July 18, 2016 to be approved at the next Planning Commission meeting

CALL TO ORDER: PL PLANNING COMMISSION 6:00 P.M. AGENDA Monday, Augut 1, 2016 Regular Meeting 6:00 p.m. Council Chamber 6615 Paon Blvd. Next Reolution No. 1239 ROLL CALL: Commiioner: Celiz, Elialdez, Garcia, Gomez, Zermeno FLAG SALUTE: 1. APPROVAL OF MINUTES: July 18, 2016 to be approved at the next Planning Commiion meeting 2. PUBLIC HEARING: A. PUBLIC HEARING CONDITIONAL USE PERMIT NO. 730 A REQUEST TO CONSTRUCT A 2,622 SQUARE FOOT COMMERCIAL BUILDING ON A 16,410 SQUARE FOOT SITE LOCATED AT 9332 WASHINGTON BOULEVARD IN THE GENERAL COMMERCIAL (C-G) ZONED DISTRICT AND MIXED-USE OVERLAY (M-U OVERLAY) ZONE Project Location: Applicant: Project Planner: 9332 Wahington Boulevard Pico Rivera, CA 90660 Tim Zamora 3215 San Marino Street, Suite 7 Lo Angele, CA 90006 Chritina Gallagher Senior Planner Recommendation: Approve the attached reolution adopting Conditional Ue Permit No. 730 (CUP 730), ubject to condition of approval. a) Staff report from Community and Economic Development Director b) Open Public Hearing Speaker mut provide name and addre and ign in. Any material related to an item on the Agenda for open eion ubmitted to the Planning Commiion after ditribution of the agenda packet will be available for public inpection at City Hall (front counter), 6615 Paon Blvd., Pico Rivera during normal buine hour. ****************************************************************************************************************************************************** In compliance with the American with Diabilitie Act of 1990, the City of Pico Rivera i committed to providing reaonable accommodation for a peron with a diability. Pleae contact Anna Jerome at (562) 801-4390 if pecial program accommodation are neceary and/or if program information i needed in an alternative format. Special requet mut be made in a reaonable amount of time in order that accommodation can be arranged.

Planning Commiion Agenda Augut 1, 2016 Page 2 of 3 c) Written Communication d) Commiion Dicuion e) Commiion Action Celiz Elialdez Garcia Gomez Zermeno B. CONTINUED PUBLIC HEARING-CONDITIONAL USE PERMIT NO. 724 TO CONSTRUCT THREE DUPLEXES ON THREE CONTIGUOUS PARCELS LOCATED ON THE NORTHWEST CORNER OF LAS POSAS STREET AND ROSEMEAD BOULEVARD (ASSESSOR S IDENTIFICATION NUMBERS 5272-015-025, 5272-015-011, 5272-015-012) IN THE GENERAL COMMERCIAL (C- G) ZONED DISTRICT AND THE MIXED-USE OVERLAY (M-U OVERLAY) ZONE Project Location: Northwet corner of La Poa Street and Roemead Boulevard (AIN 5272-015-025, 5272-015-011, 5272-015-012) Pico Rivera, CA 90660 Applicant: Project Planner: Marvin Rodriguez, Yireh Holding 9630 Par Place Pico Rivera, CA 90660 Hector Hernandez Planning Technician Recommendation: Continue Public Hearing to Augut 15, 2016 to allow the applicant additional time to prepare information in regard to the application. a) Staff report from Community and Economic Development Director b) Open Public Hearing Speaker mut provide name and addre and ign in. c) Written Communication d) Commiion Dicuion e) Commiion Action Celiz Elialdez Garcia Gomez Zermeno

Planning Commiion Agenda Augut 1, 2016 Page 3 of 3 3. PUBLIC COMMENTS NON-AGENDA ITEMS Thi i a period for the public to comment on item within the juridiction of the Planning Commiion, but not appearing on thi agenda. When peaking during the public comment period, the peaker mut clearly tate hi/her name and addre and limit comment to no more than three (3) minute. No vote may be taken on any matter not lited on the poted agenda. 4. CONTINUED/OLD BUSINESS: a) 8615 Whittier Boulevard-Trepaing Complaint b) San Gabriel Boulevard Illegal Street Vendor 5. PLANNING COMMISSION REPORTS: None a) PLANNING COMMISSION REPRESENTATIVE TO THE CITY COUNCIL MEETING OF Tueday, Augut 9, 2016 Commiioner Celiz confirmed. ADJOURNMENT: **************************************************************************************************** RULE 11 of City Planning Commiion Rule of Procedure: Any peron may preent tetimony on thoe agenda item cheduled for public hearing when the item i being conidered. Any peron wihing to addre the Planning Commiion on any other matter hall do o at the time on the agenda marked for "oral communication." Comment from the public, other than during public hearing, hall be limited to not more than three minute per peron unle waived by the City Planning Commiion. The Chairperon may impoe reaonable limitation on public comment to aure an orderly and timely meeting. The City Planning Commiion may not take action on any item not appearing on the agenda except a otherwie provided by law.

PLANNING COMMISSION MINUTES Monday, July 18, 2016 Minute of July 18, 2016 meeting to be approved at the next Planning Commiion meeting.

PLANNING COMMISSION AGENDA REPORT To: From: Planning Commiion Community and Economic Development Director Meeting Date: Augut 1, 2016 Subject: PUBLIC HEARING CONDITIONAL USE PERMIT NO. 730 A REQUEST TO CONSTRUCT A 2,622 SQUARE FOOT COMMERCIAL BUILDING ON A 16,410 SQUARE FOOT SITE LOCATED AT 9332 WASHINGTON BOULEVARD IN THE GENERAL COMMERCIAL (C- G) ZONED DISTRICT AND MIXED-USE OVERLAY (M-U OVERLAY) ZONE Project Location: Applicant: Project Planner: 9332 Wahington Boulevard Pico Rivera, CA 90660 Tim Zamora 3215 San Marino Street, Suite 7 Lo Angele, CA 90006 Chritina Gallagher Senior Planner Recommendation: Approve and adopt attached reolution approving Conditional Ue Permit No. 730 (CUP No. 730), ubject to condition of approval. Dicuion: The project ite i located at 9332 Wahington Boulevard (Aeor Identification No. 6381-006-024), within an exiting landcaped area on the outhwet corner of Paon Boulevard and Wahington Boulevard. The ite i compried of one parcel, approximately 16,410 quare feet in area, and i generally rectangular in hape. The majority of the property i currently developed with drought-tolerant landcaping with pedetrian walkway and along the outherly and weterly property line are exiting off-treet parking tall and drive aile, which erve the exiting commercial development directly adjacent to the property.

PLANNING COMMISSION AGENDA MEMO MTG. OF AUG. 1, 2016 RESOLUTION APPROVING CONDITIONAL USE PERMIT NO. 730 (CUP 730) Page 2 of 4 A a condition of approval, the applicant hall be required to merge the project ite with the adjacent exiting commercial development located at 9316 Wahington Boulevard (Aeor Identification No. 6381-006-025), prior to the iuance of any building permit for contruction. After the two ubject parcel are merged, the combined total area will be approximately 40,530 quare feet (0.93 acre). Surrounding Propertie: The project ite i bound by commercial development within the General Commercial (C- G) zoned ditrict to the north, acro Wahington Boulevard, and to the eat, acro Paon Boulevard. To the wet, the project ite i bound by a commercial ue and ingle family home within the C-G zoned ditrict and to the eat of the project ite there are newly contructed condominium within the Multiple-Family Reidential (R-M) zoned ditrict. Environmental Review: Puruant with the proviion contained in the California Environmental Quality Act (CEQA), the Community and Economic Development Department ha analyzed the propoed project and ha found that thi project i lited among the clae of project that have been determined not to have a ignificant advere effect on the environment, and therefore, i exempt from the proviion of CEQA. Accordingly, thi project ha been determined to be exempt from environmental review puruant to the guideline of CEQA (Public Reource Code 21080(b) (9); Adminitrative Code, Title 14, Chapter 3, 15332, Cla 32, Infill Project. A project pecific traffic impact analyi wa prepared by IECG, a conulting firm, and etimate that the project will generate an average of 254 daily vehicle trip of which 23 will occur during the morning peak hour and 22 will occur during the evening peak hour, reulting in a nominal trip generation. The project pecific analyi how that there will not be a ignificant impact on any urrounding interection. Thi negligible traffic increae will not affect the current traffic load or capacity of the treet ytem and hall not produce exceive vehicular noie or vibration. General Plan: The General Plan Land Ue Element deignate the ubject ite a Mixed Ued (MU). The propoed project i conitent with Commercial and MU Land Ue Policy 3.8-1 within the Land Ue Element, which upport effort to reinvet in and renovate exiting commercial development to increae economic vitality, improve aethetic appearance and enhance treet frontage. In addition, the propoed development i conitent with Commercial and MU Land Ue Policy 3.8-6, which encourage the renovation, infill and redevelopment of exiting commercial area to improve architectural deign and quality.

PLANNING COMMISSION AGENDA MEMO MTG. OF AUG. 1, 2016 RESOLUTION APPROVING CONDITIONAL USE PERMIT NO. 730 (CUP 730) Page 3 of 4 Analyi: The Conditional Ue Permit i required to permit the contruction of the propoed one-tory 2,622 quare foot commercial building. The applicant intend to divide the propoed tructure into two commercial tenant pace for fat caual retaurant ue with a floor area of approximately 1,366 quare feet and 1,255 quare feet, and a combined total of incidental eating not to exceed 49 eat. However, depending on market condition, the applicant may decide not to ubdivide the propoed building and leae it out to one fat caual retaurant ue. In addition to fat caual retaurant ue, general retail and buine office and ervice may be potential future occupant. The propoed commercial building will conit of contemporary exterior material and deign accent uch a natural tone tile, teel canopy awning and and finihed tucco. Large portion of the propoed building elevation will conit of tempered gla for the purpoe of creating a viual openne to the project ite, and the incluion of droughttolerant landcaping along the Wahington and Paon Boulevard frontage and in ornamental commercial planter placed within hardcaped area throughout the project ite. Landcaping hall alo be provided through the ue of living or green wall on the building north elevation, facing Wahington Boulevard. The development will alo feature two eparate outdoor eating area encloed by tainle teel fencing located on the wet and north ide of the propoed building. The exterior material and orientation of the propoed commercial building will complement the overall deign and layout of the exiting commercial center. In addition, the propoed development will provide reident within the adjacent neighborhood with more retail, profeional ervice and or food ervice within walking ditance from their home. A aforementioned, the applicant hall be required to merge the ubject property addreed 9332 Wahington Boulevard (Aeor Identification No. 6381-006-024) with the adjacent commercial property addreed 9316 Wahington Boulevard (Aeor Identification No. 6381-006-025). The adjacent commercial property i an exiting commercial center coniting of two commercial building. The lot merger would legally combine both propertie into one parcel and incorporate the propoed commercial building within the exiting commercial center development. The exiting commercial center currently contain 43 off-treet parking pace, which would provide parking for the exiting development and the propoed commercial building in compliance with City tandard. Community Open Houe A Community Open Houe wa held on July 7, 2016 with public notice mailed on June 24, 2016 to all property owner and reident within 1,000 feet of the project ite. A total of 11 community member attended the open houe, during which attendee dicued their comment one-on-one with City taff and the applicant. The concern voiced by reident pertained to the removal of a large portion of exiting landcaping to make room for the new commercial building and on-ite parking iue. Reident alo voiced their upport for having more fat caual dining option in walking ditance from their home and the

