CC - Item 3B - Public Hearing on Modification 21-03 and Zone Variance 21-01 for 8449 Garvey AvenueCity Council Meeting
September 7, 2021
Page 2 of 14
PROPERTY HISTORY AND DESCRIPTION
The subject site is located at the northeast corner of Earle Avenue and Garvey Avenue and consists
of two tied parcels totaling approximately 36,250 square feet.
Current View of Project Site
On February 27, 2018, the City Council approved Design Review 16-04 for the construction of a
new residential/commercial mixed-use development consisting of 35 residential apartment units
and 7,520 square feet of commercial floor area. In addition, the City Council granted a density
bonus with two concessions to deviate from the development standards. The City Council Staff
Report, City Council Resolution 2018-11, and City Council Meeting Minutes of February 27, 2018
have been included as Attachments `B", "C", and "D", respectively.
City Council Approved Elevation
According to Building and Safety Division records, on May 20, 2020, building permits were issued
for the construction of the new residential/commercial mixed-use development. The project is
currently under construction and is scheduled to complete early 2022.
DISCUSSION
Due to the financial impacts of the COVID-19 pandemic, the applicant is requesting to modify the
approved project by eliminating the density bonus. The applicant has indicated that the cost of
construction materials and labor has significantly increased their overall construction costs. As a
result, the incorporation of the six low-income rental units would not be financially feasible for
City Council Meeting
September 7, 2021
Page 3 of 14
the developer. As illustrated below, rental for one -bedroom units at market rate almost doubles
the rate for low-income units.
Rent Type
One Bedroom
Low -Income
$905
Market Rate
$1,605
Source: U.S. Department of Housing and Urban Development
The approval of the density bonus increased the allowable density by 35%, granted two
concessions for building height and land use mix, and granted a reduction in off-street parking
requirements for the residential development. The modification will result in revisions to the
development plans that were approved by Design Review 16-04. The revisions include modifying
the commercial uses on the first floor and tenant improvements on the second, third, and fourth
floors to reduce the number of residential units, introduce office units, and relocate residential
amenities. Illustrated below are the proposed changes on each floor and a description of the
modifications:
Site Plan and First Floor
The commercial uses on the first floor will be modified from retail/office to appliance/furniture.
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Previously Approved Proposed Modification
Second Floor
The previously approved plans contained nine residential units and amenities such as a gym,
lounge area, library, and kid's play area. The proposed modification will combine two residential
units into a single unit, convert four residential units into four offices, and convert all amenities
City Council Meeting
September 7, 2021
Page 4 of 14
into a large office suite. The modified plans for the second floor will contain a total of four
residential units and five office units.
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Previously Approved Proposed Modification
Third and Fourth Floors
The previously approved plans for the third and fourth floors are identical and contain 13
residential units. The proposed modifications will combine two residential units into a single unit
and convert a residential unit into a co-working/meeting room as amenities for the residents. The
modified plans for the third and fourth floor will contain a total of 11 residential units and a co-
working/meeting room on each floor.
Previously Approved
Proposed Modification
City Council Meeting
September 7, 2021
Page 5 of 14
Elimination of Density Bonus
The elimination of the density will result in the following:
• Density Bonus
The maximum density in the RC-MUDO is 30 dwelling units per acre. By eliminating the
density bonus, the total number of residential dwelling units will be reduced from 35
dwelling units to 26 dwelling units (37,810 square feet of total net lot area/30 dwelling
units per acre).
• Concession for Building Height
The maximum building height in the RC-MUDO is 45 feet and three stories. The project
height was approved at 55 feet (with parapets and decorative elements) and four stories as
a concession was granted for height. Since the project is framed and under construction,
the applicant has submitted a Variance application to deviate from the height maximum.
The applicant is proposing to maintain the height and number of stories as approved by the
City Council for Design Review 16-04. The vertical distance of the structure from grade
to the highest point of the roof is 44 feet. The applicant is requesting a variance to
deviate from the height requirement as the additional 11 feet is needed for architectural
elements that will enhance the facades of the building. These elements are not a
functional portion of the building and strictly for the screening of mechanical
equipment and decorative purposes. The illustration below depicts both the parapet
and decorative architectural element.
• Land Use Mix Concession
The RC-MUDO requires the project to consist of a 67 -percent residential and 33 -percent
commercial land use mix. The land use mix in the original approval totaled 85.5 -percent
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The RC-MUDO requires the project to consist of a 67 -percent residential and 33 -percent
commercial land use mix. The land use mix in the original approval totaled 85.5 -percent
City Council Meeting
September 7, 2021
Page 9 of 14
Chapter 17.142. The applicant is requesting a Variance from Rosemead Municipal Code Section
17.28.030.D.13.a.1, which limits the maximum height to 45 feet and three stories.
The subject property is unique as it is located within one of four areas in the City that is designated
with a residential/commercial mixed-use overlay. One of the overall goals of the mixed-use
overlay is to ensure compatibility between adjacent uses, especially single-family residential and
other mixed-use projects. Additionally, creating flexible design standards are crucial in mixed-
use developments. The incorporation of the additional commercial uses will provide the residents
with more amenities under one development. This includes a large office space and co -working
meeting rooms, which are beneficial to the current workforce of remote working and young
professionals working in the corporate setting. In addition, the height of the building and stories,
as originally approved by the City Council, is consistent with other mixed-use projects within the
vicinity.
