PC - Item 3A- Exhibit BPLAN CHECK NUMBER
GARVEY COMMERCIAL CENTER LLC
AUGUST 25th, 2025
122023
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
PLANNING DESIGN REVIEW
BKW STUDIO
Copyright @ 2025
13733 FRANCISCO DR
LA MIRADA, CA. 90638
626.272.8479
binhkwong@yahoo.com
Planning
Residential
Retail
Mixed-Use
Hospitality
Education
Ms. Kimberly Sabol
626.321.8228
EXISTING 2-STORY
COMMERCIAL BUILDING
EXISTING PARKING LOT
96' - 0"
10
0
'
-
0
"
195' - 0"
14
5
'
-
0
"
24
5
'
-
0
"
PL
PL
PL
PL
PL
PL
99' - 0"
39
39
39
39
39
39
39
39
3939 3939
23
5454
5454 54
GARVEY AVENUE
EA
R
L
E
A
V
E
N
U
E
(E)
DUMPSTER
1 14
15
212235
36
49
5353
53
53
53
58
585858
62
62
62 60
60
21
'
-
6
"
6' - 6"
VICINITY MAP
PROJECT
SITE
SUMMARY
GENERAL PLAN DESIGNATION:
ZONING:
LOT SIZE:
BUILDING:
HEIGHT:
PARKING:
BUILDING CLASS:
NO. STORIES:
BUSINESS OPERATION:
LANDSCAPE:
MIXED-USE:
RESIDENTIAL/COMMERCIAL
(30 DU/AC)
C-3/RC-MUDO/D-O
33,855 SF PER LA COUNTY
OFFICE OF THE ASSESSOR
21,174 SF PER LA COUNTY
OFFICE OF THE ASSESSOR
40'-4"
84 GROUND LEVEL/
UNDERGROUND (EMPLOYEE)
B
2
COMMERCIAL/OFFICE EXISTING TO BE REHABILITATED
LEGAL DESCRIPTION:
TR=5242 EX OF ST LOTS 53 AND 54 AND ALL OF LOTS 61 AND 62
OWNER / APPLICATION INFORMATION:
THONG, YU, WONG & LEE CPA.
8450 GARVEY AVE. ROSEMEAD, CA. 91770
PROJECT DESCRIPTION
BUILDING EXTERIOR RENOVATION AND UPGRADES,
REHABILITATE LANDSCAPE, TRASH ENCLOSURE, AND
WALLS/FENCING. SLURRY SEAL EXISTING GROUND LEVEL
PARKING. RE-STRIPING ALL PARKING SPACES.
The ideas and designs represented herein and this drawing, all
prepared by BKW STUDIO, are for the use solely with respect to
this project and BKW STUDIO shall retain all common law,
statutory and other reserved rights including copyright and they
shall not be used by others for any other purpose without written
permission of BKW STUDIO.
client approval
principal in charge
issues / revisions
drawing title
scale
project number
date
Plot Date:
File Path:
T 6 2 6 3 2 1 8 2 2 8
If this sheet is smaller than 24" high by 36" wide then it has been reduced.
A B C D E
1
2
3
Project
Address
Copyright @ 2025
13733 FRANCISCO DR
LA MIRADA, CA. 90638
626.272.8479
binhkwong@yahoo.com
BKW STUDIO
9/24/2025 5:56:43 PM
As indicated
09-24-2025
122023
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
Project Status
A0.03
SITE PLAN
GARVEY
COMMERCIAL
CENTER LLC
M S. K I M B E R L Y S A B O L
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
PLAN KEYNOTE
23
39
53
54
58
60
62
EXISTING CMU WALL TO REMAIN
(E)TREES, HEDGES & GRASS TURF TO REMAIN. ALL EXISTING
LANDSCAPE WILL BE MAINTAINED & REHABILITATED - TYP.
(E)PROPERTY PAINTED CMU WALLS, 6 FEET HIGH SHALL BE
REPAIRED & REPAINTED
(E)PARKING LOT SURFACE TO HAVE NEW SLURRY SEALING
AND RE-STRIPING ALL PARKING SPACES.
(E)PARKING LIGHT POLE, & WALL MOUNTED LIGHT FIXTURE
(N)STOP SIGN POLE
(E)PAINTED WROUGHT IRON FENCE, 6 FEET HIGH SHALL BE
REPAINTED.
1" = 20'-0"2SITE PLAN - NEW
2
A2.8
2
A2.8
1
A3.0
1
A3.0
23
25
5757
505050
50505050
505050
50
5858
The ideas and designs represented herein and this drawing, all prepared by
BKW STUDIO, are for the use solely with respect to this project and BKW
STUDIO shall retain all common law, statutory and other reserved rights
including copyright and they shall not be used by others for any other
purpose without written permission of BKW STUDIO.
client approval
principal in charge
issues / revisions
drawing title
scale
project number
date
Plot Date:
File Path:
T 6 2 6 3 2 1 8 2 2 8
If this sheet is smaller than 24" high by 36" wide then it has been reduced.
