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CC - Item 5B - Minutes of September 23, 2025 Special Joint & RegularMINUTES OF THE CITY COUNCIL AND PLANNING COMMISSION SPECIAL JOINT MEETING SEPTEMBER 23, 2025 The special joint meeting of the Rosemead City Council and Planning Commission was called to order by Mayor Clark at 6:00 p.m., in the Rosemead City Council Chamber, located at 8838 East Valley Boulevard, Rosemead, California. PRESENT: Mayor Clark, Mayor Pro Tem Armenta, and Council Members Dang and Low PRESENT: Chair Escobar, Vice -Chair Ung, and Commissioner Lopez ABSENT: Council Member Ly (on Military Leave), Commissioner Berry, and Commissioner Tang ROLL CALL 1. PUBLIC COMMENT - None 2. WORKSHOP A. Pre -Application 25-02 — Garvey Village at 8001 Garvey Avenue (Former Auto Auction Lot) Trumark Homes has submitted a Pre -Application (Pre -Application 25-02) for the development of a mixed-use project (Garvey Village) on a 15.8 acre site. The project is located in the Garvey Avenue Specific Plan, Incentivized Mixed Use (GSP-MU) zone. As part of the Pre -Application process, Trumark Homes would like to present Garvey Village to the City Council and Planning Commission to receive feedback and input, and to provide information on potential site development challenges that may need to be addressed as part of the due diligence process. The presentation was originally noticed for August 26, 2025. However, at the applicant's request, it was canceled and has been re -noticed for this special meeting. Recommendation: That the City Council and Planning Commission discuss and provide feedback. Senior Planner Lao reported that True Mark Holmes submitted a pre -application for the development of a mixed-use project located at 8001 Garvey Avenue, referred to as Garvey Village. Introduced Mr. Phil Wagner, Vice President of Land Acquisition for True Mark Holmes. Phil Wagner, Vice President of Land Acquisition with True Mark Holmes, provided a brief overview of the proposed project and the development team. Mr. Wagner shared that he has been working on the proposed project for approximately ten years and expressed his intent to collaborate with the City Council, Planning Rosemead City Council & Planning Commission Special and Regular Meeting Minutes of September 23, 1025 Page 1 of 12 AGENDA ITEM 5.11 Commission, and community members. He noted that the development team is present with a spirit of partnership, with the goal of listening, engaging in constructive dialogue, and working together to bring the project to fruition. Mr. Wagner, highlighting their longstanding involvement in the San Gabriel Valley's socioeconomic and business community. He referenced two notable developments by their firm: the first shopping plaza in Arcadia and a new Hilton Hotel in Arcadia, currently nearing completion within the next two months. He stated that Trumark Homes submitted a pre -application for the proposed project. He noted that the development team has worked diligently to address staff s comments and expressed appreciation for the clarity, timeliness, and professionalism of staffs feedback. Mr. Wagner emphasized that such responsiveness is invaluable to the development process, particularly given the financial and logistical demands associated with project planning. Mr. Wagner provided a brief overview of the proposed project, noting that detailed materials including the site plan, architectural renderings, and supplemental documents had already been provided to the City Council, Planning Commission, and staff for review. He summarized that the commercial component of the project is proposed to be located at the corner of Strathmore Drive and Garvey Avenue. The plans include a restaurant and office building featuring approximately 10,000 square feet of restaurant space on the first floor and a second -floor food hall accommodating six to eight vendors, depending on tenant recruitment led by Mr. Su and Mr. Liu. Mr. Wagner continued with an overview of the second component of the commercial development, which consists of a hotel. He stated that the proposed hotel would include 187 keys and encompass approximately 102,000 square feet. The hotel is proposed as a dual -branded facility, featuring both Home2 Suites and Hampton Inn by Hilton. He noted that working with a global hotel brand such as Hilton involves a lengthy and rigorous approval process. He commended project partners Mr. Mike Su and Mr. Steven Liu for their progress in completing the first two major milestones, which include Hilton's site location approval and brand designation, both significant achievements in advancing the hotel component. He further described that the project includes a three-level parking structure with walls approximately 25 feet in height, designed to accommodate the parking needs of the hotel and surrounding uses. Mr. Wagner addressed the residential component of the proposed development. He stated that Trumark Homes plans to construct approximately 201 residential units, offering three distinct product types to appeal to a range of homebuyers. He highlighted the inclusion of detached homes, particularly those along the rear of the site, which feature spacious private yards and unique characteristics for an infill project of this nature. Rosemead City Council & Planning Commission Special and Regular Meeting Minutes of September 23, 2025 Page 2 of 12 In addition, Mr. Wagner noted that the residential portion will include a recreational