CITY OF INDUSTRY
Standard Requirements and Conditions of Approval
Application: Development Plan No. 24-02
Applicant: Matthew Lew on behalf of Donlon Builders
Location: 15051 Don Julian Road
Conditions of Approval
Conditions of approval are unique provisions, beyond the requirements of law, the municipal code, or standard practices that are applied to a Project by the City Council per Section 17.36.080 of the Zoning Code. Please note that if the design of your Project or site conditions change, the conditions of approval may also change. If you have any questions regarding these requirements, please contact the City of Industry.
For purposes of these conditions, the term “Property Owner” shall include any party or parties other than the Successor Agency to the Industry Urban-Development Agency, and/or the City of Industry.
PLANNING DIVISION
Development Plan Conditions
1. The Applicant and Property Owner shall file an executed and acknowledged Acceptance of Terms and Conditions of Development Plan No. 24-02 within 10 calendar days after the approval of said entitlements. The Applicant and Property Owner understand and agree that approval of the Resolution for Development Plan No. 24-02 will be of no force or effect unless such written consent is submitted to the City within the stated 10-day period.
2. Failure to comply with any of the conditions set forth herein, or as subsequently amended in writing by the City, may result in failure to obtain a building final and/or a Certificate of Occupancy until full compliance is reached. The City’s requirement for full compliance may require minor corrections and/or complete demolition of a noncompliant improvement, regardless of costs incurred, where the Project does not comply with design requirements and approvals that the Applicant agreed to when permits were pulled to construct the Project.
3. Construction plans submitted for Building Permits shall be in substantial compliance with plans approved by the City Council on March 19, 2025. Any modifications to the use, building, site, or Project description shall be subject to review and approval by the Planning Department and may require a separate planning entitlement review process.
4. A copy of the conditions of approval provided herein shall be included in the construction documentation package for the Project, which shall be continuously
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maintained on site during construction.
5. It shall be the responsibility of the Property Owner and Applicant to ensure that any required permits, inspections, and approvals from any regulatory agency shall be obtained from the agency concerned prior to the establishment of the use.
6. The Project uses shall always operate in a manner that is not detrimental to surrounding properties or residents by reason of lights, noise, activities, parking, or other actions.
7. All building corners shall be established by a licensed surveyor prior to construction of the foundation.
8. Prior to issuance of a building permit, the Applicant shall submit a Lighting Plan showing locations and height of all exterior lighting fixtures with arrows showing the direction of light being cast by each fixture for review and approval of the City of Industry Planning Department, the Los Angeles County Building and Safety Department, and the Los Angeles County Sheriff’s Department.
9. The Lighting Plan shall ensure any exterior night lighting installed on the Project site is of low intensity, low glare design, minimum height, and shall be hooded to direct light downward onto the subject lot and prevent spill-over onto adjacent lots.
The fixtures will be reviewed for quality, aesthetics, illumination values, sustainability values such as LED and shall be decoratively and architecturally consistent with the building design. The location, height, style, and design shall be reviewed and approved by the City of Industry Planning Department and the Los Angeles County Building and Safety Department.
10. A complete landscape/irrigation package prepared by a landscape architect licensed by the State of California shall be reviewed and approved by the City of Industry Planning Department prior to issuance of building permit. The plans shall include the following elements: a. Water conservation concept statement. b.
Calculation of maximum applied water allowance. c. Calculation of estimated total water use. d. Landscape design plan. e. Irrigation design plan. f. Certificate of substantial completion. g. The landscape plan shall demonstrate compliance with Zoning Ordinance requirements related to minimum dimensions and percentages of landscaping in parking areas, including required front yard setback landscaping.
11. The Applicant shall install said landscaping and irrigation system and shall have a licensed landscape architect or licensed landscape contractor, certify in writing that it was installed in accordance with the approved plan. Said written certification shall be submitted to the Planning Department prior to the issuance of certificates of use and occupancy
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12. The landscape irrigation system shall be designed to accept recycled water from future recycled water lines, which are currently being planned to be in the area. The irrigation plan, which is submitted to the City for approval per Chapter 13.18 of the Municipal Code, shall be designed and clearly noted to allow the transition from potable water to recycled water when and if recycled water lines are eventually installed in the immediate vicinity.