PLANNING COMMISSION AGENDA MEMO MTG. OF AUG. 1, 2016 RESOLUTION APPROVING CONDITIONAL USE PERMIT NO. 730 (CUP 730) Page 4 of 4 aethetic appeal of the exterior deign element of the propoed commercial development. In addition, taff ha provided verbal and written correpondence received in regard to the project (Encloure 5). Concluion: Staff recommend that the Planning Commiion approve the attached reolution approving CUP No. 730, ubject to condition of approval. Benjamin A. Martinez BAM:CG:em Encloure: 1. Reolution 2. Application 3. Environmental Information Form 4. Plan 5. Verbal and Written Communication 6. Categorical Exemption

RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PICO RIVERA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 730, A REQUEST TO CONSTRUCT A 2,622 SQUARE FOOT COMMERCIAL BUILDING ON A 16,410 SQUARE FOOT SITE LOCATED AT 9332 WASHINGTON BOULEVARD (ASSESSOR S IDENTIFICATION NO. 6381-006-024) IN THE GENERAL COMMERCIAL (C-G) ZONED DISTRICT AND THE MIXED-USE OVERLAY (M-U OVERLAY) ZONE WHEREAS, a public notice wa mailed to all propertie within 1,000-feet of the ubject project ite on June 24, 2016 announcing the date of a Community Open Houe for the purpoe of offering the adjacent community the opportunity to provide comment regarding the propoed commercial development; and WHEREAS, a Community Open Houe wa held on July 7, 2016 from 6:00 p.m. to 8:00 p.m. at the Park and Recreation Community Room, located at 6767 Paon Boulevard, Pico Rivera, where reident attended to dicu the propoed development one-on-one with City taff and the applicant; and WHEREAS, the Planning Commiion of the City of Pico Rivera reviewed Conditional Ue Permit No. 730 and related environmental apect of the propoal a required by Pico Rivera Municipal Code at the Augut 1, 2016 hearing, duly noticed a precribed by law and publihed in the Whittier Daily New; and WHEREAS, the Planning Commiion ha carefully conidered all pertinent tetimony and the taff report offered in the cae a preented at the public hearing of Augut 1, 2016; and NOW THEREFORE, the Planning Commiion of the City of Pico Rivera doe hereby reolve a follow: SECTION 1. Puruant with the proviion contained in the California Environmental Quality Act (CEQA), the Planning Commiion ha analyzed the propoed project and FINDS that thi project i lited among the clae of project that have been determined not to have a ignificant advere effect on the environment, and therefore, thi project i categorically exempt from the proviion of CEQA. Accordingly, thi project ha been determined to be exempt from environmental review puruant to the guideline of the CEQA (Public Reource Code 21080(b)(9); Adminitrative Code, Title 14, Chapter 3, 15332, Cla 32, Infill Project. SECTION 2. Puruant to Section 18.56.090, Mandatory Finding, for iuance of a Conditional Ue Permit of the Pico Rivera Municipal Code, the Planning Commiion FINDS that Conditional Ue Permit No. 730, a requet to contruct a 2,622 quare foot commercial building at 9332 Wahington Boulevard (Aeor Identification No. 6381-006-024) in the General Commercial (C-G) zoned ditrict and the Mixed-Ue Overlay (M-U Overlay) zone be approved for the following reaon:

RESOLUTION NO. Page 2 of 12 a) That the granting of thi Conditional Ue Permit will be in the interet of the public welfare, in that the project involve the development of a new 2,622 quare foot commercial building that the applicant intend to divide into two commercial tenant pace for fat caual retaurant ue with a floor area of approximately 1,366 quare feet and 1,255 quare feet, and a combined total number of incidental eating not to exceed 49 eat. In addition to fat caual retaurant ue, general retail and buine officer and ervice may be potential future occupant of the ubject propoed commercial building. The new commercial building will conit of contemporary exterior material and deign accent uch a, natural tone tile, teel canopy awning and and finih tucco. The development will alo feature two eparate outdoor eating area encloed by tainle teel fencing on the wet and north ide of the propoed building. Large portion of the propoed commercial building elevation will conit of tempered gla for the purpoe of creating a viual openne to the project ite and with the incluion of ornamental droughttolerant landcaping along the Wahington and Paon Boulevard frontage and in ornamental planter throughout the project ite, the propoed development i anticipated to improve the aethetic of the ubject commercial center and urrounding commercial area. The exterior material and orientation of the propoed commercial building will complement the overall deign and layout of the exiting commercial center. In addition, the propoed development will provide reident reiding in the adjacent neighborhood with more retail, profeional ervice and or food ervice within walking ditance from their home. b) That the propoed project decribed in the application will not be detrimental in any way to other adjoining and neighboring propertie in the general area in which the ue i propoed to be located. The ubject project ite i located on the outhwet corner of Paon and Wahington Boulevard and i currently incorporated into an exiting commercial center coniting of two commercial building. The ubject ite motly conit of drought-tolerant landcaping, and drip irrigation with walking path that lead from the outhwet corner of the ite to the two adjacent commercial building. Along the perimeter of the project ite are off-treet parking tall and portion of a drive aile utilized for patron of the adjacent commercial building. The droughttolerant landcaped area contain walking path that lead from the outhwet corner of the ite to the two adjacent commercial building. The applicant hall be conditioned to merge the ubject project ite with the adjacent commercial center. The ubject commercial center ha exiting 6-0 high block wall along it weterly and outherly property line, which create a phyical buffer between the adjacent reidential and commercial ue. The propoed development eek to further develop an exiting commercial center and enhance the appearance of the ite.

RESOLUTION NO. Page 3 of 12 c) That the property decribed in the application i uitable for the propoed ue of land. The ubject ite i approximately 16,410 quare feet in ize, which i currently incorporated into an exiting commercial center coniting of two commercial building on the adjacent parcel meauring approximately 24,120 quare feet. The applicant hall be conditioned to merge the ubject project ite with the adjacent commercial property, prior to the iuance of building permit pertaining to the contruction of the propoed building, reulting in an approximately 40,530 quare foot parcel. The merging of the two parcel will not phyically change the current layout of the exiting commercial center. With the merger of the two parcel, the two exiting commercial building and the propoed 2,622 quare foot building hall be provided with 43 off-treet parking pace and drive aile with ingre and egre from Paon and Wahington Boulevard. Condition have been impoed to enure that the development i architecturally deigned to improve the aethetic of the urrounding area. d) That the traffic-generating capacity and operation of the propoed ue of land will not place a demand for or burden upon other municipal improvement or ervice, or utilitie. A traffic technical memorandum prepared by IECG, Inc. wa included a part of the Categorical Exemption and determined that the project would not have any ignificant traffic impact to the exiting traffic on Paon and Wahington Boulevard or the local circulation network in the project vicinity. e) That adequate conideration for the protection of the environment ha been atifactorily demontrated. A Categorical Exemption wa prepared by IECG, Inc., which included a traffic technical memorandum, which evaluated potential impact to the urrounding environment including the ingle family home to the outh and wet of the ite and determined that the impact were le than ignificant. f) That the propoed ue of land i conitent with the proviion and objective of the General Plan in that the propoed development i conitent with the General Plan Commercial and Mixed-Ue Land Ue Policy 3.8-1 within the Land Ue Element, which upport effort to reinvet in and renovate exiting commercial development to increae economic vitality, improve aethetic appearance and enhance treet frontage. In addition, the propoed development i conitent with the General Plan Commercial and Mxed-Ue Land Ue Policy 3.8-6 within the Land Ue Element, which encourage the renovation, infill and redevelopment of exiting commercial area to improve architectural deign and quality, reduce the viual prominence of parking lot and enhance the definition and character of the treet frontage and aociated treetcape. g) That adequate conideration ha been given to enure the conervation and tabilization of property value, the direction of development and land ue planning of the area in which the ue i propoed to be located, that the character of the zone and area in which the ue i propoed to be located,

RESOLUTION NO. Page 4 of 12 and the peculiar uitability of uch zone and area for the particular ue i maintained and conitent with the community overall planning program. The project i conitent with the exiting and anticipated land ue and i not anticipated to decreae property value within the vicinity and i an infill development within an exiting commercial center that will improve architectural deign and quality and enhance the definition and character of the treet frontage. Overall, the project complie with the goal and objective et forth in the Municipal Code and the General Plan. SECTION 3. Accordingly, the Planning Commiion hereby GRANTS to the property located at 9332 Wahington Boulevard (Aeor Identification No. 6381-006-024), more pecifically depicted in Attachment A attached hereto, Conditional Ue Permit No. 730 to contruct a 2,622 quare foot commercial building, ubject to the following condition: 1. The ubject property hall be developed in accordance with Exhibit A, dated April 14, 2016, attached hereto and incorporated by thi reference. 2. The applicant hall comply with the City of Pico Rivera Public Work Department requirement identified a Exhibit B, dated March 5, 2016 and attached hereto and incorporated by thi reference. 3. The applicant hall comply with the City of Pico Rivera Public Work Department Building Diviion requirement identified in Exhibit C, dated April 18, 2016 and attached hereto and incorporated by thi reference. 4. The applicant hall comply with the City of Pico Rivera Finance Department Buine Licene requirement identified in Exhibit D, dated April 15, 2016 and attached hereto and incorporated by thi reference. 5. The applicant hall comply with the Lo Angele County Fire Department Land Development Unit requirement identified a Exhibit E, dated May 17, 2016 and attached hereto and incorporated by thi reference. 6. The applicant hall comply with the County of Sanitation Ditrict of Lo Angele requirement identified a Exhibit F, dated April 25, 2016 and attached hereto and incorporated by thi reference. 7. The applicant hall comply with all requirement of the Pico Water Ditrict. 8. The applicant hall comply with all requirement of Southern California Edion and obtain all required permit. 9. Prior to iuance of building permit, the applicant hall ubmit Public Image Enhancement Program fee to the Public Work Department Building Diviion, a required by Ordinance No. 887. 10. The applicant hall ubmit four (4) full et of plan to the Pico Rivera Building Diviion for plan check review and obtain all required permit.

