubber mounting bases and surface plates shall be installed in a manner approved by the building official.

Location of Plumbing Fixtures. No building fixture, except Pullman mounted lavatories, shall be located on a common wall between two separate units where it would back up to a living room, family room, dining room, den or bedroom of an adjoining unit.

Separation of Vents and Lines. No common water supply lines, vents, or drain lines shall be permitted for contiguous units unless there is at least eight and one-half feet of pipe between the closest plumbing fixtures within the separate units. The building official may approve other methods of isolating sound transmission through plumbing lines where their effectiveness can be demonstrated.

Isolation and Insulation of Lines. All water supply lines within the project shall be isolated from wood or metal framing with pipe isolators specifically manufactured for that purpose and approved by the building official. In multistory condominium projects all vertical drainage pipe except piping serving only one condominium unit that is located in a wall that is not common to any other unit, shall be surrounded by three-quarter inch thick dense insulation board or full thick fiberglass or wool blanket insulation for its entire length except the sections that pass through wood or metal framing.

General. Wall and floor/ceiling assemblies separating units from each other or from public or quasi-public space such as interior corridors, laundry rooms, recreation rooms and garages shall provide airborne sound insulation for walls, and both airborne and impact sound insulation for floor/ceiling assemblies.

Airborne Sound Insulation. All wall assemblies enumerated or alluded to in the previous subparagraph shall be of a type of construction that has a minimum rating of 58 STC (Sound Transmission Class). All floor/ceiling assemblies enumerated or alluded to in subsection (J)(1) shall be of a type of construction that has a minimum rating of 50 STC. Wood floor joists and subflooring shall not be continuous between separate condominium units. Penetrations or openings in the construction for piping, electrical outlets and devices, recess cabinets, bathtubs, soffits and heating, ventilating and/or air conditioning intake and exhaust ducts, and the like, shall be sealed, lined, insulated or otherwise treated to maintain the required rating and such treatment shall be approved by the building official. Entrance doors to the unit shall be of solid construction and, together with perimeter seals, shall have a minimum rating of 30 STC. Such perimeter seals shall be maintained in effective operating condition.

Impact Sound Insulation. All separating floor/ceiling assemblies enumerated or alluded to above shall be of a type of construction that has a minimum rating of 69 IIC (Impact Insulation Class). Floor coverings may be in the assembly to obtain the required ratings, but must be retained as a permanent part of the assembly and may only be replaced by another floor covering that provides the same or greater impact insulation.

Verification of Sound Class. STC and IIC ratings shall be based on the results of laboratory measurements and will not be subjected to field testing. The STC rating shall be based on the American Society for Testing and Materials system specified in ASTM 890-66t or equivalent. The IIC rating shall be based on the system in use at the National Bureau of Standards or equivalent. Ratings obtained from other testing procedures will require adjustment to the above rating systems.

The project should be a comprehensive and integrated design, providing for its own open space, off-street parking and amenities for contemporary living. Insofar as the scale of the project allows, open space, walkways and other areas for people should be separated from parking areas, driveways, and other areas for automobiles.

Architectural unity and harmony should be achieved both within the project and between the project and the surrounding community so that the project does not constitute a disruption to the established fabric of the community.

The layout of structures and other facilities should effect a conservation in street, driveway, curb cut, utility and other public or quasi-public improvements. Structures should be designed to minimize, within the context of accepted architectural practice, the consumption of natural resources either directly or indirectly (e.g., gas, water, electricity).

The project should be designed to maintain as much of the natural topography, large trees and environment as practical.

The configuration and orientation of the project should respect reasonable design limits imposed by the natural and manmade environment. Structures should be situated to take advantage of view, topography, sun and wind, while at the same time not destroying these advantages for adjacent properties. Structures should also be situated to minimize or buffer any undesirable characteristics of the site such as street noise and nearby obnoxious commercial or industrial uses.

The layout of units and open space within the project should establish, through the use of structure and landscape materials, a perceptible spatial transition from the public street, through the semi-privacy of the common areas, to the privacy of the unit. Most importantly, the environment of each condominium unit should be private and free from visual, audible and other intrusions.

The project shall comply with state standards facilitating access for the handicapped.

Assignment or Conveyance of Private Open Space. The surface area and appurtenant airspace of private open space areas, including, but not limited to, the private patio, deck, balcony, solarium or atrium required by Section 17.11.130(F), and any integral portion of that space that may exceed the minimum area requirements, shall be described and irrevocably assigned to its respective unit, except that where the private open space is totally within the boundary described by the interior surfaces of the unit, it shall be conveyed as an integral part of the unit.