13. All irrigation systems shall function properly, and landscaping shall be maintained in a healthy and thriving condition. The maintenance of landscaping and the irrigation system shall be permanently provided for all areas of the Project site, as well as walkways and the portion of public rights-of-way abutting the Project site.
Furthermore, the plans shall identify responsibility for the continued maintenance.
14. Trash enclosures shall be provided with three decorative walls, enhanced wall caps, a pedestrian entrance, a gate, and a structural steel cover, in a style compatible with the structure’s architecture. The gate shall be maintained in working order and shall remain closed except when it is in use.
15. Storage use and removal of toxic substances, solid waste, and flammable liquids shall conform to all applicable federal, state, and local regulations. All required licensing shall always be maintained in good order.
16. All proposed mechanical units, air conditioning equipment, blowers, make-up air units, ducts, etc. shall be shown on the building permit plans. The Applicant shall effectively screen from view all ducts, blowers, air conditioning equipment, and any other mechanical equipment, whether on the structure, on the ground, or on the roof, with materials architecturally compatible with the building. Screening details shall be shown on the plans submitted for issuance of building permits, the adequacy of which shall be determined by the Planning Department. All required screening shall be provided prior to occupancy. The construction plans shall include appropriate elevations and cross-section drawings demonstrating how such equipment is to be screened from view (include dimensions, materials, colors, etc.).
17. All ground mounted utility structures such as transformers and back flow prevention valves shall be located out of view from a public street or screened using landscaping and/or masonry walls.
18. A bumper guard or wheel stops shall be provided, where necessary, to protect the structure or parked vehicle.
19. The Applicant, and/or Property Owner shall arrange for a final inspection by representatives of the City of Industry Planning Department, the Los Angeles County Building and Safety Department, the City of Industry Public Works Department, and the Los Angeles County Fire Department prior to the release of occupancy. Any discrepancy between the approved plans and the field conditions shall be remedied prior to occupancy such that the field condition is consistent with the approved plans.
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20. Pedestrian paths shall be maintained in such manner to allow the safe and convenient passage of people across drive aisles. Pedestrian pathways shall be clearly marked with paint and/or enhanced paving materials and designated with adequate and appropriate signage. Pedestrian pathways adjacent to the drive aisles shall be separated by a raised curb or other device to ensure a safe and adequate separation between pedestrians and motor vehicles.
21. Prior to any permit issuance, the Applicant shall provide a letter to the Planning Department that certifies that the following will be adhered to during all stages of development:
a. All equipment used on site meets the EPA Tier 4 Interim emissions standards for off-road diesel-powered construction equipment with more than 50 horsepower, unless it can be demonstrated to the City that such equipment is not available. Any emissions control device used by the contractor shall achieve emissions reductions that are no less than what could be achieved by a Level 4 diesel emissions control strategy for a similarly sized engine, as defined by CARB’s regulations.
b. All equipment used on site has emission noise control parts in place and has not been altered in any way from their initial condition as delivered from the factory.
c. A list of all operating equipment in use on the construction site including the make, model, and numbers of each piece of equipment.
d. All equipment shall be properly serviced and maintained in accordance with the manufacturer’s recommendations.
e. All nonessential idling of construction equipment is limited to no more than five minutes or less in compliance with Section 2449 of the California Code of Regulations, Title 13, Article 4.8, Chapter 9.
22. Prior to issuance of grading permits, the Applicant shall identify to the Planning Department a construction relations officer to function as a community liaison concerning on-site activity, including resolution of issues related to dust generation from grading/paving activities.
23. Electronic gates shall be equipped with a Knox electric switch and an alternative energy back-up system, such as a generator or battery, which would allow operation of the security gate(s) during an electrical power outage. Access through the gates shall be provided for both the Los Angeles County Fire and Sheriff Departments.
The location of Knox boxes shall be shown on the building plans and approved by both the Los Angeles County Fire Department and the Los Angeles County Sheriff Department.
24. A note shall be added to the building plans stating that the construction contractor shall only use interior and exterior paints with a VOC content of 90 grams per liter (g/L) or less for the building structures to reduce VOC emissions. Prior to issuance
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of building permits, the construction contractor shall provide documentation to the satisfaction of the Planning Department that verifies use of coatings with a VOC content of 90 g/L or less.
25. The Applicant/Property Owner shall comply with all surface drainage and driveway requirements set forth in the City's Code.
26. The building expansion will look identical to the existing building in that the finish of the insulated panels will be of a stucco finish matching the existing building.