amenity area designed for the exclusive use of residents, contributing to the overall livability and community character of the development. Commissioner Lopez inquired whether the proposed residential portion of the project would be developed as a gated community. He expressed concern regarding public access and public safety response, specifically asking how emergency personnel would be able to enter the site if gates were installed and whether public safety agencies would have access at all times. Mr. Wagner confirmed that the residential portion of the project is proposed to be gated, noting that this design feature is intended to enhance security and privacy for residents. However, he stated they are open to receiving feedback from the City Council and City staff regarding this aspect of the proposal. Mr. Wagner further clarified that the gating would apply only to the residential component of the development. He explained that, in: other cities where Trumark Homes operates, lock boxes and similar access technologies are utilized to ensure convenient entry for first responders. He added that the Homeowners Association (HOA) would be responsible for covering the cost and maintenance of such access technology. Chair Escobar expressed support of the proposed project, noting appreciation for the inclusion of a commercial component. She stated that a prior project reviewed the previous year had lacked commercial uses and emphasized that incorporating such uses is essential to the revitalization of the Garvey Avenue corridor. She further inquired whether there had been any consideration of including an affordable housing component within the residential portion of the project to help address regional housing needs. Mr. Wagner stated that the current project proposal does not include an affordable housing component. He explained that any consideration of such an inclusion would require further discussion with the property owner, as it would have financial implications for the seller. Mayor Clark inquired on the discussion regarding affordable housing, noting her service on the Regional Council for the Southern California Association of Governments (SCAG). She stated the importance of the City meeting its Regional Housing Needs Assessment (RHNA) obligations, which have significantly increased in the current planning cycle. Mayor Clark expressed that the proposed project site, given its size and long-standing vacancy, presents an important opportunity to incorporate low-income housing units. She strongly encouraged the applicant to consider including affordable housing within the project to assist the City in meeting its regional housing requirements. Mr. Wagner acknowledged the Mayor Clark's comments, stating that the feedback regarding affordable housing and RHNA obligations was noted and will be given full consideration. He indicated that while he could not provide additional details at that moment, he confirmed that ongoing discussions with City staff have already included consideration of RHNA requirements and related housing needs. He Rosemead City Council & Planning Commission Special and Regular Meeting Minutes of September 23, 2025 Page 3 of 12 further stated that the development team intends to continue that dialogue with staff and City representatives moving forward to explore potential options. Vice -Chair Ung commented on the proposed project, suggesting that the applicant consider incorporating affordable housing units and possibly apartment units along the Garvey Avenue frontage to provide additional housing opportunities within the City. She expressed that the current site plan and overall project concept appear more viable compared to prior proposals for the property. The Council Member also commended the applicant for proactively engaging with hotel operators early in the process and stated support for the project's direction, while reiterating the desire to see an increase in the number of residential units included in the development. Council Member Low asked Mr. Wagner to clarify the exit points of the property. Mr. Wagner provided clarification regarding site access and circulation, noting that ingress and egress would be located on Garvey Avenue, directly in front of the proposed amenity area. He further explained that Virginia Street, which terminates in a cul-de-sac, would serve as an Emergency Vehicle Access point. The applicant emphasized that this access would be restricted for use by first responders only during emergencies and would not be available for use by residents for daily entry or exit. In addition, while the Emergency Vehicle Access does not serve the residential community for daily use, the hotel and commercial components of the project will include two primary ingress and egress points, one located on Strathmore Drive and another on Garvey Avenue to facilitate convenient access and circulation for those uses. The project has been reviewed by Los Angeles County Fire. Council Member Low referred to the five-plex units shown on the site plan and requested clarification on how those units differ from the individual residential units located elsewhere in the project. She asked whether the five-plex units are attached homes constructed adjacent to one another, as opposed to the detached single-family units shown in other areas of the development. Mr. Wagner responded that the square footage and building orientation vary among the different residential product types. He