A B C D E
1
2
3
Project Address
Copyright @ 2025
13733 FRANCISCO DR
LA MIRADA, CA. 90638
626.272.8479
binhkwong@yahoo.com
BKW STUDIO
2025-08-25 5:40:33 PM
1/8" = 1'-0"
08-17-2025
122023
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
Project Status
A1.3
ROOF PLAN - NEW
GARVEY COMMERCIAL
CENTER LLC
M S. K I M B E R L Y S A B O L
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
1/8" = 1'-0"1ROOF PLAN_NEW
PLAN KEYNOTE
23 EXISTING CMU WALL TO REMAIN
25 (N) ALUMINUM CAP ON TOP OF (N) PARAPET WALL
EXTENSION. CONTINUOUS LED LIGHTING STRIP
UNDER ROOF CAP.
50 (E) ROOFTOP MECHANICAL UNITS PROTECTED FROM
VISIBILITY BY NEW 6 FT 6 IN HIGH ROOF PARAPET
EXTENSION
57 (E) ROOF SURFACE TO REMAIN
58 (E) PARKING LIGHT POLE, & WALL MOUNTED LIGHT
FIXTURE
The ideas and designs represented herein and this drawing, all prepared by
BKW STUDIO, are for the use solely with respect to this project and BKW
STUDIO shall retain all common law, statutory and other reserved rights
including copyright and they shall not be used by others for any other
purpose without written permission of BKW STUDIO.
client approval
principal in charge
issues / revisions
drawing title
scale
project number
date
Plot Date:
File Path:
T 6 2 6 3 2 1 8 2 2 8
If this sheet is smaller than 24" high by 36" wide then it has been reduced.
A B C D E
1
2
3
Project Address
Copyright @ 2025
13733 FRANCISCO DR
LA MIRADA, CA. 90638
626.272.8479
binhkwong@yahoo.com
BKW STUDIO
2025-08-25 8:16:03 PM
1/8" = 1'-0"
08-17-2025
122023
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
Project Status
A2.1
BUILDING ELEVATIONS -
NORTH & SOUTH
GARVEY COMMERCIAL
CENTER LLC
M S. K I M B E R L Y S A B O L
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
1/8" = 1'-0"1BUILDING ELEV - NORTH
1/8" = 1'-0"2BUILDING ELEV - SOUTH
9'
-
0
"
9'
-
0
"
The ideas and designs represented herein and this drawing, all prepared by
BKW STUDIO, are for the use solely with respect to this project and BKW
STUDIO shall retain all common law, statutory and other reserved rights
including copyright and they shall not be used by others for any other
purpose without written permission of BKW STUDIO.
client approval
principal in charge
issues / revisions
drawing title
scale
project number
date
Plot Date:
File Path:
T 6 2 6 3 2 1 8 2 2 8
If this sheet is smaller than 24" high by 36" wide then it has been reduced.
A B C D E
1
2
3
Project Address
Copyright @ 2025
13733 FRANCISCO DR
LA MIRADA, CA. 90638
626.272.8479
binhkwong@yahoo.com
BKW STUDIO
2025-08-25 8:16:12 PM
1/8" = 1'-0"
08-17-2025
122023
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
Project Status
A2.2
BUILDING ELEVATIONS -
WEST & EAST
GARVEY COMMERCIAL
CENTER LLC
M S. K I M B E R L Y S A B O L
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
1/8" = 1'-0"1BUILDING ELEVATION - WEST
1/8" = 1'-0"2BUILDING ELEVATION - EAST
The ideas and designs represented herein and this drawing, all
prepared by BKW STUDIO, are for the use solely with respect to
this project and BKW STUDIO shall retain all common law,
statutory and other reserved rights including copyright and they
shall not be used by others for any other purpose without written
permission of BKW STUDIO.
client approval
principal in charge
issues / revisions
drawing title
scale
project number
date
Plot Date:
File Path:
T 6 2 6 3 2 1 8 2 2 8
If this sheet is smaller than 24" high by 36" wide then it has been reduced.
A B C D E
1
2
3
Project
Address
Copyright @ 2025
13733 FRANCISCO DR
LA MIRADA, CA. 90638
626.272.8479
binhkwong@yahoo.com
BKW STUDIO
6/6/2025 7:09:26 PM
1/8" = 1'-0"
06-05-2025
122023
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
Project Status
A2.3
GARVEY AVE. &
EARLE AVE.