27. The building expansion will be painted to match the existing building’s beige color.
The existing building will be washed and painted as needed.
BUILDING DIVISION
28. The Project shall comply with the adopted California Model Code (California Code of Regulations, Title 24).
29. The Project shall comply with the applicable provisions of the California Green Building Standards Code and provide at least 15% of the rooftop area for solar photovoltaic power.
30. Prior to the issuance of any permit a soils report is required to be submitted to the Building Division for review and approval.
31. The Project shall provide Americans with Disabilities Act (ADA) compliance accessibility to public right-of-way.
32. The Project shall provide Americans with Disabilities Act (ADA) compliance throughout the site.
PUBLIC WORKS AND ENGINEERING
33. The Applicant shall provide drainage and grading plans to be approved by the City Engineer prior to the issuance of a building permit. Such plans shall be in substantial conformity with the development plans.
34. The Applicant shall supply sanitary sewer facilities to serve all buildings to the satisfaction of the City Engineer prior to the final approval of the development and hook-up utilities.
35. Depending upon the nature of the proposed use, the Applicant shall obtain an Industrial Waste Permit or receive Domestic Wastewater Clearance from the City Engineer.
36. The Applicant/Property Owner shall remove damaged sidewalk and construct new sidewalk along the property frontage.
37. The Applicant shall use the City of Industry Benchmark’s (NAVD-29) for all construction plans. Contact the City’s survey department for benchmark
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information.
38. The Applicant must use the City of Industry Standard Plans.
39. The Applicant shall construct storm drains and water quality devices to the satisfaction of the City Engineer prior to the final approval of the development and the hook-up of utilities.
40. The Applicant shall construct driveway approach compliant with ADA regulations for Path of Travel and sidewalk access. A four-foot wide street dedication for sidewalk purposes may be required across the reconstructed driveways.
41. Prior to the issuance of building permits for any interior improvements that serve to create separate units within the building, the Applicant shall consult with the City Engineer and demonstrate that each separate unit is equipped with its own sewer line and that the sewer lines join together before the connection to the main sewer line. This will allow for the addition of a clarifier or grease interceptor if required to serve future tenants/uses in the building.
42. In conformance with Chapter 13.16 of the Municipal Code, and prior to the start of grading and construction, the Applicant shall provide a Stormwater Pollution Prevention Plan (SWPPP), developed by a Qualified SWPPP Developer (QSD) and consistent with the current National Pollutant Discharge Elimination System (NPDES) construction general permit, along with proof that a Waste Discharger Identification (WDID) Number has been obtained, to the City Engineer for review and approval.
43. In conformance with Chapter 13.16 of the Municipal Code, the Applicant shall provide:
a. A Low Impact Development (LID) plan; and 2) an operations, maintenance, and monitoring plan to the City Engineer for review and approval. Upon approval, the Applicant shall construct storm drains and water quality devices according to the approved plans and the satisfaction of the City Engineer. Prior to building final and/or issuance of the certificate of occupancy, the Applicant shall provide the City Engineer with a signed and recorded covenant and agreement stating that the Property and all structural or treatment control Best Management Practices (BMPs) will be maintained in compliance with the municipal NPDES permit (also sometimes called the MS4 permit) and other applicable regulatory requirements.
44. Applicant shall construct a complete street light system (conduits, pull boxes, pole foundations, poles, luminaires, wires, metering pedestal etc.) based on the streetlight design approved by the City Engineer. Contact the City’s Industry Public Utility for preliminary design guidelines.
45. Prior to obtaining a Certificate of Occupancy Applicant shall submit digital copies of as-built plans to the City Engineer.
46. Prior to the close out of the grading permit the Applicant shall video via CCTV or any other applicable method all sewer and storm drains on-site and submit to the
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City Engineer for approval.
CODE REQUIREMENTS AND STANDARDS
The following is a list of general planning conditions, code requirements and standards deemed applicable to the proposed Project. The list is intended to assist the Applicant by identifying requirements that must be satisfied during the various stages of Project permitting, implementation, and operation. It should be noted that this list is in addition to any “conditions of approval” adopted by the City Council and noted above. Please note that if the design of your Project or site conditions changes, the list may also change. If you have any questions regarding these requirements, please contact the City of Industry.