explained that the five-plex and six-plex units are designed as row townhomes, consisting of attached homes situated side by side, with two -car garages on the ground level and two stories of living space and amenities above. He noted that the yellow -colored units on the site plan represent primarily two-story homes, with some featuring third -story pop -ups. He added that the design maintains respectful setbacks along the rear of the property, consistent with the site's context and adjacent uses. Further explained that the orange -colored units located in the central portion of the project are referred to as "duets." These consist of attached pairs of homes, and in some instances, single standalone units were incorporated where site conditions allowed for only one home. Rosemead City Council & Planning Commission Special and Regular Meeting Minutes of September 23, 2025 Page 4 of 12 Council Member Low inquired on the Garvey Avenue ingress and egress point, noting that under normal daily operations, it appears to be the primary entry and exit for the site. She expressed concern regarding the number of residential units planned for the project and inquired whether the applicant foresees any potential issues with traffic flow or site access at that location. Mr. Wagner responded that for the proposed 201 residential units, they believe a single point of ingress and egress will be adequate. He noted that Trumark Homes has successfully developed communities with a single access point serving an equal or greater number of homes. He further commented that post -pandemic work patterns have significantly changed, with a substantial portion of residents working from home or commuting less frequently. He stated that, given these trends, the proposed access configuration is expected to adequately accommodate traffic flows for the development. Council Member Low asked was there a reason why the Virginia Street entrance could only be used during emergencies. Mr. Wagner explained that it was anticipated that residents along Virginia Street may prefer to limit vehicle access through that area. He stated that addressing this concern would be a straightforward modification but emphasized that any final decision would be made in accordance with the City's guidance and preferences. Council Member Low inquired about the coordination between the development partners for the project, noting that it includes residential, commercial, and hotel components. She asked how the partners collaborate to ensure the overall project functions as a cohesive development, emphasizing that the City views the site as a single integrated project. Mr. Wagner explained the project development and coordination process. He stated that Trumark Homes is under contract with the land seller and has a separate agreement with Mr. Mike Su and Mr. Steven Liu. Trumark Homes will serve as the master developer, responsible for acquiring the property, preparing civil engineering and infrastructure plans, and obtaining city approvals. The company will,also grade the site and install all necessary infrastructure, including utilities. Once the site is prepared with flat pads and connected utilities, it will be delivered to Mr. Sue and Mr. Liu, who will then construct the commercial and hotel components. Following this, Trimark Homes will proceed with construction of the residential units, allowing the project to advance in a coordinated manner. Council Member Low inquired about the project construction timeline, asking how long it is expected to take to build the 201 residential units and the commercial components of the development. Mr. Wagner provided an overview of the projected development and construction timeline. He stated that, pending approval to proceed from the Lu family, the development team will reach a significant financial inflection point, having already committed substantial capital over the past ten years. Discretionary entitlements: Rosemead City Council & Planning Commission Special and Regular Meeting Minutes of September 23, 2025 Page 5 of 12 Approximately 12 months to complete, in coordination with City staff. Design process with the City: Approximately 9 months. Land development and infrastructure construction: Approximately 7 to 8 months, expected to be completed by April 2028. Following land development, construction of the residential units is projected to begin, with the hotel and commercial components commencing approximately September 2028. He noted that the commercial development may precede the hotel, as it does not require coordination with Hilton for approvals. He concluded that the construction and sale of the 201 residential units will extend over multiple years, reflecting the scale of the project. Council Member Low stated that it will take 12 months for approvals, 9 months for design, and 7 to 8 months for land development and infrastructure. This brings us to April 2028. She asked, does 'development refer to the actual construction of the buildings. Mr. Wagner explained that the construction process will begin with model homes, which are typically built first. After a month or two of observation and evaluation of the model homes, production of the remaining residential units would commence. He stated that, according to the proposed schedule, model home construction is expected to begin in April 2028. Mayor Clark asked if all the residents will be able to park at the parking structure. Mr. Wagner clarified that the