INTERSECTION VIEW
GARVEY
COMMERCIAL
CENTER LLC
M S. K I M B E R L Y S A B O L
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
The ideas and designs represented herein and this drawing, all
prepared by BKW STUDIO, are for the use solely with respect to
this project and BKW STUDIO shall retain all common law,
statutory and other reserved rights including copyright and they
shall not be used by others for any other purpose without written
permission of BKW STUDIO.
client approval
principal in charge
issues / revisions
drawing title
scale
project number
date
Plot Date:
File Path:
T 6 2 6 3 2 1 8 2 2 8
If this sheet is smaller than 24" high by 36" wide then it has been reduced.
A B C D E
1
2
3
Project
Address
Copyright @ 2025
13733 FRANCISCO DR
LA MIRADA, CA. 90638
626.272.8479
binhkwong@yahoo.com
BKW STUDIO
6/6/2025 7:09:26 PM
1/8" = 1'-0"
06-05-2025
122023
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
Project Status
A2.4
EARLE AVE. SOUTH
VIEW & GARVEY AVE.
EAST VIEW
GARVEY
COMMERCIAL
CENTER LLC
M S. K I M B E R L Y S A B O L
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
GARVEY AVE. EAST VIEWEARLE AVE. SOUTH VIEW
The ideas and designs represented herein and this drawing, all
prepared by BKW STUDIO, are for the use solely with respect to
this project and BKW STUDIO shall retain all common law,
statutory and other reserved rights including copyright and they
shall not be used by others for any other purpose without written
permission of BKW STUDIO.
client approval
principal in charge
issues / revisions
drawing title
scale
project number
date
Plot Date:
File Path:
T 6 2 6 3 2 1 8 2 2 8
If this sheet is smaller than 24" high by 36" wide then it has been reduced.
A B C D E
1
2
3
Project
Address
Copyright @ 2025
13733 FRANCISCO DR
LA MIRADA, CA. 90638
626.272.8479
binhkwong@yahoo.com
BKW STUDIO
6/6/2025 7:09:27 PM
1/8" = 1'-0"
06-05-2025
122023
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
Project Status
A2.5
GARVEY AVE.&
EARLE AVE. VIEWS
GARVEY
COMMERCIAL
CENTER LLC
M S. K I M B E R L Y S A B O L
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
EARLE AVE. NORTH VIEWGARVEY AVE. WEST VIEW
The ideas and designs represented herein and this drawing, all
prepared by BKW STUDIO, are for the use solely with respect to
this project and BKW STUDIO shall retain all common law,
statutory and other reserved rights including copyright and they
shall not be used by others for any other purpose without written
permission of BKW STUDIO.
client approval
principal in charge
issues / revisions
drawing title
scale
project number
date
Plot Date:
File Path:
T 6 2 6 3 2 1 8 2 2 8
If this sheet is smaller than 24" high by 36" wide then it has been reduced.
A B C D E
1
2
3
Project
Address
Copyright @ 2025
13733 FRANCISCO DR
LA MIRADA, CA. 90638
626.272.8479
binhkwong@yahoo.com
BKW STUDIO
6/6/2025 7:09:29 PM
1/8" = 1'-0"
06-05-2025
122023
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
Project Status
A2.6
EARLE AVE.
SOUTHWEST VIEW
GARVEY
COMMERCIAL
CENTER LLC
M S. K I M B E R L Y S A B O L
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
The ideas and designs represented herein and this drawing, all
prepared by BKW STUDIO, are for the use solely with respect to
this project and BKW STUDIO shall retain all common law,
statutory and other reserved rights including copyright and they
shall not be used by others for any other purpose without written
permission of BKW STUDIO.
client approval
principal in charge
issues / revisions
drawing title
scale
project number
date
Plot Date:
File Path:
T 6 2 6 3 2 1 8 2 2 8
If this sheet is smaller than 24" high by 36" wide then it has been reduced.
A B C D E
1
2
3
Project
Address
Copyright @ 2025
13733 FRANCISCO DR
LA MIRADA, CA. 90638
626.272.8479
binhkwong@yahoo.com
BKW STUDIO
6/6/2025 7:09:30 PM
1/8" = 1'-0"
06-05-2025
122023
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
Project Status
A2.7
PARKING LOT ENTRY
& BASEMENT ENTRY
VIEWS
GARVEY
COMMERCIAL
CENTER LLC
M S. K I M B E R L Y S A B O L
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
BASEMENT PARKING ENTRY VIEWPARKING LOT ENTRY VIEW
25
33
19
29
30
11
50 50
The ideas and designs represented herein and this drawing, all prepared by
BKW STUDIO, are for the use solely with respect to this project and BKW
STUDIO shall retain all common law, statutory and other reserved rights
including copyright and they shall not be used by others for any other
purpose without written permission of BKW STUDIO.
client approval
principal in charge
issues / revisions
drawing title
scale
project number
date
Plot Date:
File Path:
T 6 2 6 3 2 1 8 2 2 8
If this sheet is smaller than 24" high by 36" wide then it has been reduced.
