PC - Item 3B - Design Review 20-06 - 8399-8405 Garvey AvenuePlanning Commission Meeting
September 21, 2020
Page 4 of 33
STAFF RECOMMENDATION
It is recommended that the Planning Commission ADOPT Resolution No. 20-08 with
findings (Exhibit "A"), and APPROVE Design Review 20-06, subject to the 40 conditions
outlined in Attachment "A" attached hereto.
PROPERTY HISTORY AND DESCRIPTION
The project site is located on the north side of Garvey Avenue, between Charlotte Avenue
and Earle Avenue. According to the Los Angeles County Assessor, the project site
consists of two (2) parcels, totaling approximately 51,694 square feet of lot area. The site
is currently improved with a used -auto sales dealership (8399 Garvey Avenue) and a
drive-thru convenience store (8405 Garvey Avenue). Per Planning Division records, the
drive-thru convenience store was granted a Conditional Use Permit for an Off -Sale Beer
and Wine (Type 20) ABC license in the 1980s. Since then, there have been multiple
transfers of the Conditional Use Permit due to changes in ownership. As a part of the
proposed project, all existing structures will be demolished.
ell
Front Elevation (Existing)
Site and Surrounding Land Uses
The project site is designated in the General -Plan as Mixed Use: Residential/Commercial
(30 du/ac; 3 stories) and on the Zoning Map as C-3/RC-MUDO/D-O. The site is
surrounded by the following land uses and zones:
North
General Plan Designation
Zoning:
Land Use:
South
General Plan Designation
Zoning:
Land Use:
Medium Density Residential
R-2
Residential
Mixed Use: Residential / Commercial (30 du/ac; 3
stories)
C-3/RC-MUDO/D-0
Mixed -Use Development and Commercial
Planning Commission Meeting
September 21, 2020
Page 5 of 33
East
General Plan Designation
Zoning:
Land Use:
West
General Plan Designation
Zoning:
Land Use:
DISCUSSION
Project Description
Mixed Use: Residential / Commercial (30 du/ac; 3
stories)
C-3/RC-MUDO/D-0
Residential'
Public Facilities
O -S
Zapopan Park
As illustrated below and in Exhibit "B", the applicant is proposing to construct a one-story
14,853 square feet PACE medical clinic. The proposed project will also consist of new
site improvements pertaining to off-street parking, landscaping, lighting, and solid waste
and recyclable material collection. Since the proposed project site currently consists of
two parcels, a Condition of Approval has been added, requiring the applicant to obtain a
lot tie or lot merger to hold the parcels under one common ownership.
Proposed Site Plan
Planning Commission Meeting
September 21, 2020
Page 6 of 33
Business Operations
The applicant is proposing to lease the property to Welbe Health, who will operate a
licensed PACE medical clinic that will provide individuals age 55 and over who have been
categorized as "nursing home eligible" under the State's Medicaid program with a viable
alternative to nursing home placement by delivering care through a comprehensive
service package of medical, behavior, and social services that allows patients to stay in
their own homes and communities. Currently, Welbe Health operates three licensed
PACE medical clinics in the cities of Pasadena, Long Beach, and Stockton, respectively,
with a fourth set to open in Fresno later this year. The proposed project would be Welbe
Health's fifth PACE medical clinic. The proposed hours of operations will be from 8:00
a.m. to 5:00 p.m., Monday through Friday. The PACE medical clinic is expecting to serve
approximately 200-250 patients daily. Over 90% of the patients will be transported to and
from the PACE medical clinic on third -party shuttles provided by Welbe Health, and the
remaining 10% will be dropped off by care givers. More information on the proposed
PACE medical clinic facility can be found in Exhibit "D".
Development Standards
Staff has verified that the proposed PACE medical clinic would be in compliance with the
applicable development standards of the Rosemead Zoning Code, as demonstrated in
the following table:
Development feature
Required
Proposed
Front Yard Setback
None
0'-0"
East: 77'-3"
Side Yard Setback
None
West: 5'-3"
Rear Yard Setback
(Adjoining Residential
15'-0" (min.)
198'-6"
Zone)
Variable Height (Rear)
75'-0" (max.)
28'-0"
Floor Area Ratio
35%
25.6%
Parking
59 (1 parking space/250 square
59
feet of floor area)
I9 •• UFTi1
The floor plan of the proposed building will total 14,853 square feet and has been
designed to focus around a central gathering space, which consists of a great room and
main dining/day area where patients will wait between their appointments. The central
gathering space is supplemented by primary medical care, physical/occupational therapy,
behavioral health, meal services, personal care, and administrative offices.
Planning Commission Meeting
September 21, 2020
Page 7 of 33
Elevations
Various elements have been added to provide architectural interest to the design. These
elements include the use of contrasting exterior finishes, natural, high quality materials
such as porcelain stone, steel, and wood, and varying roof lines to further break-up the
building's profile. In order to reduce the mass of the building down to a pedestrian scale,
metal awnings have been proposed along the east, south, and west elevations. To
distinguish the main entrance along the east elevation, the applicant is proposing a
covered walkway, exposed wood trusses, and a taller sloped roof which provides a
hierarchy over the surrounding flat roofs.
The applicant has proposed a contemporary design for the PACE medical clinic and will
utilize a warm, earth -tone color scheme. The roof of the proposed development would be
a dark bronze. To contrast the dark roof, the applicant has proposed a light tan exterior
wall color, light brown porcelain stone, exposed wood trusses, and wood soffits. More
specifically, the applicant is proposing the following color and materials:
SOUTH ELEVATION
(FRONTING GARVEY AVE.)
EAST ELEVATION
(MAIN ENTERANCE)
Color
Manufacturer
Exterior Walls
Favorite Tan
Sherwin William
Trims
Dark Bronze
Custom Ironwork
Fascia Boards
Dark Bronze
Custom Ironwork
Roof
Dark Bronze
Berridge
Soffits
Natural Wood
Custom Woodwork
Windows
Transparent
Custom Glasswork
Gutters
Dark Bronze
Custom Ironwork
Porcelain Stone Veneer
Mafic from the Basalt Line
Crossville
Trusses
Natural Wood
Custom Woodwork
Planning Commission Meeting
September 21, 2020
Paae 25 of 33
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Planning Commission Meeting
September 21, 2020
Page 33 of 33
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