parking structure is intended to serve only the hotel and commercial : components of the project. He explained that the residential parking needs will be accommodated within the designated residential areas. Additionally, he noted that each residential unit includes a two -car garage, and none of the garages are tandem, which he highlighted as a unique feature for an infill development of this scale. Mayor Clark expressed a concern similar to that raised by Council Member Low regarding the project having only one ingress and egress point from Garvey Avenue. She referenced the potential for emergency situations, including earthquakes, and asked what contingency plans the applicant would implement, such as opening Virginia Street or Strathmore Drive, to facilitate evacuation and safe egress for residents if needed. Mr. Wagner stated that first responders will be provided with access keys to open the Emergency Vehicle Access immediately, ensuring rapid entry during emergencies. He indicated that there is no objection to opening Virginia Street if needed for emergency purposes. He further noted that, if the residential portion is developed as a gated community, a gate would be installed, otherwise, allowing residents to use Virginia Street for daily ingress and egress would be beneficial for the project's circulation. However, explained that the Emergency Vehicle Access (EVA) designation for Virginia Street was intended to respect the five to eight neighboring properties along that street. He added that if this is not a concern for the City, modifying the access designation would be a straightforward adjustment. Rosemead City Council & Planning Commission Special and Regular Meeting Minutes of September 23, 2025 Page 6 of 12 Mayor Clark asked about the northern portion of the site along the rear near Whitmore Street, will the existing residents there back onto a new street, or how will that interface be configured. Mr. Wagner replied there are existing residents there and the block wall would remain. There will not be a street running through there. Mayor Clark asked if the block Wall can go up to six feet to allow for better privacy. Associate Planner Lao replied yes, the wall could go up to six feet in height. Mr. Wagner noted that the existing setbacks are substantial and provide adequate separation from neighboring properties. He further explained that, under current zoning regulations, the site could accommodate buildings of up to eight stories, whereas the proposed development consists primarily of two-story homes, with some units featuring third -story pop -ups. The applicant stated that, even without additional landscaping or walls, the design respects the privacy of adjacent residents. Mayor Pro Tem Armenta expressed appreciation for the presentation of the Garvey Village plans and provided comments regarding the overall project. She stated opposition to opening the Virginia Street ingress for regular use, noting that residents in the area would already be impacted by the project. She emphasized that allowing daily access at Virginia Street would increase impacts on the surrounding community. She referenced existing approvals by Los Angeles County Fire, noting that the current configuration with a single ingress/egress and Virginia Street designated for emergency access only should be maintained. Mrs. Armenia also addressed the issue of affordable housing, noting that current state housing legislation often lacks meaningful requirements for including affordable units in new developments. She expressed concern that incentives for developers are insufficient and that cities are held accountable for not providing affordable housing even when developers are not required by law. She further noted that pending state housing bills may require developers to include a percentage of affordable housing, depending on the governor's signature, and stated that the City will need to consider the potential impact of these laws on this project. Mrs. Armenia inquired about the residential parking plan, specifically asking for the total number of exterior parking stalls available, excluding the two -car garages provided with each unit. Associate Planner Lao replied there are 73 open guest parking spaces. The spaces required are 301.5, for the project total and the development is providing 479, which includes the two -car garage of each unit. Mayor Pro Tem Armenia expressed concern regarding the impact of the residential component on neighborhood parking, noting that residents have consistently raised this issue whenever a new development is proposed. She highlighted potential challenges for Strathmore Street, emphasizing that existing on -street parking is Rosemead City Council & Planning Commission Special and Regular Meeting Minutes of September 23, 2025 Page 7 of 12 limited and that gatherings, such as events with 20 attendees where each guest drives, could exacerbate parking congestion. She also referenced an existing auto parts store, depicted in gray on the site plan, and asked if the owner was willing to sell that property. Mr. Wagner stated that significant efforts have been made to engage with the property owner, including personal offers on the property, but negotiations have been unsuccessful to date. He explained that the development team has no control over the neighboring property along Garvey Avenue and cannot make improvements there, though they are willing to provide modest contributions. He