RESOLUTION NO. Page 5 of 12 11. The applicant hall merge the parcel addreed 9316 Wahington Boulevard (Aeor Identification No. 6381-006-025) and 9332 Wahington Boulevard (Aeor Identification No. 6381-006-024). Building permit for contruction hall not be iued until a Certificate of Compliance application along with applicable eaement and covenant i ubmitted, reviewed and approved by the Public Work Department and the Community and Economic Development Department Planning Diviion. 12. The right granted in thi Conditional Ue Permit hall not go into effect until uch time that the Certificate of Compliance application to merge the parcel addreed 9316 Wahington Boulevard (Aeor Identification No. 6381-006- 025) and 9332 Wahington Boulevard (Aeor Identification No. 6381-006- 024) i recorded. 13. A minimum of 43 on-ite parking tall hall be provided and maintained at all time. Each parking pace hall maintain the minimum required dimenion of 9-0 in width by 20-0 in depth. A maximum of 11 of the 43 required on-ite parking tall may be for compact parking. Each compact parking pace hall be labeled a compact and hall maintain the minimum required dimenion of 7-6 in width by 15-0 in depth. 14. The combined total of all indoor and outdoor eating aociated with retaurant, café and other type of buinee which entail aembly area (uch a dining or itting area) made available by all tenant operating within the ubject 2,622 quare foot commercial building hall not exceed a combined maximum of 49 eat. 15. Applicant hall provide detail and pecification on all commercial-grade outdoor furnihing uch a trah receptacle, chair, table, hade cover, etc. All furnihing hall be conitent in color, ize and deign with the commercial building. 16. Storefront window on all elevation of building hall have anti-glare coating. 17. Applicant hall ubmit a revied mater ign program incorporating the ignage for the propoed 2,622 quare foot commercial building into the Civic Pavilion Mater Sign Program. City approval of the revied mater ign program i required prior to iuance of building permit. The regulation in the ign program hall comply with the City ignage regulation identified in Section 18.46 of the Zoning Code. 18. The development hall be in conformity with all applicable proviion of the Pico Rivera Municipal Code. 19. Each landcaped planter hall be encloed with a raied minimum 6 concrete curbing.

RESOLUTION NO. Page 6 of 12 20. The landcaping and irrigation ytem hall be permanently provided and continuouly maintained in a neat and orderly manner, including weed and trah removal on a regular bai. 21. All condition of approval mut be lited on the plan ubmitted for plan check and on the plan for which a building permit i iued. 22. Before building permit are iued, the applicant mut obtain all the neceary approval, licene and permit and pay all the appropriate fee a required by the City. 23. Applicant to enure that all contractor and ubcontractor obtain a City of Pico Rivera Buine Licene from the Revenue Diviion. 24. The propertie hall be maintained free of trah, debri and graffiti at all time. Any graffiti mut be removed within 24-hour of dicovery or from notification by the City. 25. The propoed commercial building hall not exceed a maximum height of 21-0 from grade. 26. The applicant hall enure that appropriate light hielding i provided for the lighting equipment in the parking area, building, and ecurity a a mean to limit glare and light trepa. A lighting plan hall be prepared by the applicant and ubmitted for review and approval by the City. The lighting plan hould maintain no more than one foot-candle a meaured from the nearet reidential property line. 27. Submittal of a landcape and irrigation plan, compliant with the Chapter 13.90, Water Efficient Landcaping Ordinance, of the Pico Rivera Municipal Code, mut be ubmitted to the Building and Planning Diviion for review and approval prior to intallation. 28. Applicant hall ubmit a landcape and irrigation plan that include the following: i. Aethetically pleaing arrangement of California native and/or drought tolerant landcaping throughout property. ii. Intallation of planter with drought-tolerant landcaping and irrigation placed throughout all propoed hardcape area, including but not limited to the outdoor eating area. Applicant hall provide product pecification for the propoed planter for Planning Diviion review and approval, prior to building permit iuance and intallation. Planter hall be of commercial grade and contemporary deign iii. Location of landcape lighting throughout development along with detail on type of lighting.

RESOLUTION NO. Page 7 of 12 29. Applicant hall landcape and irrigate the parkway along Paon Boulevard fronting the project ite a indicated within Exhibit A, dated April 14, 2016. The ubject landcaping and irrigation hall be conitent with the landcape and irrigation within the project ite. The applicant hall comply with Public Work Department Engineering Diviion requirement, including obtaining an Encroachment Permit. Propoed parkway landcape to be included within project landcape plan. 30. Applicant hall ubmit a written requet to the Planning Diviion for any and all landcape and or irrigation propoal that do not pecifically meet the condition tated herein, but that do meet the intent of the condition, uch a aethetic, privacy and deterring vandalim, a determined by the Planning Diviion. 31. The applicant hall ue either decorative integral colored tamped concrete or decorative paver within all propoed hardcape area. Detail heet hall be forwarded to the Planning Diviion for review and approval in conjunction with the firt ubmittal of plan check drawing to the Building Diviion. 32. Applicant hall include water conervation practice, deign and technology into the propoed tructure. Thee hall include low-flow faucet, appliance and toilet. 33. Applicant to incorporate energy conervation practice into the project. Thee may include: i. Ue of energy efficient or ga air conditioning ytem and appliance. ii. Low wattage or LED lighting, long-life bulb, enor to automatically turn off/on outdoor lighting, light with dimmer, etc. iii. Adequate inulation. iv. Clean-burning or energy-efficient water heater. 34. Applicant hall ubmit detail regarding exterior material, including but not limited to tone and/or brick veneer, decorative metal item, trim, light fixture, etc. within Building Diviion plan check ubmittal for Planning Diviion review and approval. 35. Applicant hall apply for and obtain a Temporary Ue Permit from the Community and Economic Development Department Planning Diviion prior to the utilization of modular trailer and or temporary power pole during contruction, if propoed. 36. The applicant hall coordinate with the Planning Diviion to aign a new addre or new addree to the propoed commercial building prior to ubmittal of working drawing to the Building Diviion. Said addre(e) hall be blueprinted on the ite plan and on all floor plan in the working drawing.

RESOLUTION NO. Page 8 of 12 37. Any and all mechanical equipment located on rooftop, ground level, or anywhere on the building or tructure, hall be completely encloed o a not to be viible from any public treet and or adjacent property. 38. Backflow device hall be creened from public view. 39. All utility ervice and appurtenance, including electrical and communication ervice, hall be intalled and located underground within the boundarie of the ubject property, and hall be completely concealed from view. In no cae hall there be any new or additional overhead electrical or communication facilitie or utility pole placed, intalled or erected. 40. All requirement of the City of Pico Rivera Municipal Code hall be complied with and uch requirement hall be a condition of permit approval. 41. The applicant hall ubmit a Certificate of Occupancy application along with the application fee of $155.00 for Contruction Completion. Building Official hall determine if thi condition may be modified. 42. All contruction activitie hall take place only between the hour of 7:00 a.m. and 7:00 p.m. 43. All unpaved demolition and contruction area hall be watered down during excavation, grading and contruction, and temporary dut cover hall be ued to reduce dut emiion and meet SCAQMD Rule 403. Wetting could reduce fugitive dut by a much a 50-percent. 44. The immediate demolition and contruction area within the project ite hall be encloed by temporary contruction fencing coniting of chain link fencing with fencing meh for dut control. Applicant hall obtain building permit and or approval for the ubject temporary fencing. 45. The applicant or General Contractor hall keep the contruction area ufficiently damped to control dut caued by contruction and hauling, and at all time provide reaonable control of dut caued by wind. 46. All material tranported off-ite hall either be ufficiently wetted or ecurely covered to prevent exceive amount of dut and pillage. 47. All clearing, earthmoving, or excavation activitie hall be dicontinued during period of high wind (i.e. greater than 15 mph), o a to prevent exceive amount of fugitive dut. 48. The applicant hall enure that truck carrying demolition debri are hoed off before leaving the contruction ite puruant to the approval of the Community and Economic Development Department.

RESOLUTION NO. Page 9 of 12 49. The applicant hall enure that the contractor adhere to all pertinent SCAQMD protocol regarding grading, ite preparation, and contruction activitie. 50. The applicant hall enure that the grading and building contractor mut adhere to all pertinent proviion of Rule 403 pertaining to the generation of fugitive dut during grading and or the ue of equipment on unpaved urface. The contractor will be reponible for being familiar with, and implementing any pertinent bet available control meaure. 51. In the event that SCAQMD determine that permit are required for the propoed project, the applicant will be reponible for providing permit() and inpection report to the City upon requet. 52. Applicant hall ubmit a Noie Mitigation Plan to the Community & Economic Development Planning Diviion for review and approval. The Plan hall depict the location of contruction equipment torage and maintenance area, and document method to be employed to minimize noie impact on adjacent noie enitive land ue. 53. All contruction equipment hall utilize noie reduction feature (e.g., muffler and engine hroud) that are no le effective than thoe originally intalled by the manufacturer. 54. All haul truck deliverie hall be ubject to the ame hour pecified for contruction. A haul truck route plan hall be provided to the Public Work Department for review and approval, prior to the commencement of any contruction activitie. The plan hall denote any contruction traffic haul route where heavy truck would exceed 100 daily trip (counting thoe both to and from the contruction ite). To the extent feaible, the plan hall denote haul route that do not pa enitive land ue or reidential dwelling. 55. All condition hall be abided by and implemented to the atifaction of the Community and Economic Development Department prior to the iuance of a Certificate of Occupancy for Contruction Completion. 56. Puruant to Section 18.56.110 of the Pico Rivera Municipal Code, the Zoning Adminitrator may grant minor modification or et thi permit for public hearing at any time to conider modification of any condition or revocation of the permit if noncompliance with the condition of approval i found. 57. Failure to comply with all condition et forth herein may reult in revocation of thi grant, in accordance with Section 18.56.110 of the Pico Rivera Zoning Ordinance. 58. The applicant hall defend, indemnify, and hold harmle the city, it elected and appointed official, agent, officer, and employee from any claim, action, or proceeding brought againt the city, it elected and appointed official, agent, officer, or employee ariing out of, or which are related to the applicant

RESOLUTION NO. Page 10 of 12 project or application (collectively referred to a proceeding ). The indemnification hall include, but not be limited to, damage, fee and/or cot, liabilitie, and expene incurred or awarded in connection with the proceeding whether incurred by the applicant, the city and/or the partie initiating or bringing uch proceeding. Thi indemnity proviion hall include the applicant obligation to indemnify the city for all the city cot, fee, and damage that the city incur in enforcing the indemnification proviion et forth herein. The city hall have the right to chooe it own legal counel to repreent the city interet in the proceeding. 59. The Applicant hall ign, notarize, and return to the Community and Economic Development Department an affidavit accepting all Condition of Approval of Conditional Ue Permit No. 730 within 15 day from the date of the approval. The Applicant acknowledge and undertand that all condition et forth in thi Reolution are condition precedent to the grant of approval and failure to comply with any condition contained herein hall render thi Conditional Ue Permit non-binding a againt the City and hall confer Applicant no legal right under the law. 60. The Applicant hall be reponible for providing the Community and Economic Development Department with a igned and notarized affidavit from the project contractor and/or individual reponible for the overall contruction management accepting all Condition of Approval of Conditional Ue Permit No. 730, prior to building permit iuance. The ubject individual acknowledge and undertand that all condition et forth in thi Reolution are condition precedent to the grant of approval and failure to comply with any condition contained herein hall render the Conditional Ue Permit non-binding a againt the City and hall confer Applicant no legal right under the law. SECTION 4. In the event that any portion of thi Reolution i deemed invalid or i unenforceable, uch proviion hall be everable from the remainder and that the remainder of the Reolution hall be given full force and effect. SECTION 5. The Planning Commiion Secretary hall certify to the paage and adoption of thi reolution and enter it into the book of original reolution and it hall become effective immediately upon it approval. [Signature on the following page]