The subject site contains a larger street frontage along Garvey Avenue and is wider than other
residential/commercial mixed-use development sites within the vicinity that have recently
completed construction or under construction. The lot dimensions of the project site is 220.70 feet
(width) by 170 feet (depth), whereas the residential/commercial mixed-use development at 8408
Garvey Avenue is at 144.93 feet (width) by 295 feet (depth) and 8479 Garvey Avenue is 77.43
feet (width) by 309.67 feet (depth). The aforementioned sites within the vicinity of the project have
the ability to distribute the mixed-use development along the depth of the lot. The subject site does
not contain the privilege of a lot with a longer depth, as the subject site is almost square in nature.
The lot dimensions create a physical constraint, and the developer must construct upwards to
maximize development on the project site. In addition, since the project is framed and under
construction, the elimination of the fourth story would significantly impact the project and as a
result, the development would lose eleven residential units. For these reasons, the applicant is
requesting to maintain the height at 55 feet and four stories, as originally approved by the City
Council, however, without the granting of the density bonus concession. The diagrams below
provide a comparison of all the aforementioned sites and depict how the subject site contains a
larger street frontage along Garvey Avenue (width) and lacks the privilege of a longer depth when
contrasted with the two other sites within the vicinity.
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8449 Garvey Ave. (Subject Site) 8408 Garvey Ave. 8479 Garvey Ave.
City Council Meeting
September 7, 2021
Page 10 of 14
The project would be consistent with the height and stories of the two other mixed-use
developments within the vicinity.
8449 Garvey Ave. (Subject Site)
55 feet at four stories
8408 Garvey Avenue
49 feet at four stories
MUNICIPAL CODE REQUIREMENTS
Modification 21-03
F
F
8479 Garvey Avenue
48 feet at four stories
Rosemead Municipal Code Section 17.28.020.0 provides the criteria by which the City Council
(original approval body) may approve, approve with conditions, or deny an application.
Per Rosemead Municipal Code Section 17.120.100.C, a proposed change that does not comply
with the criteria identified in subsection B of [RMC Section 17.120.100], or any other provision
of the Zoning Code, may only be approved by the original review authority for the project through
a modification permit application filed and processed in compliance with [RMC Chapter 17.120].
The application for a density bonus is not mandated by law. Staff has verified that the proposed
modification to eliminate the density bonus would still be in compliance with almost all applicable
sections of the Rosemead Zoning Code. In addition, the modification would yield no physical
change to the exterior elevation of the building. Furthermore, the reduction of the nine residential
units would result in more commercial square footage and provide additional amenities for
residents to shop in close proximity.
The modification would not affect development traffic. A Revised Trip Generation Comparison
and CEQA Vehicle Miles Traveled Summary was completed by Stantec Traffic Engineering,
which concluded that the modified project generates less peak hour and daily traffic than the
original project. In addition, there would be no adverse impacts on the roadway network and no
off-site roadway improvements are required. Furthermore, The Project meets the Low VMT area
screening criteria and is presumed to have less -than -significant impact on VMT. The City's Traffic
Consultant has reviewed the summary and found it acceptable.
Zone Variance 21-01
Per Rosemead Municipal Code Section 17.140.010, the purpose of a Variance is to give the City
Council (original approval body) authority to allow an exception to certain development standards
prescribed in the Zoning Code when practical difficulties, unnecessary hardships, or results
inconsistent with the general purposes of [the Zoning Code] occur by reason of a strict
LEGEND (Proposed Uses):
0 Retail (existing)
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0 Amenities (proposed)
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PROJECT SUMMARY: Modification Permit
1 Address: 8449 Garvey Ave. Rosemead CA.
2 Property Developer: Waikiki Property LLC. 120 E Val ley Blvd. San Gabriel CA. 91776 C/O Ci ndy Lau (626) 307-0062
3 General Plan Designation: Mixed Use: Residential/Commercial (30 du/ac; 3 stories), Zone: RC MUDO (Residential Commercial, Mixed Use, Design Overlay)
4 Scope of Work: Modification Permit Application toApproved Design (Review Application 16-04
1. Proposal to combine 6existing2 and 1 bedroom units into 3 new 3 bedroom units
2. Proposal to change 4 existing units located on the 2nd level (218r, 228r) into commercial offices
4. Proposal to change 2 existing units (1 BR) located on 3rd -4th level) into meeting rooms and offices as amenities.
S. Proposal to change existing 2nd leve amenities into commercial offices
6Dissolve the Affordable Housing Agreement between the City of Rosemead and Waikiki Property LLC dated August 28, 2019