indicated that the site plan depicts landscaping improvements along the perimeter walls to minimize visibility of the neighboring property, while acknowledging that the width of the store frontage, estimated at approximately 30 feet, will remain visible. Mayor Pro Tem Armenia inquired about the dog park, that it appeared to be located within the hotel area, between Buildings One, Two, and Three. She asked if residents have access to the dog park from the residential portion of the project. Mr. Wagner confirmed that residents are the primary group intended to have access to the dog park. He noted that the design and depiction of access could be improved for clarity and suggested that refinements may be made to better accommodate residential use. Mayor Pro Tem Armenia asked howmanyparking stalls will be provided in the parking structure as well as in the surface parking areas adjacent to Building 1 and Building 2. Associate Planner Lao replied there are 214 spaces, and on -grade parking is 117. Mayor Pro Tem Armenia asked if the applicant could foresee possibly opening that up for guest parking so that they're not impacting the residential streets. Mr, Wagner acknowledged that the issue raised regarding parking availability for different user groups is something the team can consider and evaluate. He noted that City staff typically provides guidance on such matters. He further explained that, in general, evening events, such as dinner parties, coincide with hotel guest parking, which can create opportunities for shared use of parking spaces. However, he stated that this project may require additional planning to achieve seamless integration due to overlapping daytime and nighttime parking demands. Mayor Pro Tem Armenia inquired about the applicant's experience with parking demand in similar developments, particularly regarding three- and four-bedroom units where each occupant may own a vehicle. She noted that, despite efforts to encourage transit use, residents often rely on personal vehicles and asked whether the applicant has encountered parking shortages in previous projects of this nature. Rosemead City Council & Planning Commission Special and Regular Meeting Minutes of September 23, 2025 Page 8 of 12 Mr. Wagner stated that based on experience, there is no inherent shortage of parking in similar developments. He noted that residents often use their garages for storage, which can reduce the number of vehicles actually parked indoors. Mayor Pro Tem Armenta inquired whether the proposed residential component will have a Homeowners Association (HOA). She stated that lack of garage utilization in other developments often leads to increase on -street parking, as multiple family members or households rely on public streets for vehicle storage, and asked how this would be addressed in the current project. In addition, whether there are any requirements or regulations that would encourage or require residents to utilize their garages rather than relying on on -street parking. Mr. Wagner responded that in some developments, there may be both a master HOA and sub-HOAs, particularly for attached residential units. He indicated that, for this project, he expects there would likely be a single HOA, noting that multiple HOAs can increase costs. He added that California Department of Real Estate (D.R.E.) regulations govern HOA structure and are strict with specific requirements. Mayor Clark also agreed that the HOA should oversee the proper use of parking. She clarified that she was not advocating opening Virginia and Strathmore Avenue during her earlier comments. Mr. Wagner reiterated that the current plan designates Virginia Street as an Emergency Vehicle Access only, accessible by first responders. All residential traffic will enter and exit via Garvey Avenue. Council Member Dang praised the project's design, highlighting that rear single- family homes have adequate setbacks to buffer neighbors, and that larger buildings along Garvey Avenue help shield the rear homes from noise and activity, creating a visually and functionally thoughtful transition. Mr. Wagner replied it is also intended to activate the Garvey Avenue sidewalk. For example, the areas in front of the restaurant and office buildings are designed to enhance vibrancy and create a more engaging pedestrian experience. Council Member Dang stated that the renderings of the single-family and duplex units are available in the Council's package. He highlighted that these units are designed in a more modern architectural style, in contrast to the five-plex along Garvey Avenue, which features a different design aesthetic. Mr. Wagner explained that the single-family and duplex units are intended to feature a modern architectural style. He noted that the preliminary plan set may not fully reflect this design intent but emphasized that there will be uniformity in the architectural vernacular across the project. He further stated that based on discussions with City staff and observations of market preferences, a modern design is desirable for homebuyers and is planned for the residential units. Rosemead City Council & Planning Commission Special and Regular Meeting Minutes of September 23, 2025 Page 9 of 12 Council Member Dang reiterated concerns regarding site access and circulation, acknowledging that Virginia Street would be used by first responders during emergencies. He addressed residential ingress and egress from Garvey Avenue, noting potential queuing