Assignment or Conveyance of Private Storage Areas. The surfaces and appurtenant airspace of private storage areas, including, but not limited to, the private storage space required by Section 17.11.130(F), shall be described and irrevocably assigned by the declaration or condominium plan to its respective unit, except that where the private storage space is totally within the boundary described by the interior surfaces of the units, as it would be in a closet opening upon a unit's room or hallway, it shall be conveyed as an integral part of the unit.

Assignment or Conveyance and Use of Required Off-Street Parking Spaces. Required off-street, enclosed parking spaces, except guest parking spaces, shall be permanently and irrevocably assigned to particular units within the project on the basis of two spaces per unit, except that where two parking spaces are totally within the boundary described by the interior surfaces of the unit, as they would be in a townhouse development with a private entrance from the parking garage to the unit, they shall be conveyed as an integral part of the unit. To the maximum practical extent, the two spaces assigned to each unit shall be contiguous.

In no case shall the private storage of one unit overhang or take its access from the required off-street parking space of another unit. All parking spaces shall be used solely by unit owners, members of their families, their guests or lessees of the owner's unit, except that a unit occupant within the project may rent one space to another unit occupant or to the association. All parking spaces shall be solely for the purpose of parking motor vehicles as defined by the California Vehicle Code.

Maintenance of Impact Insulation Class. The impact Insulation Class (IIC) rating of all separating floor/ceiling assemblies, as required by Section 17.11.130(F) shall be described in the declaration. Where the minimum IIC rating is obtained through the use of floor covering(s), the declaration should provide that the covering(s) shall not be removed for any purpose except cleaning or replacement, and shall further provide that any replacement covering(s) shall furnish not less than the degree of impact insulation afforded by covering(s) originally installed.

Right of Public Entry to Common Area. The city, the county of Los Angeles, the state of California, and the government of the United States, and any department, bureau or agency thereof, shall have the right of immediate access to all portions of common area of the project not assigned for the exclusive use of the owner of a particular unit at all times.

Television and Radio Antenna. Individual television and radio antennas shall be prohibited outside of any owner's unit. The declaration shall provide either for a central antenna with connections to each unit via underground or internal wall wiring, or each unit shall be served by a cable antenna service provided by a company licensed to provide such service within the city.

Voting. For the purpose of voting, including, without limitation, voting to set the amount of regular or special assessments and for the purpose of amending the covenants, conditions and restrictions, one vote shall be allocated for each unit within the project. The amount of regular and special assessments may be made proportional to the gross square footage of each unit within the property.

Partition and Sale of the Project. An action may be brought by one or more owners of units within the project for partition thereon by sale of the entire project as if the owners of all the condominiums in such project were tenants-in-common in the entire project in the same proportion as their interests in the common areas; provided, however, that a partition shall be made only upon a showing of the existence of one or more of the conditions set forth in Section 1354 of the California Civil Code or that:

For the purpose of this subsection, multiple owners of a single unit shall not be deemed as possessing, in the aggregate, any greater interest in the common areas than that possessed by a single owner of a unit.

Maintenance. The declaration shall contain a provision establishing the obligation and duty of the governing body of the condominium to maintain the common areas in good condition.

Enforcement. The declaration shall contain a provision ensuring the right of any owner to enforce the terms of the declaration.

Maintenance of Common Areas and Facilities.

Utility Easements Over Private Streets and Other Areas. If the condominium project contains private streets, provision shall be made for public utility easements in or adjacent to such private streets, adjacent to public streets or over other portions of the project to accommodate fire hydrants, water meters, street furniture, storm drainage, sanitary sewers, water and gas mains, electrical lines and similar urban infrastructure. The commission may also require access routes necessary to assure that fire fighting equipment can reach and operate efficiently in all areas of the project.

Amendment of the Declaration. Any amendment to the declaration which would amend, modify, delete or otherwise affect any provision required by this section shall require the prior written approval of the city. To that end, no such amendment of the declaration shall be effective unless:

The provisions of this section shall not apply to establishments lawfully existing on the effective date of these regulations provided the establishment retains the same type of ABC license within a license classification; continues to legally operate without substantial change in mode or character of operation; and does not expand the square footage of area used for sales or services.

Nothing in this section shall prohibit or limit the transfer of a valid, existing permit to a new owner at the same location.