47. The Applicant and/or successor in interest shall comply with all Federal, State, County, and local laws, rules, and ordinances.
48. The Applicant shall pay off all existing deficit deposit accounts associated with processing this permit. The Applicant shall provide a receipt to the Planning Department, which shows that all discretionary deposit accounts have been paid.
No Certificate of Occupancy or Final Planning Division Inspection will be issued/completed if there are deficit deposit accounts.
49. Current and future property owners, business managers, operators, successors, assigns, etc. shall be responsible for ensuring and complying with all conditions of approval contained herein.
50. The Applicant shall abide and continue to comply with all previous City approvals, permits, or requirements relating to the subject property, unless explicitly superseded or revised by this Approval.
51. The Applicant/Property Owner shall construct adequate fire protection facilities to the satisfaction of the Los Angeles County Fire Department.
52. The Applicant/Property Owner shall supply sanitary sewer facilities to serve all buildings to the satisfaction of the City Engineer. One sewer connection per parcel is permitted and, in the case of multiple units or buildings, all sewer lines must join at the connection point.
53. The Applicant/Property Owner shall provide drainage and grading plans to be approved by the City Engineer prior to the issuance of any building permit. Such plans shall be in substantial conformity with the approved development plans.
54. In conformance with Chapter 13.16 of the Municipal Code and prior to the start of grading and construction, the Applicant/Property Owner shall provide a Storm Water Pollution Prevention Plan (SWPPP), developed by a Qualified SWPPP Developer (QSD) and consistent with the current National Pollutant Discharge Elimination System (NPDES) construction general permit, along with proof that a Waste Discharger Identification (WDID) Number has been obtained, to the City Engineer for review and approval.
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55. Demolition and construction operations shall be limited to the hours prescribed by the Los Angeles County Noise Ordinance (Los Angeles County Code, Section
12.08.390).
56. Should archeological resources be uncovered during site preparation, grading, or excavation, work shall be stopped for a period not to exceed 14 days. The finding shall be immediately evaluated for significance by a county-certified archaeologist. If the archaeological resources are found to be significant, the archaeologist shall perform data recovery, professional identification, radiocarbon dates as applicable, and other special studies; submit resources to the California State University Fullerton; and provide a comprehensive final report including appropriate records for the California Department of Parks and Recreation (Building, Structure, and Object Record; Archaeological Site Record; or District Record, as applicable).
57. Hours of construction are limited to 7:00 am to 7:00 pm Monday through Saturday with no construction on Sundays.
INTERPRETATION AND ENFORCEMENT
58. The City of Industry Planning Department, the Los Angeles County Building and Safety Department, the City of Industry Public Works Department, and the Los Angeles County Fire Department shall be responsible for ensuring compliance with all applicable code requirements and conditions of approval.
59. The Planning Department may interpret the implementation of each condition of approval and, with advanced notice, grant minor amendments to approved plans and/or conditions of approval based on changed circumstances, latest information, and/or relevant factors if the spirit and intent of the approved condition of approval is satisfied. Permits shall not be issued until the proposed minor amendment has been reviewed and approved for conformance with the intent of the approved condition of approval. If the proposed changes are substantial in nature, an amendment to the original entitlement may be required pursuant to the provisions of Industry Municipal Code.
INDEMNIFICATION
60. The Applicant and any of its heirs, successors and assigns, shall defend, indemnify, and hold harmless the City and its elected officials, officers, employees, agents and volunteers (“City Indemnitees”) from any claim, action or proceedings, liability cost, including attorneys’ fees and costs against the City Indemnitees, caused or alleged to have been caused by reason of the Applicant’s activities in connection with Development Plan No. 24-02. This indemnity provision applies to all damages and claims for damages, as described above, regardless of whether the City prepared, supplied, or approved the plans, specifications, or other documents for Development Plan No. 24-02.
61. In the event of any legal action challenging the validity, applicability, or interpretation of any provision of this approval, including the environmental review, or any other
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supporting document relating to Development Plan 24-02, the Applicant and its successors and assigns, shall indemnify, defend and hold harmless the City Indemnitees, and each of them, with respect to all liability, costs and expenses incurred by, and/or awarded against, the City Indemnitees in relation to such action.
The City shall have the right to select counsel of its choice.
62. The City shall promptly notify Applicant of any claim, action or proceeding, and shall cooperate fully in the defense thereof.
END OF CONDITIONS