RESOLUTION NO. Page 11 of 12 APPROVED AND ADOPTED thi 1 t day of Augut, 2016 by member of the Planning Commiion of the City of Pico Rivera, voting a follow: Paul Gomez, Chairperon ATTEST: APPROVED AS TO FORM: Benjamin A. Martinez, Secretary Planning Commiion Community & Economic Development Director John W. Lam, Aitant City Attorney Alvarez-Glaman & Colvin, LLP AYES: NOES: ABSENT: ABSTAIN:

RESOLUTION NO. Page 12 of 12 ATTACHMENT A No Scale N CONDITIONAL USE PERMIT NO. 730 9332 WASHINGTON BOULEVARD PLANNING COMMISSION ACTION: RESOLUTION NO. Signed ADOPTED Benjamin A. Martinez, Secretary (Date) Planning Commiion Community and Economic Development Director

26'-0" 4'-8" outdoor eating area (8 eat) lope 4% lope exiting building b no change 108'-7" legend 15'-5 3/8" (n) hardcaping fire department acce lane (N) HARDSCAPE IN OUT exiting curb cut and drive no change SITE PLAN SCALE: 1:10 4% lope path of travel property line exiting walk no change (N) landcaping per landcape architect. Ue (e) plant where poible (n) landcape ground light 1 A.3 paon Blvd. (n) paver (E) 26'-0" ZAMORA deign workhop 3215 San Marino St. #7 Lo Angele, CA 90006 t: 213.290.1846 tim@timzamora.com www.timzamora.com ISSUE CLIENT REVIEW 03-31-16 DRAWN BY TZ A PROPOSED PROJECT NO. 100018 SITE PLAN 0.3 (e) fire hydrant (E) 26'-0" wahington Blvd. (N) landcaping per landcape architect. Ue (e) plant where poible (e)concrete Sidewalk (e) monument ign to remain property line (e) pole ign no change path of travel exiting curb cut and drive no change 18'-3 3/8" 3'-0 1/2" 4% lope exiting walk (n) paver property line no change S 12 (n) hardcaping (e) PLANTER NO CHANGE 30 IN 26'-0" OUT S 29 S 28 S 3'-11 1/2" (e) parking lot lighting to remain lope propoed 2622 f building outdoor eating area (12 eat) 49 Seat maximum including outdoor area S exiting building a no change 13 12 15 16 17 18 19 27 20'-0" 4% lope 4% lope 8'-0" 9'-0" 113'-5" 25 26 IN OUT S S S bike rack (e) parking lot lighting to remain C C C relocated (e) parking lot light path of travel relocated (e) parking lot light C 15'-0" 1 2 3 4 5 6 7 8 9 10 11 C C 4% lope C C C retripe compact tall 1 to 11 to accomodate (n) acceible tall 4'-2" IN C PROJECT 9316-9332 WASHINGTON BLVD. PICO RIVERA, CA 90660 CLIENT Wahington Plaza Holding, LLC 117 W. 9th Street Lo Angele, CA 90013 24 (E) CURB PAD OUTLINE TO REMAIN UNLESS OTHERWISE NOTED 7'-6" 9'-0" 8'-0" 23 OUT (E) SWAIL provide (n) ada acce aile and parking tall dah indicate previou lot line 22 21 no change to (e) aphal parking lot and tall triping unle noted OUT exiting walk no change 20 (E)41'-1" 20'-0" 10'-0" (e) 500 f loading area no change 4% lope IN 9'-0" 31 (E) SWAIL 50'-0" IN 43 26'-0" 42 41 18'-4" 40 10'-2" (e) trah encl. 154 f n.c. 4% lope OUT 39 38 37 36 35 34 33 32

* * * BUILDING & SAFETY COMMENTS* * * Planning No: CUP-730 Cae Planner: Chritina Gallagher, Aociate Planner Applicant: Tim Zamora Location: 9316-9332 Wahington Blvd Project: Contruction of 2,622 quare foot commercial building Reviewed By: Kenneth Field Date: 4/18/16 SPECIFIC COMMENTS 1. Indicate if the project will be for a hell, which will not prompt the iuance of a certificate of occupancy, or if the cope of work will include the interior tenant improvement a well. 2. If the tenant are to be retaurant the occupancy claification hould reflect a B or A-2 occupancy, and plan mut be approved by Lo Angele County Health Department prior to permit iuance. 3. The City of Pico Rivera i hown to be ubject to liquefaction under earthquake loading. Thi project will be required to conduct geotechnical invetigation to addre the potential for liquefaction and differential ettlement due to earthquake ground motion. California Building Code (CBC) Section 1803.5.11 and 1803.5.12 require reporting and ubmittal of uch invetigation, including recommended liquefaction mitigation meaure, to the Building Official. GENERAL CONDITIONS 1. Shall comply with the latet adopted edition of the following code a applicable: a. California Building Code b. California Reidential Code c. California Electrical Code d. California Mechanical Code e. California Plumbing Code f. California Energy Code g. California Fire Code h. California Green Building Standard Code i. Pico Rivera Municipal Code 2. Any temporary building, trailer, commercial coach, etc. intalled and/or ued in connection with a contruction project hall comply with City Code. PRIOR TO ISSUANCE OF BUILDING/CONSTRUCTION PERMITS 1. Plan hall be approved by City of Pico Rivera Building, Planning, and Public Work Department a well a Lo Angele County Fire Department, and Lo Angele

County Department of Public Work prior to the iuance of building permit for thi project. Lo Angele County Fire Department 5823 Rickenbacker Rd. Commerce, CA 90040 (323) 890-4125 Lo Angele County Department of Public Work 900 S. Fremont Ave. Alhambra, CA (626) 458-5100 ext. 3517 2. The following item hall be completed and/or ubmitted to Building & Safety a applicable prior to the iuance of building permit for thi project: a. Precie grading plan hall be approved b. Rough grading completed c. Compaction certification d. Pad elevation certification e. Rough grade inpection igned off by a City Inpector

COUNTY OF LOS ANGELES FIRE DEPARTMENT 5823 Rickenbacker Road Commerce, California 90040 DATE: May 17, 2016 ATTENTION: PLANNING SECTION CITY: Pico Rivera SUBJECT: Conditional Ue Permit 730 LOCATION: 9316-9332 Wahington Boulevard The Fire Department ha no additional requirement for thi permit. Thi property i located within the area decribed by the Fire Department a Very High Fire Hazard Severity Zone. A Fuel Modification Plan hall be ubmitted and approved prior to final map clearance. (Contact the Fuel Modification Unit, Fire Station #32, 605 North Angeleno Avenue, Azua, CA 91702-2904, Phone (626) 969-5205 for pecific ubmittal requirement. The required fire flow for public fire hydrant at thi location i 1500 gallon per minute at 20 pi for a duration of 2 hour, over and above maximum daily dometic demand. 1 Hydrant() flowing imultaneouly may be ued to achieve the required fire flow. Public fire hydrant(): Intall Upgrade Verify (flow tet) exiting public fire hydrant(). Private on-ite fire hydrant(): Intall Upgrade Verify (flow tet) exiting private on-ite fire hydrant. All hydrant hall meaure 6 x 4"x 2-1/2" bra or bronze, conforming to current AWWA tandard C503 or approved equal. All on-ite hydrant hall be intalled a minimum of 25' feet from a tructure or protected by a two (2) hour rated firewall. Water: Acce: Per Pico Water Ditrict, the Fire Flow Availability form dated March 20, 2016, indicate adequate public fire hydrant pacing and flow requirement for the propoed development. Additional water ytem requirement may be required when thi land i further ubdivided and or during the building permit proce. Acce i adequate a hown on the ite plan dated May 17, 2016 (FD) Special Requirement: Comment: Thi project i cleared to proceed to public hearing. Fire Protection facilitie; including acce, mut be provided prior to and during contruction. Should any quetion arie regarding thi matter, pleae feel free to call our office @ (323) 890-4243. Inpector: Nancy Rodeheffer City.CUP 01/2008 Land Development Unit Fire Prevention Diviion (323) 890-4243, Fax (323) 890-9783

26'-0" 4'-8" outdoor eating area (8 eat) lope 4% lope exiting building b no change 108'-7" legend 15'-5 3/8" (n) hardcaping fire department acce lane (N) HARDSCAPE IN OUT exiting curb cut and drive no change SITE PLAN SCALE: 1:10 4% lope path of travel property line exiting walk no change (N) landcaping per landcape architect. Ue (e) plant where poible (n) landcape ground light 1 A.3 paon Blvd. (n) paver (E) 26'-0" ZAMORA deign workhop 3215 San Marino St. #7 Lo Angele, CA 90006 t: 213.290.1846 tim@timzamora.com www.timzamora.com ISSUE CLIENT REVIEW 03-31-16 DRAWN BY TZ A PROPOSED PROJECT NO. 100018 SITE PLAN 0.3 (e) fire hydrant (E) 26'-0" wahington Blvd. (N) landcaping per landcape architect. Ue (e) plant where poible (e)concrete Sidewalk (e) monument ign to remain property line (e) pole ign no change path of travel exiting curb cut and drive no change 18'-3 3/8" 3'-0 1/2" 4% lope exiting walk (n) paver property line no change S 12 (n) hardcaping (e) PLANTER NO CHANGE 30 IN 26'-0" OUT S 29 S 28 S 3'-11 1/2" (e) parking lot lighting to remain lope propoed 2622 f building outdoor eating area (12 eat) 49 Seat maximum including outdoor area S exiting building a no change 13 12 15 16 17 18 19 27 20'-0" 4% lope 4% lope 8'-0" 9'-0" 113'-5" 25 26 IN OUT S S S bike rack (e) parking lot lighting to remain C C C relocated (e) parking lot light path of travel relocated (e) parking lot light C 15'-0" 1 2 3 4 5 6 7 8 9 10 11 C C 4% lope C C C retripe compact tall 1 to 11 to accomodate (n) acceible tall 4'-2" IN C PROJECT 9316-9332 WASHINGTON BLVD. PICO RIVERA, CA 90660 CLIENT Wahington Plaza Holding, LLC 117 W. 9th Street Lo Angele, CA 90013 24 (E) CURB PAD OUTLINE TO REMAIN UNLESS OTHERWISE NOTED 7'-6" 9'-0" 8'-0" 23 OUT (E) SWAIL provide (n) ada acce aile and parking tall dah indicate previou lot line 22 21 no change to (e) aphal parking lot and tall triping unle noted OUT exiting walk no change 20 (E)41'-1" 20'-0" 10'-0" (e) 500 f loading area no change 4% lope IN 9'-0" 31 (E) SWAIL 50'-0" IN 43 26'-0" 42 41 18'-4" 40 10'-2" (e) trah encl. 154 f n.c. 4% lope OUT 39 38 37 36 35 34 33 32