Noise levels measured at the property line shall not exceed the levels prescribed by the city's noise regulations as set forth in Chapter 8.20 of this Code.

The property shall be maintained in a safe and clean condition and the owner shall ensure that no trash or litter originating from the site is deposited on neighboring properties or the public right-of-way.

Hours of operation, including deliveries to the site, shall be compatible with the needs and character of the surrounding neighborhood. For the purpose of this section, the usual hours of operation shall be as permitted by the establishment's ABC license unless the city imposes shorter hours of operation as a condition to the permit to protect the public health, safety and welfare.

The owner and operator shall each take all necessary steps to ensure the orderly conduct of employees, patrons and visitors when they are present on the property.

There shall be no loitering on the property. Signs shall be posted on the exterior wall of the premises and in the parking lot stating that loitering and consumption of alcohol are each prohibited.

Video or other coin-operated games may only be permitted subject to the provisions of Section 7.90.430 of the county business license ordinance.

There shall be no outside vending machines other than newspaper racks or public telephones.

There shall be no adult merchandise as that term is defined in Section 5.25.020 of this Code visible anywhere on the property and no such merchandise shall be sold to minors.

The permittee shall maintain all required permits and licenses in good standing.

There shall be no sale or service of any alcoholic beverages in the event there is any lapse or breach in the good standing of any one of the permits or licenses issued for such use, or noncompliance with any conditions imposed thereon.

Notwithstanding Section 17.03.060, a permittee may request an extension of any time limit provided in Section 17.03.060 by filing a written request with the city's community development department before the conditional use permit expires.

A request for an extension of time shall state the reasons why an extension is needed. The planning commission will consider the request at a duly noticed public hearing. Based upon the evidence presented at the public hearing, the planning commission may deny, approve, or conditionally approve the extension for up to one hundred eighty days.

Facilitate the development of quality affordable and market rate housing for seniors;

Enhance the appearance and value of property in the city;

Provide various incentives to developers consistent with the State Density Bonus;

Ensure that affordable housing is provided to very low, low and moderate income seniors consistent with the State Regional Housing Needs Assessment (RHNA);

Ensure that senior housing developments are compatible with the surrounding community and complementary to the surrounding land uses.

Preserve and incorporate in the project's design unique existing amenities (e.g., views, mature trees, etc.) if feasible;

Preserve and incorporate in the project's design historic or distinctive structures of features as determined by the planning commission or the city council due to age, cultural significance, or unique architectural style;

Provide appropriate connective elements (e.g., walkways) to adjoining residential and commercial uses.

Design Consistency.

Form and Mass. Designs should be provided a sense of human scale and proportion. Structures should be designed to avoid a "box-like," impersonal appearance by use of the following techniques:

Materials. Exterior materials should be very durable and require low maintenance. Piecemeal embellishment and frequent changes in materials should be avoided.

Building Colors. Exterior wall colors should harmonize with the site and surrounding buildings.

Provide clear, unobstructed sightlines from entries to the street or parking lots.

Provide clear sightlines to outdoor open areas from doorways and windows.

Illuminate exterior spaces and internal common spaces with energy-efficient, vandal-proof lamps and fixtures. Warm light shall be used to provide visibility, a noninstitutional feel and increase the feeling of ownership.

Locate laundry facilities where they can be observed and where access can be effectively restricted.

Create privacy for the ground level units by using landscaping and fencing to buffer the units from the street or parking. Do not place landscaping too close to windows.

Make paths to the entry, parking and the trash deposit area well-defined, well-lit, and free from dense shrubs.

Eliminate hidden recess in hallways, entryways, and stairways. Ensure that there are not entrapment areas between buildings.

Design common spaces to encourage a sense of belonging. Design common open space to relate to a discrete number of units so that the spaces become "their" recreational area.

Define the transition from the public street to the building so that the yard next to the building appears to belong to the building. Landscaped gardens and see-through fences create the sense of ownership and boundaries without compromising visibility.

Provide peepholes, strike plates and deadbolts in unit doors.

Continued good appearance depends on the extent and quality of maintenance. Materials and finishes shall be selected for their durability and wear, as well as for their beauty. Proper measures shall be taken for protection against weather, neglect, damage and abuse.

Provision for washing and cleaning buildings and structures, and control of dirt and refuse, shall be included in the design. Configurations that tend to catch and accumulate leaves, dirt and trash shall be avoided.

