PC - 2018-03 - Adopting the Mitigated Negative Declaration for construction at 8449 Garvey Ave and 3014 Earle Ave, in a medium commercial with mixed-use development and design overlays zone PC RESOLUTION 18-03
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
RECOMMENDING THAT THE CITY COUNCIL ADOPT RESOLUTION
2018-11 TO APPROVE DESIGN REVIEW 16-04 AND ADOPT THE
ASSOCIATED MITIGATED NEGATIVE DECLARATION, FOR THE
CONSTRUCTION OF A NEW RESIDENTIAL/COMMERCIAL MIXED-USE
DEVELOPMENT AT 8449 GARVEY AVENUE AND 3014 EARLE
AVENUE (APN: 5288-004-041 AND 5288-004-057), IN A MEDIUM
COMMERCIAL WITH RESIDENTIAUCOMMERCIAL MIXED-USE
DEVELOPMENT AND DESIGN OVERLAYS (C-3/RC-MUDO/D-O) ZONE
WHEREAS, on May 4, 2016, Gerard Ngo of Waikiki Property LLC submitted a
Design Review application, requesting to construct a new residential/commercial mixed-
use development at 8449 Garvey Avenue and 3014 Earle Avenue;
WHEREAS, 8449 Garvey Avenue and 3014 Earle Avenue are located in a Medium
Commercial with Residential/Commercial Mixed-Use Development and Design Overlays
(C-3/RC-MUDO/D-O) zoning district;
WHEREAS, Section 17.28.020(C) of the Rosemead Municipal Code provides the
criteria for a Design Review;
WHEREAS, Sections 65800 and 65900 of the California Government Code and
Section 17.28.020(C) of the Rosemead Municipal Code authorizes the Planning
Commission to approve, conditionally approve, or deny Design Review applications;
WHEREAS, Section 17.84.010 of the Rosemead Municipal Code authorizes the
City Council to approve projects requesting density bonuses, concessions, and/or
incentives;
WHEREAS, Section 17.120.030(B) of the Rosemead Municipal Code requires that
multiple applications for the same project shall be processed concurrently, and shall be
reviewed, and approved or denied by the highest review authority designated by the
Rosemead Zoning Code for any of the applications;
WHEREAS, on January 3, 2018, 60 notices were sent to property owners within a
300-foot radius from the subject property, the notice was published in the Rosemead
Reader, notices were posted in six public locations and on site, and filed with the Los
Angeles County Clerk, specifying the availability of the application, and the date, time,
and location of the public hearing for Design Review 16-04;
WHEREAS, on February 5, 2018, the Planning Commission held a duly noticed
and advertised public hearing to receive oral and written testimony relative to Design
Review 16-04; and
WHEREAS, the Rosemead Planning Commission has sufficiently considered all
testimony presented to them in order to make the following determination.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Rosemead as follows:
SECTION 1. The Planning Commission has sufficiently considered the proposed
Mitigated Negative Declaration and HEREBY RECOMMENDS that the City Council adopt
the Mitigated Negative Declaration as the environmental clearance for Design Review 16-
04.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that
facts do exist to justify approving Design Review 16-04, in accordance with Section
17.28.020(C) of the Rosemead Municipal Code as follows:
A. The plans indicate proper consideration for the relationship between the
proposed building and site developments that exist or have been approved for the general
neighborhood.
FINDING: The configuration of the residential/commercial mixed-use
development, as indicated on the plans, demonstrates proper consideration for the
existing and approved site developments in the general neighborhood. The placement of
commercial units and pedestrian access to the commercial portions of the project along
Garvey Avenue further reinforces Garvey Avenue as an established commercial corridor
in the City of Rosemead. The lack of commercial units along Earle Avenue, a street with
primarily residential uses, creates a buffer between the commercial activity and existing
residential uses located north of the project site.
B. The plan for the proposed building and site development indicates the manner
in which the proposed development and surrounding properties are protected against
noise, vibrations and other factors which may have an adverse effect on the environment,
and the manner of screening mechanical equipment, trash, storage and loading areas.
FINDING: The project is located within an established commercial corridor in the
City of Rosemead. The commercial units are located along Garvey Avenue, which is
aligned with the existing commercial uses. In doing so, a substantial buffer is created
between the commercial activity and the existing residential uses located north of the
project site. In addition, a combination of trees and wall would provide screening and
protection between the parking area and such residential uses. Landscaping screening
will be provided for visible mechanical elements, such as transformers. Conditions of
approval and mitigation measures will be imposed on the project to protect surrounding
properties against potential adverse effects. All construction work will be required to
comply with the timeframe and decibel levels indicated in the City of Rosemead's Noise
Ordinance.