3 A3 cale: 1/4 =1' A1 001 14'-7 1/4" 39' 10 1/2" 44'-1/2" 1 A3 2 A2.1 ZAMORA deign workhop 3215 San Marino St. #7 Lo Angele, CA 90006 t: 213.290.1846 tim@timzamora.com www.timzamora.com A ISSUE CUP/FIRE REVIEW 03-31-16 DRAWN BY TZ PLAN CLIENT Wahington Plaza Holding, LLC 117 W. 9th Street Lo Angele, CA 90013 PROJECT 9316-9332 WASHINGTON BLVD. PICO RIVERA, CA 90660 PROJECT NO. 100018 1.0 2 A2 62' 10" 31'-3 1/2" note: 1. incidental eating hall limited to a total of 49 eat. 28' 8 3/4" 30' 5 1/2" 2 A3 8'-10" outdoor eating area (8 SEATS) 262 f 8'-8 1/2" WOMEN S retroom MEN S retroom MEN S retroom WOMEN S retroom 7'-0" 14'-5 1/2" 14'-5" 2 A2.1 47' 1/2" 44' 6 3/4" pace A 1366 f pace b 1255 f outdoor eating area (12 SEATS) 230 f nt 1 A2 PLAN

ELEVATION cale: 1/4 =1' ELEVATION :: cale: 1/4"=1' A2 001 A2 002 SAND FINSH STUCCO STEEL CANOPY AWNING 1/2 TEMPERED GLASS TYPICAL. NATURAL STONE TILE SAND FINISH STUCCO STEEL CANOPY AWNING NATURAL STONE TILE 17'-10" 20'-4" ZAMORA deign workhop 3215 San Marino St. #7 Lo Angele, CA 90006 t: 213.290.1846 tim@timzamora.com www.timzamora.com PROJECT 9316-9332 WASHINGTON BLVD. PICO RIVERA, CA 90660 A PROJECT NO. 100018 2.0 SIGNAGE PER PLANNING CODE REQUIREMENTS TYPICAL. 20'-4" note: 1. ALL NEW EXTERIOR PEDESTRIAN AND PARKING LIGHTING SHALL MEET REQUREMENTS FOR LIGHT SPILLAGE AND ENERGY SAVINGS. POWDER COATED ALUMIMUM STORE FRONT DOOR AND WINDOW SYSTEM TYICAL. CLIENT Wahington Plaza Holding, LLC 117 W. 9th Street Lo Angele, CA 90013 NATURAL STONE TILE 17'-10" 15'-4" STAINLESS STEEL GUARD RAIL AND INTERMEDIATES TYPICAL ISSUE CUP/FIRE REVIEW 03-31-16 DRAWN BY TZ GREEN WALL SYSTEM ELEVATIONS

SAND FINISH STUCCO NATURAL TILE NATURAL TILE STAINLESS STEEL GUARD RAIL AND INTERMEDIATES. ELEVATION :: A2.1 cale: 1/4"=1' 001 SAND FINISH STUCCO STEEL CANOPY AWNING STAINLESS STEEL GUARD RAIL AND INTERMEDIATES ELEVATION :: cale: 1/4"=1' A2.1 002 20'-4" 20'-10" ZAMORA deign workhop 3215 San Marino St. #7 Lo Angele, CA 90006 t: 213.290.1846 tim@timzamora.com www.timzamora.com ISSUE CUP/FIRE REVIEW 03-31-16 DRAWN BY TZ PROJECT 9316-9332 WASHINGTON BLVD. PICO RIVERA, CA 90660 A ELEVATIONS 2.1 STEEL CANOPY AWNING. 17'-10" note: 1. ALL NEW EXTERIOR PEDESTRIAN AND PARKING LIGHTING SHALL MEET REQUREMENTS FOR LIGHT SPILLAGE AND ENERGY SAVINGS. POWDER COATED ALUMINUM STORE FRONT WINDOW SYSTEM 1/2 TEMPERED GLASS TYPICAL. CLIENT Wahington Plaza Holding, LLC 117 W. 9th Street Lo Angele, CA 90013 NATURAL STONE TILE PROJECT NO. 100018 18'-4"

CONDITIONAL USE PERMIT NO. 730-9332 WASHINGTON BOULEVARD VERBAL AND WRITTEN COMMUNICATIONS - TABLE OF CONTENTS PLANNING COMMISSION PUBLIC HEARING AUGUST 1, 2016 NO. SUBMITTAL DATE NAME FORMAT DESCRIPTION 1 July 7, 2016 Jackie Lopez Written Submitted to taff at July 7, 2016 Community Open Houe. 2 July 7, 2016 Natalie Lopez Written Submitted to taff at July 7, 2016 Community Open Houe. 3 July 26, 2016 Ruben Hurtado Verbal Submitted to taff at Planning Counter 4 July 26, 2016 Danielle Ruiz Verbal Submitted to taff at project ite.

Notice of Exemption To: County Clerk County of Lo Angele 12400 Imperial Highway Norwalk, CA 90650 From: Community & Economic Development Department City of Pico Rivera 6615 Paon Boulevard Pico Rivera, CA 90660 Project Title: 9316-9332 Wahington Boulevard Infill Development Project Project Location-Specific: The propoed infill project would be located at 9316-9332 Wahington Boulevard in the City of Pico Rivera, County of Lo Angele, CA (project ite) on the outhwet corner of Wahington and Paon Boulevard. The project ite i bound by Wahington Boulevard to the north (northeat), Paon Boulevard to the eat, a 17-unit condominium development to the outh, and a commercial development and ingle-family home to the wet. The Lo Angele Aeor Identification Number (AIN) are 6381-006-024 and 6381-006-025. Project Location-City: Pico Rivera Project Location-County: Lo Angele Decription of Nature, Purpoe, and Beneficiarie of Project: The project applicant i requeting a Conditional Ue Permit (No. 730) and a lot merger application (to be recorded under Certificate of Compliance No. 555) to allow the development of a 2,622 quare foot (f) commercial building at 9332 Wahington Boulevard (AIN 6381-006- 024) and the merger of two lot (parcel) that would reult in combining the parcel AIN 6381-006-024 (9332 Wahington Boulevard) and AIN 6381-006-025 (9316 Wahington Boulevard) into one approximately 40,394 f lot. The propoed 2,622 f commercial building would conit of two mall tenant pace for retaurant ue with floor area of approximately 1,366 f and 1,255 f, and a combined total number of incidental eating not to exceed 49 eat. The parcel located at 9332 Wahington Boulevard i currently landcaped and irrigated with the perimeter of the parcel developed with a drive aile and parking tall to erve an exiting commercial development located on the adjacent parcel located at 9316 Wahington Boulevard, which conit of two commercial building. 1 The new commercial building would be contructed on the 9332 Wahington Boulevard parcel and would feature natural tone and and tucco finihe with tempered gla and teel canopie, and would have outdoor eating area for each tenant pace encloed by teel guardrail. The project would be an infill project and would provide 43 parking pace with exiting ingre and egre provided via a driveway approach along Wahington Boulevard and along Paon Boulevard. The propoed lot merger would legally combine the parcel where the new 2,622 f commercial building i propoed at 9332 Wahington Boulevard with the parcel coniting of the exiting commercial center development at 9316 Wahington Boulevard. The project would be deigned and implemented puruant to all applicable City, State, federal, and local regulation. The beneficiarie of the project would include the reident and viitor to the City of Pico Rivera (City). Name of Public Agency Approving the Project: City of Pico Rivera Peron/Agency Carrying Out the Project: Chritina Gallagher, Senior Planner 1 The exiting lot contain landcaping feature and fixture but doe not contain any building or major tructure.

Exempt Statu: (Check One) Miniterial (Section 21080(b)(1); CEQA Guideline Section 15268): Declared Emergency (Section 21080(b)(3); CEQA Guideline Section 15269(a)): Emergency Project (Section 21080(b)(4); CEQA Guideline Section 15269(b)(c)): Categorical Exemption (Section 21084; CEQA Guideline Section 15300-15333): CEQA Guideline Section 15332 Infill Development Project, Cla 32 (a-e) Statutory Exemption: Reaon Why Project i Exempt: The project i conitent with California Environmental Quality Act Guideline Section 15332 for infill development project (Cla 32) for the reaon dicued in the following ection. (a) The project i conitent with the applicable general plan deignation and all applicable general plan policie a well a with applicable zoning deignation and regulation. The City General Plan deignate land ue at the project ite a Mixed Ue (MU). 2 The project ite i zoned a General Commercial (C-G) with a Mixed-Ue Overlay (M-U Overlay) zone. 3 The project i a commercial infill development and would adhere to the City intended development at the ite. The project include the approval of a Conditional Ue Permit (CUP) and the miniterial approval of a lot merger application. The project would meet the City goal and policie a outlined in the Land Ue Element of the General Plan including but not limited to: Policie 3.8-3 and 3.8-4 which are decribed below. 4 Policy 3.8-3, Revitalization of Obolete and Underued Propertie, encourage the conolidation of mall parcel, joint public-private partnerhip, and land clearance and reale to facilitate revitalization of underued and obolete commercial propertie. Policy 3.8-4, New Commercial and Mixed-Ue Development, promote high quality commercial, office and mixed-ue development, and redevelopment that i compatible with urrounding ue, and enhance adjacent treetcape. A uch, the project i conitent with the applicable General Plan land ue deignation and all applicable General Plan policie a well a with applicable zoning deignation and regulation. (b) The propoed development occur within City limit on a project ite of no more than five acre ubtantially urrounded by urban ue. The project ite i located within the City limit and conit of an approximately 40,394 f (0.93 acre) commercial lot. The project ite i no more than five acre. The project ite i urrounded by urban ue (e.g., major tranportation arterie and commercial activity) including Wahington Boulevard to the north (northeat) with commercial land ue acro Wahington Boulevard, Paon Boulevard to the eat with commercial land ue 2 City of Pico Rivera. 2014 (Approved). General Plan, Land Ue Element. Available at: http://www.picorivera.org/dept/ced/planning/plan.ap. Acceed 3 City of Pico Rivera. Acceed February 2014. Municipal Code, General Commercial 18.28. Available at: http://qcode.u/code/picorivera/ 4 City of Pico Rivera. 2014 (Approved). General Plan, Land Ue Element. Available at: http://www.picorivera.org/dept/ced/planning/plan.ap