A B C D E
1
2
3
Project Address
Copyright @ 2025
13733 FRANCISCO DR
LA MIRADA, CA. 90638
626.272.8479
binhkwong@yahoo.com
BKW STUDIO
2025-08-25 5:42:55 PM
As indicated
08-17-2025
122023
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
Project Status
A2.8
PARKING LOBBY ENTRY &
CORNER ELEVATION
GARVEY COMMERCIAL
CENTER LLC
M S. K I M B E R L Y S A B O L
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
PARKING LOBBY ENTRY SECTION CORNER ELEVATION
PLAN KEYNOTE
11 (N) DIAGONAL STOREFRONT GLAZING & WALL FRAMING W/ STUCCO
FINISH
19 (E) STUCCO TO BE REFINISHED WITH NEW PAINT. WHITE COLOR PAINT
25 (N) ALUMINUM CAP ON TOP OF (N) PARAPET WALL EXTENSION.
CONTINUOUS LED LIGHTING STRIP UNDER ROOF CAP.
29 (N) METALIC SILVER ALUMINUM PERFORATED PANELS SECURED TO
STEEL BACKING FRAMMING TYPICAL.
30 (N) PAINTED ALUMINUM TUBE STEEL FRAMING PERFORATED PANELS.
33 (N) STAINLESS STEEL SIGNAGE. COLOR TO BE DETERMINED.
CONTINUOUS LED BACKLIGHT TO SIGNAGE COMPLYING W/ ROSEMEAD
MUNICIPAL CODE SECT 17.88
50 (E) ROOFTOP MECHANICAL UNITS PROTECTED FROM VISIBILITY BY NEW 6
FT 6 IN HIGH ROOF PARAPET EXTENSION
PLAN KEYNOTE
11 (N) DIAGONAL STOREFRONT GLAZING & WALL FRAMING W/ STUCCO
FINISH
19 (E) STUCCO TO BE REFINISHED WITH NEW PAINT. WHITE COLOR PAINT
25 (N) ALUMINUM CAP ON TOP OF (N) PARAPET WALL EXTENSION.
CONTINUOUS LED LIGHTING STRIP UNDER ROOF CAP.
29 (N) METALIC SILVER ALUMINUM PERFORATED PANELS SECURED TO
STEEL BACKING FRAMMING TYPICAL.
30 (N) PAINTED ALUMINUM TUBE STEEL FRAMING PERFORATED PANELS.
33 (N) STAINLESS STEEL SIGNAGE. COLOR TO BE DETERMINED.
CONTINUOUS LED BACKLIGHT TO SIGNAGE COMPLYING W/ ROSEMEAD
MUNICIPAL CODE SECT 17.88
50 (E) ROOFTOP MECHANICAL UNITS PROTECTED FROM VISIBILITY BY NEW 6
FT 6 IN HIGH ROOF PARAPET EXTENSION
12 2
3 4 55331 3
3 3
The ideas and designs represented herein and this drawing, all
prepared by BKW STUDIO, are for the use solely with respect to
this project and BKW STUDIO shall retain all common law,
statutory and other reserved rights including copyright and they
shall not be used by others for any other purpose without written
permission of BKW STUDIO.
client approval
principal in charge
issues / revisions
drawing title
scale
project number
date
Plot Date:
File Path:
T 6 2 6 3 2 1 8 2 2 8
If this sheet is smaller than 24" high by 36" wide then it has been reduced.
A B C D E
1
2
3
Project
Address
Copyright @ 2025
13733 FRANCISCO DR
LA MIRADA, CA. 90638
626.272.8479
binhkwong@yahoo.com
BKW STUDIO
6/29/2025 12:11:59 AM
1/8" = 1'-0"
06-28-2025
122023
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
Project Status
A10.0
MATERIAL BOARD
GARVEY
COMMERCIAL
CENTER LLC
M S. K I M B E R L Y S A B O L
8450 GARVEY AVENUE
ROSEMEAD, CA. 91770
1/8" = 1'-0"2
METALIC SILVER
PERFORATED PANEL
1/8" = 1'-0"4
LIGHT BLUE ALUMINUM
PANEL
1/8" = 1'-0"3
ROYAL BLUE ALUMINUM
PANEL
1/8" = 1'-0"1
OFF-WHITE SEMI-SMOOTH
STUCCO
1/8" = 1'-0"5ROYAL BLUE TINTED GLASS