issues during peak departure times, such as around 7:30- 8:00 a.m. He observed that the location of the gate is not shown on the rendering and questioned how placement, presumably midway along the approximately 40 - foot driveway, might impact vehicle queuing and circulation within the property. Mr. Wagner stated that gating the community is not a necessity but was a consideration. Any gate placement or site plan adjustments would be made in compliance with legal requirements, including vehicle queuing and circulation standards. Council Member Dang stated that even without a gate, there could still be queuing issues due to the limited 40 -foot depth of the driveway. He suggested that City staff and the applicant's design team consider adding a second entrance to the residential portion, retaining the existing entrance and creating an additional one toward the far right side of the property, to improve circulation and access. Mr. Wagner noted they would take a look at the suggested area. Council Member Dang inquired about the timeline Mrs. Low had questions on and reiterated that they will be selling homes in phases. Mr. Wagner explained that that within each of the three product types, construction would occur in phases. Each phase would include approximately eight to twelve homes of a given product type before moving on to the next group several months later. He noted that all three product types would be constructed concurrently, with phasing determined by the quantity of homes within each category. Council Member Dang stated that for clarity, beginning construction in April 2028, approximately by April 2029, asked how many homes do they anticipate will be completed and available for sale, 40 to 50 percent of the total units? Mr. Wagner stated that construction is anticipated to begin in April 2028. He clarified that the appropriate term to reference progress would be "closed" homes, as sales may occur prior to the completion of occupancy permits. Based on preliminary estimates, approximately 30 to 40 homes are expected to close within the first six months of construction, noting that these figures are approximate and subject to refinement. Council Member Dang stated that the purpose of referencing specific project timelines was to ensure that the mixed-use development progresses in a balanced manner, with the residential and commercial components advancing concurrently. He emphasized the importance of nearby residents observing consistent progress of the project. Rosemead City Council & Planning Commission Special and Regular Meeting Minutes of September 23, 2025 Page 10 of 12 He further noted that while Trumark Homes has a reputation for efficiency and quality in project delivery, he would like to see that same level of momentum from the commercial developer. He commented that if Trumark were to complete approximately 170 homes by 2030, and the hotel component begins construction around September 2028, it would be reasonable to expect the hotel's six -story structure to be completed within approximately one year, aligning with the completion of the final residential units. Mr. Wagner stated that under the current plan, there will be two years of construction for the commercial and the hotel before you sell out. Council Member Dang expressed concern about maintaining balance between the residential and commercial phases of the mixed-use project. He recommended that construction of the hotel and parking structure begin alongside the residential phase to ensure visible progress. He emphasized that showing advancement on the commercial components would reassure residents of the project's continued development and align with Council Member Low's comments about timeline expectations. Mr. Wagner replied he will work with staff to address any timeline's expectations and concerns. Mayor Pro Tem Armenta noted that any restaurant office style space will have a closed trash enclosure. Furthermore, asked if any public outreach has been conducted about the project. Community Development Director Valenzuela replied that through the pre - application process, City staff did send notices out to the residents within 300 feet radius. And then throughout the project, they always encourage developers to do public outreach. Mayor Clark opened for public comments Sneaker, propeAy owner at Virginia street stated he was concerned with the parking structure being open. He noted that his street is very quiet and would like to see some type of coverage on the parking structure to minimize noise and lights emitting from vehicles. Eric Chen architect for the commercial portion of the project stated the design is an open parking structure, but we definitely can work with staff and residents to limit the opening on the side of Virginia Avenue. Speaker. Property owner asked if the hotel parking structure portion will have a wall or fence around. Mr. Chen replied yes there will be a fence adjacent to the parking structure. Rosemead City Council & Planning Commission Special and Regular Meeting Minutes of September 23, 2025 Page 11 of 12 Mr. Wagner concluded his presentation and stated that staff have been provided with a schedule that aligns the residential and commercial components of the project. 3. ADJOURNMENT Mayor Clark adjourned the meeting at 6:58 p.m. Ericka Hernandez, City Clerk APPROVED: Margaret Clark, Mayor Rosemead City Council & Planning Commission Special and Regular Meeting Minutes of September 23, 2025 Page 12 of 12