acro Paon Boulevard, a 17-unit condominium development to the outh, and a commercial land ue and ingle-family home to the wet. (c) The project ite ha no value a habitat for endangered, rare or threatened pecie. The project ite i located on a previouly diturbed lot in a highly urbanized community. The project ite i urrounded by exiting commercial and reidential development. The project ite ha not been deignated a a enitive or biological ite and no enitive or biological reource have been identified on the lot that will be impacted by the project. 5 (d) Approval of the project would not reult in any ignificant effect relating to traffic, noie, air quality, or water quality. Technical memorandum prepared for the project demontrate that the project would not be expected to reult in ignificant impact related to air quality, noie, or traffic. 6 (Appendix A, Air Quality, Appendix B, Noie, and Appendix C, Traffic). The project would not be expected to exceed the threhold of ignificance for thee environmental factor. An air quality analyi wa prepared to determine if project emiion would reult in air quality impact (ee Appendix A). The analyi conclude that baed on the South Coat Air Quality Management Ditrict (SCAQMD) localized ignificance threhold (LST) model and methodology, neither the project contruction (hort-term) or operational (long-term) air emiion would be expected to exceed any air emiion threhold etablihed by SCAQMD. Therefore, the project would not have any ignificant air quality impact. The noie aement wa prepared to determine if the project would violate the City etablihed noie policie or reult in a noie nuiance to inhabitant in Pico Rivera (ee Appendix B). The applicant hall implement the City tandard contruction meaure a outlined in the General Plan in Policy 11.3-1, Contruction Noie, a applicable to enure that noie level do not reult in a ignificant impact to enitive receptor. Specifically, Policy 11.3-1 tate that: the applicant minimize contruction-related noie and vibration by limiting contruction activitie within 500 feet of noie-enitive ue from 7:00 A.M. to 7:00 P.M. even day a week; after hour permiion hall be granted by City taff, Planning Commiion, or the City Council. In addition, all contruction activitie mut implement tandard contruction control meaure defined in General Plan 11.3-1, a follow: Implement a contruction-related noie mitigation plan. Thi plan would depict the location of contruction equipment torage and maintenance area, and document method to be employed to minimize noie impact on adjacent noie enitive land ue. Utilize contruction equipment noie reduction feature (e.g., muffler and engine hroud) that are no le effective than thoe originally intalled by the manufacturer. 5 City of Pico Rivera. 2014 (Approved). General Plan. Available at: http://www.picorivera.org/dept/ced/planning/plan.ap 6 IECG. 2016. Appendix A, Air Quality Technical Memorandum, Appendix B, Noie Technical Memorandum, and Appendix C, Traffic Technical Memorandum. Lo Angele, CA.

Enure that haul truck deliverie be ubject to the ame hour pecified for contruction. Additionally, the plan hall denote any contruction traffic haul route where heavy truck would exceed 100 daily trip (counting thoe both to and from the contruction ite). To the extent feaible, the plan hall denote haul route that do not pa enitive land ue or reidential dwelling. Contruction and operational noie level aociated with the project would be conitent with the City General Plan and Municipal Code. Specifically, the project would not reult in a ignificant impact and would meet the City exterior noie level tandard of 75 dba for the urban/commercial etting or 65 dba at the property line of the urrounding reidential area. A a reult, the project will not generate noie that will exceed City adopted noie level tandard. The traffic analyi provide an evaluation of the potential traffic impact that may occur a a reult of the contruction and operation of a propoed infill project. Vehicle trip at the project ite would be generated during contruction from contruction vehicle and during operation from retaurant patron. The traffic analyi determined that the project would be etimated to generate approximately 254 daily trip with 23 AM peak hour trip and 22 PM peak hour trip. A uch, the daily vehicle trip generated by the project would not be expected to impact the level of ervice on roadway egment or at the interection of Wahington Boulevard and Paon Boulevard. Surface water from the project ite will flow into the exiting torm water collection ytem located adjacent to the project ite. Additionally, the project would be in compliance with the applicable City, State, federal, and local regulation governing contruction and operation of the retaurant including regulation related to water quality (e.g., City deign tandard, tormwater management, and pollutant control). Baed upon the finding of the technical memorandum and the dicuion provided in thi repone, the project would not be expected to reult in ignificant impact related to air quality, noie, traffic, or water quality. (e) The ite can be adequately erved by all required utilitie and public ervice. The project ite can be adequately erved by all required utilitie and public ervice including power (electric), water, ga, ewer, trah, and torm drain. Thee utilitie are currently available for the exiting commercial ue located within the 9316 Wahington Boulevard parcel, which would be merged with the parcel located at 9332 Wahington Boulevard where the 2,622 f commercial building i propoed. Utility provider in the City include: the City Sewer Diviion, City Water Ditrict, Southern California Edion, and Southern California Ga. Additionally, the project ite would be adequately erved by the exiting police and fire ervice provided by the Lo Angele County Sheriff Department (at the Pico Rivera Station) and Lo Angele County Fire Department, repectively. Section 15300.2 of the CEQA Guideline, Exception, provide condition under which categorical exemption are inapplicable. A decribed in the ection below, none of the exception apply to the project.

(a) Location. Clae 3, 4, 5, 6, and 11 are qualified by conideration of where the project i to be located a project that i ordinarily inignificant in it impact on the environment may in a particularly enitive environment be ignificant. Therefore, thee clae are conidered to apply all intance, except where the project may impact on an environmental reource of hazardou or critical concern where deignated, preciely mapped, and officially adopted puruant to law by federal, tate, or local agencie. The project i an infill development that would be located on a previouly diturbed lot in a highly urbanized community. The project ite i urrounded by exiting commercial and reidential development. The project ite ha not been deignated a a enitive or biological ite and no enitive or biological reource have been identified on the lot that will be impacted by the Project. 7 The project ite doe not contain any deignated, preciely mapped, or officially adopted hazardou or critical concern. 8 Therefore, the project will not have the potential to adverely impact enitive or biological reource. (b) Cumulative Impact. All exemption for thee clae are inapplicable when the cumulative impact of ucceive project of the ame type in the ame place, over time i ignificant. The City lit of current project wa reviewed and currently, there are no other ucceive project of the ame type planned in the immediate area urrounding the project ite during the ame contruction period. 9 There are two project located within the vicinity of the project. A 17-unit condo development located directly outh of the project location at 7025-7031 Paon Boulevard i nearing the end of the contruction phae and an extended tay hotel located at 6605 Roemead Boulevard (more than 0.25 mile northwet of the project ite) i currently in the planning phae. Baed upon the analye completed and due to the anticipated project phae of the 7025-7031 Paon Boulevard project and location of the 6605 Roemead Boulevard project, the project would not have the potential to reult in impact that would be conidered ignificant or that would contribute to ignificant cumulatively coniderable impact. The project would entail temporary and limited contruction activitie within a limited area. Therefore, no cumulative impact will be expected to reult from the propoed project. (c) Significant Effect. A categorical exemption hall not be ued for an activity where there i a reaonable poibility that the activity will have a ignificant effect on the environment due to unuual circumtance. There are no known unuual circumtance aociated with the project. Infill project are common in the City and in urban environment. Additionally, the project ha been deigned and will be implemented in compliance with all relevant regulation and policie that govern contruction effort (including but not limited to the City contruction tandard and requirement) 10 in order to avoid potentially ignificant impact to environmental reource. Therefore, it i not anticipated that the project will have a ignificant effect on the environment due to unuual circumtance. 7 City of Pico Rivera. 2014 (Approved). General Plan. Available at: http://www.picorivera.org/dept/ced/planning/plan.ap 8 California Department of Toxic Subtance Control. DTSC Databae. Available at: http://www.dtc.ca.gov/databae/index.cfm. Acceed February 2016. 9 City of Pico Rivera. 2014. Current Project. Available at: http://www.pico-rivera.org/dept/ced/planning/project.ap 10 City of Pico Rivera. Acceed February 2014. Municipal Code. Available at: http://qcode.u/code/picorivera/

(d) Scenic Highway. A categorical exemption hall not be ued for a project which may reult in damage to cenic reource, including but not limited to, tree, hitoric building, rock outcropping, or imilar reource, within a highway officially deignated a a tate cenic highway. The cloet officially deignated State cenic highway i State Route 2 (SR2), which i located more than 17 mile north of the project ite. 11 Neither Wahington Boulevard nor Paon Boulevard i deignated a a State cenic highway. 12 Therefore, the project will not be expected to reult in damage to cenic reource or imilar reource within a highway officially deignated a a State cenic highway. (e) The project i located on a ite which i included on any lit compiled puruant to Section 65962.5 of the Government Code; or The project ite i not included on any lit compiled puruant to Section 65962.5 of the Government Code. 13 Additionally, there are no uch ite located within a 0.25 mile of the project ite. Therefore, the project will not be expected to reult in impact related to being located on a hazardou wate ite. (f) Hitorical Reource. A categorical exemption hall not be ued for a project which may caue a ubtantial advere change in the ignificance of a hitorical reource. The project would be located on a previouly diturbed vacant lot within a commercial area. The project ite doe not contain any known hitoric reource. While it i highly unlikely at the project ite, hould any potential reource or human remain be uncovered during ground diturbing activitie, a a project implementation practice, work at the project ite will top immediately and will not reume until the potential hitoric reource are evaluated by a qualified archaeologit, coroner, or Native American repreentative, a appropriate. A uch, the project will not be expected to caue a ubtantial advere change in the ignificance of a hitoric reource. Baed on the analyi provided in thi Notice of Exemption, the project meet and complie with the condition and requirement of CEQA Guideline Section 15332 (Cla 32) and will not have any ignificant environmental impact. Lead Agency Contact Peron: Chritina Gallagher, Senior Planner Phone: (562) 801-4332 If Filed by Applicant: 1. Attached certified document of exemption finding. 2. Ha Notice of Exemption been filed by the public agency approving the project? Signature: Title: Date: Signed by Lead Agency Signed by Applicant 11California Department of Tranportation. Acceed February 2016. California Scenic Highway Mapping Sytem. Available at: http://www.dot.ca.gov/hq/landarch/16_livability/cenic_highway/index.htm. 12Ibid. 13California Department of Toxic Subtance Control. Acceed February 2016. DTSC Databae. Available at: http://www.dtc.ca.gov/databae/index.cfm.

APPENDIX A AIR QUALITY

Project Number: 1926-001 DATE: June 14, 2016 TO: The City of Pico Rivera (City; on behalf of Wahington Plaza Holding, Inc.) SUBJECT: Air Quality Technical Memorandum for the 9316-9332 Wahington Boulevard Infill Development Project Located in Pico Rivera, CA INTRODUCTION Thi technical memorandum provide an evaluation of the potential air quality impact that may occur a a reult of the contruction and operation of a propoed infill project. The project applicant i requeting a Conditional Ue Permit (No. 730) and a lot merger application (to be recorded under Certificate of Compliance No. 555) to allow the development of a 2,622 quare foot (f) commercial building at 9332 Wahington Boulevard (AIN 6381-006-024) and the merger of two lot (parcel) that would reult in combining the parcel AIN 6381-006-024 (9332 Wahington Boulevard) and AIN 6381-006-025 (9316 Wahington Boulevard) into one approximately 40,394 f lot (project ite). The propoed 2,622 f commercial building would conit of two mall tenant pace for retaurant ue with floor area of approximately 1,366 f and 1,255 f, and a combined total number of incidental eating not to exceed 49 eat. The project would be an infill project and would provide 43 parking pace with exiting ingre and egre provided via a driveway approach along Wahington Boulevard and along Paon Boulevard. The propoed lot merger would legally combine the parcel where the new 2,622 f commercial building i propoed at 9332 Wahington Boulevard with the parcel coniting of the exiting commercial center development at 9316 Wahington Boulevard. ASSESSMENT Thi air quality aement include an evaluation of the applicable air quality ignificance threhold, modeling, and reult. The modeling ued for aeing the project wa the SCAQMD localized ignificance threhold (LST) model for a oneacre ite. Thi model and methodology include conervative aumption baed on project pecific data, data collected from the SCAQMD, and comparable information related to imilar project of comparable ize. The evaluation and finding preented reflect a tringent conervative approach project to analyzing potential contruction and operational impact aociated with the project.