C. The proposed building or site development is not, in its exterior design and
appearance, so at variance with the appearance of other existing buildings or site
developments in the neighborhood as to cause the nature of the local environment to
materially depreciate in appearance and value.
FINDING: The development is aesthetically more appealing than the structures
that it would replace and would likely improve the appearance and value of the local
environment. The architectural style is modern and characterized by multi-story street-
facing facades with strong, distinct lines and angles. The proposed color scheme consists
of primarily of contrasting earth-tone colors, and the proposed exterior finish is
predominantly stucco with complementary wood, stone, and metal details. The flat
roofline utilizes varying heights to alleviate the bulk and mass of the structure. The overall
design of the project takes a decidedly balanced, restrained approach in terms of
massing, colors and materials, and architectural features, and does not utilize excessive
or exaggerated design cues that may not be compatible with the community.
D. The proposed building or structure is in harmony with the proposed
developments on land in the general area, especially in those instances where buildings
are within or adjacent to land shown on the General Plan as being part of the Civic Center
or in public or educational use, or are within or immediately adjacent to land included
within any precise plan which indicates building shape, size or style.
FINDING: The project is located in area with the proper General Plan land use
designation and zone for residential/commercial mixed-use development. The project site
is not located in or adjacent to land shown on the General Plan as being part of the Civic
Center or in public or education use, or land in any precise plan which indicates building
shape, size, or style. Furthermore, the placement of commercial units and pedestrian
access to the commercial portions of the project along Garvey Avenue further reinforces
Garvey Avenue as an established commercial corridor in the City of Rosemead, while
residential uses are above and behind the commercial uses.
E. The proposed development is in conformity with the standards of this Code and
other applicable ordinances in so far as the location and appearance of the buildings and
structures are involved.
FINDING: The proposed development satisfies all of the standards of the Zoning
Code and other applicable ordinances in so far as the location and appearance of the
structures are involved.
F. The site plan and the design of the buildings, parking areas, signs, landscaping,
luminaires and other site features indicates that proper consideration has been given to
both the functional aspects of the site development, such as automobile and pedestrian
circulation, and the visual effect of the development when viewed from the public streets.
FINDING: The commercial units are located along Garvey Avenue, which is
aligned with the existing commercial uses. In doing so, the commercial-oriented
pedestrian foot traffic is concentrated along the established commercial corridor, Garvey
Avenue. The commercial off-street parking area is located on the surface-level for ease
of access to the commercial units, while the residential off-street parking area is located
on the subterranean-level with a secured entry gate to prevent public access. The
driveway for vehicles to access the development is located on Earle Avenue instead of
Garvey Avenue, which promotes pedestrian walkability along the commercial corridor. A
master sign program must be submitted and approved by the Planning Division to ensure
the orderly design and placement of signage. Landscaping on the surface level is located
along the perimeter of the development to soften the appearance of the structure and
provide screening for the residential uses northerly of the project site. A mitigation
measure has been imposed on the project to protect surrounding properties from
luminaires on the project site.
SECTION 3. The Planning Commission HEREBY RECOMMENDS City Council
approval of Design Review 16-04, for the construction of a new residential/commercial
mixed-use development, located at 8449 Garvey Avenue and 3014 Earle Avenue, and
subject to Conditions of Approval.
SECTION 4. This resolution is the result of an action taken by the Planning
Commission on February 5, 2018, by the following vote:
AYES: DANG, ENG, HERRERA, LOPEZ, AND TANG
NOES: NONE
ABSTAIN: NONE
ABSENT: NONE
SECTION 5. The Secretary shall certify to the adoption of this resolution and shall
transmit copies of same to the applicants and the Rosemead City CI •rk.
PASSED, APPROVED, and ADOPTED this 5'h day of Feb uary 018.
•ean pang, Chair
CERTIFICATION
I hereby certify that the foregoing is a true copy of a resolution adopted by the Planning
Commission of the City of Rosemead at its regular meeting, held on the 51h day of
February, 2018, by the following vote:
AYES: DANG, ENG, HERRERA, LOPEZ, AND TANG
NOES: NONE
ABSTAIN: NONE
ABSENT: NONE
Be *r, Secretary
APPROVED AS TO FORM:
Kane Thuyen, Planning Commission Attorney
Burke, Williams & Sorensen, LLP