At least twenty-five percent of the dwelling units developed shall be available at affordable housing cost to persons and families of very-low and low income.

At least forty percent of the twenty-five percent described above shall be available at affordable housing cost to very low-income households.

The restriction must remain available for the longer of fifty-five years of the period of land use controls established in the redevelopment plan for the project area. The city or the South El Monte Improvement District shall be identified in the covenants, conditions, and restrictions (CC&Rs) as having the right to enforce affordability restrictions.

The city reserves the right to require more stringent low-moderate income requirements where the city or the improvement district has participated in financially assisting the development.

Establish landscape standards that will provide for an aesthetically pleasing setting by creating standards of design, installation, and maintenance of water efficient landscaping.

Create flexible landscape design for residential and nonresidential developments that will promote aesthetic enhancements.

Promote the values of water efficient landscaping.

All residential properties consisting of three or more units must adhere to the regulations listed.

All nonresidential properties must adhere to the following regulations listed.

The requirements of this chapter may be wholly or partially waived, at the discretion of the city, for landscape rehabilitation projects that are limited to replacement of plantings with equal or lower water needs and where any modifications to the irrigation system do not require ministerial permits and the irrigation system is found to be designed, operable, and programmed consistent with minimizing water waste in accordance with the city regulations.

A copy of the landscape documentation package conforming to this criteria and plan check fee shall be submitted to the city for review and approval prior to the issuance of building or construction permits. No building or construction permit shall be issued until the city reviews and approves the landscape documentation package.

A copy of the approved landscape documentation package shall be provided to the property owner or site manager along with the record drawings and any other information normally forwarded to the property owner or site manager.

Each landscape documentation package shall include the following elements:

Landscape Design Plan. A landscape design plan, prepared by a licensed landscape architect, meeting the following requirements shall be submitted as part of the landscape documentation package.

Irrigation Design Plan. An irrigation design plan, prepared by a licensed landscape architect or certified irrigation designer, meeting the following conditions shall be submitted as part of the landscape documentation package.

Water Meters. Separate landscape water meter(s) shall be installed for all projects except for single-family homes or any project with a landscaped area of less than five thousand square feet.

Controllers. Automatic control systems shall be required for all irrigation systems and must be able to accommodate all aspects of the design.

Valves. Plants which require different amounts of water shall be irrigated by separate valves. If one valve is used for a given area, only plants with similar water use shall be used in the area. Anti-drain (check) valves shall be installed in strategic points to minimize or prevent low-head drainage.

Sprinkler Head. Heads and emitters shall have consistent application rates within each control valve circuit. Sprinkler heads shall be selected for proper area coverage, application rate, operating pressure, adjustment capability and ease of maintenance.

Rain Sensing Override Devices. Rain sensing override devices shall be required on all irrigation systems with landscaped areas of two thousand five hundred square feet or more.

Soil Moisture Sensing Devices. It is recommended that soil moisture sensing devices be considered where appropriate.

Irrigation Design Plan Specifications.

Irrigation systems shall be designed to be consistent with hydrozones.

Location and size of separate water meters for the landscape.

Location, type and size of all components of the irrigation system, including automatic controllers, main and lateral lines, valves, sprinkler heads, moisture sensing devices, rain switches, quick couplers and backflow prevention devices.

Static water pressure at the point of connection to the public water supply.

Flow rate (gallons per minute), application rate (inches per hour), and design operating pressure (psi) for each station.

Where available, the irrigation plan shall include reclaimed water.

Estimated annual water use expressed in inches per square foot of landscape area per year.

Certificate of Substantial Completion. Prior to the final of building permits, the developer shall submit a certificate of substantial completion to the city completed by the licensed landscape architect or certified irrigation designer that designed the plans, utilizing forms designated for this purpose.

Water waste resulting from inefficient landscape irrigation leading to excessive runoff, low-head drainage, overspray or other similar conditions where water flows onto adjacent property, nonirrigated areas, walks, roadways or structures is prohibited.

Landscapes shall be maintained to ensure water efficiency. All landscaped areas, regardless whether installed pursuant to this chapter, shall be maintained in a healthful and sound condition. Irrigation systems and their components shall be maintained in a fully functional manner consistent with the originally approved design. A regular maintenance schedule shall be followed, including, but not limited to: checking, adjusting and repairing irrigation equipment, resetting the automatic controller, aerating and dethatching turf areas, replenishing mulch, fertilizing, pruning, and weeding in all landscaped areas.