IECG 9316-9332 Wahington Boulevard The LST methodology wa applied to the project becaue the project i le than one acre and i ubject to the California Environmental Quality Act (CEQA). LST are ued to ae the following criteria pollutant: oxide of nitrogen (NO X ), carbon monoxide (CO), particulate matter le than 10 micron in aerodynamic diameter (PM 10 ) and particulate matter le than 2.5 micron in aerodynamic diameter (PM 2.5 ). LST provide a conervative approach to aeing the potential air quality impact aociated with the project becaue they preent the maximum emiion from a project that have the potential to caue or contribute to an exceedance of the mot tringent applicable federal or tate ambient air quality tandard, and are developed baed on the ambient concentration of that pollutant for each ource receptor area and ditance to the nearet enitive receptor. 1 The nearet receptor to the project ite are reidence: a 17-unit condo development located at 7025-7031 Paon Boulevard (approximately 53-ft outh from the portion of the project ite where contruction activitie will occur) which i nearing the end of contruction; and everal ingle-family home located approximately 100-ft wet of the portion of the project ite where contruction activitie will occur. For PM 10 LST were derived baed on requirement in SCAQMD Rule 403 Fugitive Dut. 2 SCAQMD Rule 403 require control meaure to reduce fugitive dut from active operation, torage pile, or diturbed urface o a to not be viible beyond the property line or exceed 20 percent opacity. Impact would be conidered ignificant if the following would occur: 3 1. Maximum daily localized emiion are greater than the LST, reulting in anticipated ambient concentration in the vicinity of the project ite greater than the mot tringent ambient air quality tandard for CO and NO X. 2. Maximum localized PM 10 or PM 2.5 emiion during contruction are greater than the applicable LST (SCAQMD Rule 403 control requirement). Contruction impact aociated with the project are ummarized in the following table. Contruction of the project i anticipated to begin by 2017 and would be complete within ix month. A review of the City current project lit 4 indicate that no other project are planned for the ame place and within the ame timeframe a the project. www.iecg-inc.com 1 SCAQMD. 2016. Localized Significance Threhold Methodology. Available at: http://www.aqmd.gov/earch?q=south Coat Air Quality Management LST Methodology 2 Ibid. 3 Ibid. 4 City of Pico Rivera. 2014. Current Project. Available at: http://www.picorivera.org/dept/ced/planning/project.ap 2 of 6

IECG 9316-9332 Wahington Boulevard Table 1 - LST Emiion Summary CO NOx PM10 PM2.5 Demolition 2.5 4.3 0.3 0.3 Site Preparation 8.4 18.3 1.5 1.1 Grading 13.2 27.9 1.7 1.4 Building 11.6 24.7 1.5 1.4 Arch Coating and Paving 10.5 19.3 1.4 1.3 Localized Significance Threhold* 151.0 103.0 4.0 3 Exceed Significance? NO NO NO NO *Thi analyi i baed on the mot tringent LST. *Aumption are provided in Table 2. A demontrated in Table 1, contruction air quality emiion related impact would not exceed the etablihed threhold. Operation of the project would not generate ubtantial quantitie of emiion from onite tationary ource. Small retaurant ue do not fall within the category of land ue that have the potential to generate ubtantial tationary ource of emiion (e.g., warehouing, chemical proceing, or other indutrial ue or operation that would require a permit from SCAQMD to operate). Small infill project and retaurant like the project may include the ue of kitchen equipment and other tandard equipment like an heating, ventilation, and air conditioning ytem however, emiion aociated with thi equipment or other operational activitie would be nominal. Therefore, operational air quality emiion related impact would be le than ignificant. FINDINGS The finding of the analyi are a follow: Project contruction would not caue an exceedance of the daily localized emiion threhold for CO and NO X et forth by the SCAQMD. Project PM 10 or PM 2.5 emiion during contruction would not be greater than the applicable LST. The project would not generate contruction or operational emiion that would exceed the SCAQMD regional ignificance threhold. www.iecg-inc.com The project would be conitent with air quality policie et forth by the SCAQMD. The project would not be expected to have the potential to individually or collectively contribute to cumulatively ignificant air quality related impact. 3 of 6

IECG 9316-9332 Wahington Boulevard Table 2 - Reult by Phae and Equipment Demolition Vehicle Decription No. of Vehicle Hour Trip Length CO NOx PM10 PM2.5 Concrete/Indutrial Saw 1 3.0 1.30 2.07 0.17 0.16 Tractor/Loader/Backhoe 1 3.0 1.20 2.17 0.17 0.15 Rubber Tired Dozer 0 1.0 0.00 0.00 0.00 0.00 Haul Truck 2 0.1 0.01 0.02 0.001 0.001 Total Onite Emiion 2.51 4.26 0.34 0.32 Localized Significance Threhold* 151 103 4 3 Exceed Significance? NO NO NO NO Site Preparation Vehicle Decription No. of Vehicle Hour Trip Length CO NOx PM10 PM2.5 Grader 1 8.0 5.14 12.19 0.66 0.59 Tractor/Loader/Backhoe 1 8.0 3.19 5.78 0.79 0.48 Haul Truck 2 0.1 0.01 0.02 0.001 0.001 Water Truck 3 1.3 0.10 0.33 0.016 0.014 Total Onite Emiion 8.44 18.32 1.46 1.09 Localized Significance Threhold* 151 151 103 4 Exceed Significance? NO NO NO NO Grading Vehicle Decription No. of Vehicle Hour Trip Length CO NOx PM10 PM2.5 Rubber Tired Dozer 1 5.0 7.51 15.63 0.68 0.62 Grader 1 5.0 3.21 7.62 0.40 0.37 Tractor/Loader/Backhoe 1 6.0 2.40 4.34 0.65 0.37 Haul Truck 1 0.1 0.00 0.01 0.0004 0.0004 Water Truck 3 1.3 0.10 0.33 0.0156 0.014 Total Onite Emiion 13.22 27.92 1.74 1.38 Localized Significance Threhold* 151 151 103 4 Exceed Significance? NO NO NO NO Building of 2,500 Square Foot Structure Vehicle Decription No. of Vehicle Hour Trip Length CO NOx PM10 PM2.5 Crane 1 4.0 2.28 6.12 0.27 0.25 Forklift 2 6.0 2.84 6.67 0.36 0.33 Tractor/Loader/Backhoe 2 8.0 6.39 11.56 0.89 0.82 Haul Truck 3 0.1 0.01 0.03 0.0012 0.0011 Water Truck 3 1.3 0.10 0.33 0.016 0.015 Total Onite Emiion 11.62 24.70 1.55 1.42 Localized Significance Threhold* 151 151 103 4 Exceed Significance? NO NO NO NO 4 of 6

IECG 9316-9332 Wahington Boulevard Architectural Coating and Aphalt Paving of Parking Lot Vehicle Decription No. of Vehicle Hour Trip Length CO NOx PM10 PM2.5 Paver 1 6.0 3.45 6.19 0.44 0.41 Cement and Mortar Mixer 2 5.0 4.27 8.17 0.57 0.53 Roller 1 6.0 0.26 0.38 0.02 0.02 Tractor/Loader/Backhoe 1 6.0 2.40 4.34 0.34 0.31 Haul Truck 2 0.1 0.01 0.02 0.0008 0.0007 Water Truck 2 1.3 0.07 0.22 0.010 0.010 Total Onite Emiion 10.46 19.30 1.39 1.28 Localized Significance Threhold* 151 151 103 4 Exceed Significance? NO NO NO NO * Thi analyi i baed on the mot tringent LST. Table 3 - ARB Off-Road Model Emiion Factor Year 2016 Pollutant Sum of Emiion Factor #/hr Equipment Name Hp CO NOx PM10 SOx VOC Aerial Lift Compoite 0.215 0.375 0.026 0.000 0.071 Air Compreor Compoite 0.370 0.766 0.055 0.001 0.118 Bore/Drill Rig Compoite 0.520 1.229 0.054 0.002 0.116 Cement and Mortar Mixer Compoite 0.044 0.063 0.004 0.000 0.011 Concrete/Indutrial Saw Compoite 0.434 0.691 0.058 0.001 0.136 Crane Compoite 0.571 1.529 0.068 0.001 0.168 Crawler Tractor Compoite 0.662 1.461 0.090 0.001 0.196 Cruhing/Proc. Equipment Compoite 0.744 1.513 0.098 0.001 0.227 Dumper/Tender Compoite 0.034 0.066 0.004 0.000 0.011 Excavator Compoite 0.570 1.234 0.068 0.001 0.158 Forklift Compoite 0.237 0.556 0.030 0.001 0.074 Generator Set Compoite 0.338 0.672 0.041 0.001 0.102 Grader Compoite 0.643 1.524 0.080 0.001 0.183 Off-Highway Tractor Compoite 0.866 2.082 0.102 0.002 0.247 Off-Highway Truck Compoite 0.793 2.551 0.093 0.003 0.260 Other Contruction Equipment Compoite 0.429 1.081 0.047 0.001 0.113 5 of 6

IECG 9316-9332 Wahington Boulevard Equipment Name Hp CO NOx PM10 SOx VOC Other General Indutrial Equipment Compoite 0.628 1.749 0.078 0.002 0.194 Other Material Handling Equipment Compoite 0.580 1.694 0.075 0.002 0.187 Paver Compoite 0.576 1.032 0.074 0.001 0.187 Paving Equipment Compoite 0.454 0.940 0.066 0.001 0.141 Plate Compactor Compoite 0.026 0.032 0.002 0.000 0.005 Preure Waher Compoite 0.068 0.102 0.007 0.000 0.021 Pump Compoite 0.315 0.578 0.041 0.001 0.099 Roller Compoite 0.427 0.817 0.057 0.001 0.125 Rough Terrain Forklift Compoite 0.482 0.851 0.072 0.001 0.137 Rubber Tired Dozer Compoite 1.502 3.125 0.135 0.002 0.351 Rubber Tired Loader Compoite 0.521 1.225 0.069 0.001 0.153 Scraper Compoite 1.328 3.063 0.132 0.003 0.335 Signal Board Compoite 0.096 0.168 0.010 0.000 0.023 Skid Steer Loader Compoite 0.257 0.306 0.028 0.000 0.078 Surfacing Equipment Compoite 0.659 1.656 0.064 0.002 0.165 Sweeper/Scrubber Compoite 0.548 0.906 0.073 0.001 0.169 Tractor/Loader/Backhoe Compoite 0.399 0.723 0.056 0.001 0.111 Trencher Compoite 0.499 0.791 0.066 0.001 0.176 Welder Compoite 0.228 0.301 0.028 0.000 0.085 6 of 6

APPENDIX B NOISE

Project Number: 1926-001 DATE: June 14, 2016 TO: The City of Pico Rivera (City; on behalf of Wahington Plaza Holding, Inc.) SUBJECT: Noie Technical Memorandum for the 9316-9332 Wahington Boulevard Infill Development Project Located in Pico Rivera, CA INTRODUCTION Thi technical memorandum provide an evaluation of the potential noie impact that may occur a a reult of the contruction and operation of a propoed infill project. The project applicant i requeting a Conditional Ue Permit (No. 730) and a lot merger application (to be recorded under Certificate of Compliance No. 555) to allow the development of a 2,622 quare foot (f) commercial building at 9332 Wahington Boulevard (AIN 6381-006-024) and the merger of two lot (parcel) that would reult in combining the parcel AIN 6381-006-024 (9332 Wahington Boulevard) and AIN 6381-006-025 (9316 Wahington Boulevard) into one approximately 40,394 f lot (project ite). The propoed 2,622 f commercial building would conit of two mall tenant pace for retaurant ue with floor area of approximately 1,366 f and 1,255 f, and a combined total number of incidental eating not to exceed 49 eat. The project would be an infill project and would provide 43 parking pace with exiting ingre and egre provided via a driveway approach along Wahington Boulevard and along Paon Boulevard. The propoed lot merger would legally combine the parcel where the new 2,622 f commercial building i propoed at 9332 Wahington Boulevard with the parcel coniting of the exiting commercial center development at 9316 Wahington Boulevard. ASSESSMENT Noie impact of project are typically evaluated according to the noie ordinance or tandard of the community in which the project i located. The City of Pico Rivera (City) municipal code doe not pecify noie numerical decibel limit. Intead, the municipal code prohibit unneceary noie, tating that, No peron hall make, caue or uffer, or permit to be made, upon any premie owned, occupied or controlled by him, any unneceary noie or ound which are phyically annoying

IECG 9316-9332 Wahington Boulevard to peron of ordinary enitivene, or which are o harh or o prolonged or unnatural or unuual in their ue, time or place a to occaion phyical dicomfort to the inhabitant of any neighborhood. 1 The Noie Element of the City of Pico Rivera General Plan (General Plan) provide Goal 11.3 regarding contruction noie. Goal 11.3 i etablihed to minimize diruption to reidential neighborhood and buinee caued by contruction related noie. Policy 11.3-1, Contruction Noie, limit contruction activitie within 500 feet of noie-enitive ue from 7:00 A.M. to 7:00 P.M. even day a week. Policy 11.3-2, Vibration Standard, require contruction project and new development anticipated to generate a ignificant amount of vibration to enure acceptable interior vibration level baed on Federal Tranit Adminitration limit; the maximum conervative impact level (VdB) for contruction of the project would be 72 VdB frequent vibration event. 2 The project wa evaluated to determine if the project would reult in a noie nuiance to inhabitant in Pico Rivera or violate the City etablihed policie. The nearet receptor to the project ite are reidence: a 17-unit condo development located at 7025-7031 Paon Boulevard (approximately 53-ft outh from the portion of the project ite where contruction activitie will occur) which i nearing the end of contruction; and everal ingle-family home located approximately 100-ft wet of the portion of the project ite where contruction activitie will occur. Contruction of the project would generate noie in the form of typical contruction noie from the ue of contruction equipment. Table 1: Maximum Noie Level of Common Contruction Equipment below how the average maximum noie level at 50 feet from common type of contruction equipment at 50 feet from the equipment. Temporary contruction noie impact would occur only during the daylight hour of 7 AM to 7 PM, in accordance with the retriction et forth in Policy 11.3 of the General Plan and Section 18.42.040 of the Pico Rivera Municipal Code. In addition, a applicable, all contruction activitie mut implement tandard contruction control meaure defined in General Plan Policy 11.3-1, a follow: Implement a contruction-related noie mitigation plan for development propoed adjacent to occupied noie enitive land ue. Thi plan would depict the location of contruction equipment torage and maintenance area, and document method to be employed to minimize noie impact on adjacent noie enitive land ue. 1 City of Pico Rivera Municipal Code, Title 8 Health and Safety, Chapter 8.40 Noie. Available at: http://qcode.u/code/picorivera/ 2 City of Pico Rivera. 2014 (Approved). General Plan, Noie Element. Available at: http://www.picorivera.org/dept/ced/planning/plan.ap. (Page 11-9, Table 11-2). 2 of 4

IECG 9316-9332 Wahington Boulevard Utilize contruction equipment noie reduction feature (e.g., muffler and engine hroud) that are no le effective than thoe originally intalled by the manufacturer. Enure that haul truck deliverie be ubject to the ame hour pecified for contruction. Additionally, the contruction-related noie mitigation plan hall denote any contruction traffic haul route where heavy truck would exceed 100 daily trip (counting thoe both to and from the contruction ite). To the extent feaible, the plan hall denote haul route that do not pa enitive land ue or reidential dwelling. With the tandard contruction noie control meaure noted above and the limitation on work hour, contruction-related noie impact on urrounding land ue would not be ignificant. Table 1 - Maximum Noie Level of Common Contruction Equipment Noie Source Typical Maximum Noie Level at 50 Feet from the Source (dba) Backhoe 78 Compactor (ground) 83 Concrete Mixer Truck 79 Dozer 82 Paver 77 Jackhammer 89 Welder/Torch 74 Excavator 81 Front End Loader 79 Source: U.S. Department of Tranportation Federal Highway Adminitration, Contruction Noie Handbook. Acceed 2016. Operation of commercial retaurant ue would generate low level of noie in the form of cutomer entering and exiting the retaurant and convering in the outdoor eating area. Table 11-1: Maximum Allowable Environmental Noie Standard tate that the allowable environmental noie for reidential area i 65 db. 3 Since the retaurant would be located on the corner of a commercial plaza, noie generated by cutomer at the project would be conitent with the noie in the urrounding area and would not be expected to reult in phyical dicomfort to inhabitant of the neighborhood nearet to the project ite. The Noie Element in the City General Plan note that common noie level for an urban/commercial environment would be expected to be 75 dba. 4,5 Normal operation of the project would not be expected reult in an increae of noie level above that identified in Table 11-1 for reidential www.iecg-inc.com 3 City of Pico Rivera. 2014 (Approved). General Plan, Noie Element. Available at: http://www.picorivera.org/dept/ced/planning/plan.ap. (Page 11-6, Table 11-1). 4 City of Pico Rivera. 2014 (Approved). General Plan, Noie Element. Available at: http://www.picorivera.org/dept/ced/planning/plan.ap. 5 The abbreviation for A-weighted decibel i dba; db i decibel. 3 of 4

IECG 9316-9332 Wahington Boulevard land ue (i.e., exterior noie level a meaured from reidential property line not to exceed 65 dba and interior noie level not to exceed 45 dba). 6 Noie would alo be generated by additional vehicle trip along the treet urrounding the project by cutomer driving to and from the retaurant. A 3 db increae in noie level i conidered jut perceptible by the human ear. It would take a doubling of traffic volume along the treet urrounding the project ite to reult in a 3 db increae in noie level along the treet. The project would not reult in a doubling of traffic volume along Wahington Boulevard or Paon Boulevard and, would therefore, not reult in a perceptible increae in noie from vehicle trip generated by the project. FINDING Contruction and operational noie level aociated with the project would be conitent with the City General Plan and Municipal Code with the implementation of tandard contruction control meaure defined in General Plan Policy 11.3-1 and a uch would not reult in a ignificant impact. The tandard contruction control meaure defined within General Plan Policy 11.3-1 are a follow: Implement a contruction-related noie mitigation plan. Thi plan would depict the location of contruction equipment torage and maintenance area, and document method to be employed to minimize noie impact on adjacent noie enitive land ue. Utilize contruction equipment noie reduction feature (e.g., muffler and engine hroud) that are no le effective than thoe originally intalled by the manufacturer. Enure that haul truck deliverie be ubject to the ame hour pecified for contruction. Additionally, the contruction-related noie mitigation plan hall denote any contruction traffic haul route where heavy truck would exceed 100 daily trip (counting thoe both to and from the contruction ite). To the extent feaible, the plan hall denote haul route that do not pa enitive land ue or reidential dwelling. The project would not reult in a ignificant impact and would meet the City exterior noie level tandard of 75 dba for the urban/commercial etting or 65 dba at the property line of the urrounding reidential area. 6 City of Pico Rivera. 2014 (Approved). General Plan, Noie Element. Available at: http://www.picorivera.org/dept/ced/planning/plan.ap. (Page 11-6, Table 11-1). 4 of 4

APPENDIX C TRAFFIC

Project Number: 1926-001 DATE: June 14, 2016 TO: SUBJECT: The City of Pico Rivera (City; on behalf of Wahington Plaza Holding, Inc.) Traffic Technical Memorandum for the 9316-9332 Wahington Boulevard Infill Development Project Located in Pico Rivera, CA INTRODUCTION Thi technical memorandum provide an evaluation of the potential traffic impact that may occur a a reult of the contruction and operation of a propoed infill project. The project applicant i requeting a Conditional Ue Permit (No. 730) and a lot merger application (to be recorded under Certificate of Compliance No. 555) to allow the development of a 2,622 quare foot (f) commercial building at 9332 Wahington Boulevard (AIN 6381-006-024) and the merger of two lot (parcel) that would reult in combining the parcel AIN 6381-006-024 (9332 Wahington Boulevard) and AIN 6381-006-025 (9316 Wahington Boulevard) into one approximately 40,394 f lot (project ite). The propoed 2,622 f commercial building would conit of two mall tenant pace for retaurant ue with floor area of approximately 1,366 f and 1,255 f, and a combined total number of incidental eating not to exceed 49 eat. The project would be an infill project and would provide 43 parking pace with exiting ingre and egre provided via a driveway approach along Wahington Boulevard and along Paon Boulevard. The propoed lot merger would legally combine the parcel where the new 2,622 f commercial building i propoed at 9332 Wahington Boulevard with the parcel coniting of the exiting commercial center development at 9316 Wahington Boulevard. ASSESSMENT Vehicle trip at the project ite would be generated during contruction from contruction vehicle and during operation from retaurant patron. While contruction related impact would be temporary and would comply with the City contruction tandard and requirement, 1 operational trip would continue for a longer period. Operational impact if ignificant, would contribute to a potentially ignificant traffic related impact for the project. 1 City of Pico Rivera. Acceed February 2014. Municipal Code. Available at: http://qcode.u/code/picorivera/