7. Variance request for 4 stories in -lieu of 3 stories within allowable height limit
5 Legal Description:
6 Lot Size: Gross: 38,070 SF (0.874 Acres)
Net: 37,810 SF (0.868 Acres) Hwy Ded. tt
7 Residential Density: Proposed 26 DU/AC (Max. allowed 30 DU/AC.)
8 Occupancies: Residential Apartments (R2), Retail (M), Offices (B), Parking Structure (S2)
9 Type of Construction: 3 stories Type VA over 1 story type IA concrete podium over I story type IA basement.
0 FloorArea: 9 -
Residential area
Existing Unit Count Existing
1br 2br 3br Total/Level
Groundlevel 0 0 0 0
2nd level 3 6 0 9
_ 3rd level 3 10 _ 0 13
N 4th level 3 10 0 13
4
Unit mix 25.7% 74.3% 100%
Total existing residential 44400
Total existing commercial 7520
Total existing floor area 51,920 Gross
Proposed Reduction Unit Types Distribution Per Level
Residential Area Gross (SF) Net (SF) Unit Count Unit Type Ground FL 2nd FL 3rd FL 4th FL
UnitTypeA 880 815 2 lbr 0 0 1 1
Unit Type B 1200 1130 19 2br 0 3 8 8
Unit Type C 1500 1420 2 2br 0 0, 1 1
(New) Unit Type D 2080 1945 3 3br 0 1 11 1
800 31,775
Amenities
Courtyard (2nd level) 6,932 outdoor
Mtg room, offices (3rd level) 880 indoor
Mtg room, offices (4th level) 880 indoor
Total 1,760 indoor
PROPOSED NON-RESIDENTIAL CALCULATION
Commercial Area i
Description SF I
Furniture/Appliance St
Commercial Office
2nd flrOffices
Total
11 Floor Area land Use Mix:
Residential Net
Commercial
Total
12 PAIIII
Basement
Ground level
Total Provided Parking
including
including
including
including
Total Required Parking
including
including
including
Residential
Commercial Breakdown:
IGrd Fir Furniture/Appliance St
2nd flrOffices
® Lot Coverage:
14 Floor Area Ratio (FAR):
7,000
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Ground Level
4,140
Previously Amenities
2nd Level
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PROJECT SUMMARY: Modification Permit
1 Address: 8449 Garvey Ave. Rosemead CA.
2 Property Developer: Waikiki Property LLC. 120 E Val ley Blvd. San Gabriel CA. 91776 C/O Ci ndy Lau (626) 307-0062
3 General Plan Designation: Mixed Use: Residential/Commercial (30 du/ac; 3 stories), Zone: RC MUDO (Residential Commercial, Mixed Use, Design Overlay)
4 Scope of Work: Modification Permit Application toApproved Design (Review Application 16-04
1. Proposal to combine 6existing2 and 1 bedroom units into 3 new 3 bedroom units
2. Proposal to change 4 existing units located on the 2nd level (218r, 228r) into commercial offices
4. Proposal to change 2 existing units (1 BR) located on 3rd -4th level) into meeting rooms and offices as amenities.
S. Proposal to change existing 2nd leve amenities into commercial offices
6Dissolve the Affordable Housing Agreement between the City of Rosemead and Waikiki Property LLC dated August 28, 2019
7. Variance request for 4 stories in -lieu of 3 stories within allowable height limit
5 Legal Description:
6 Lot Size: Gross: 38,070 SF (0.874 Acres)
Net: 37,810 SF (0.868 Acres) Hwy Ded. tt
7 Residential Density: Proposed 26 DU/AC (Max. allowed 30 DU/AC.)
8 Occupancies: Residential Apartments (R2), Retail (M), Offices (B), Parking Structure (S2)
9 Type of Construction: 3 stories Type VA over 1 story type IA concrete podium over I story type IA basement.
0 FloorArea: 9 -
Residential area
Existing Unit Count Existing
1br 2br 3br Total/Level
Groundlevel 0 0 0 0
2nd level 3 6 0 9
_ 3rd level 3 10 _ 0 13
N 4th level 3 10 0 13
4
Unit mix 25.7% 74.3% 100%
Total existing residential 44400
Total existing commercial 7520
Total existing floor area 51,920 Gross
Proposed Reduction Unit Types Distribution Per Level
Residential Area Gross (SF) Net (SF) Unit Count Unit Type Ground FL 2nd FL 3rd FL 4th FL
UnitTypeA 880 815 2 lbr 0 0 1 1
Unit Type B 1200 1130 19 2br 0 3 8 8
Unit Type C 1500 1420 2 2br 0 0, 1 1
(New) Unit Type D 2080 1945 3 3br 0 1 11 1
800 31,775
Amenities
Courtyard (2nd level) 6,932 outdoor
Mtg room, offices (3rd level) 880 indoor
Mtg room, offices (4th level) 880 indoor
Total 1,760 indoor
PROPOSED NON-RESIDENTIAL CALCULATION
Commercial Area i
Description SF I
Furniture/Appliance St
Commercial Office
2nd flrOffices
Total
11 Floor Area land Use Mix:
Residential Net
Commercial
Total
12 PAIIII
Basement
Ground level
Total Provided Parking
including
including
including
including
Total Required Parking
including
including
including
Residential
Commercial Breakdown:
IGrd Fir Furniture/Appliance St
2nd flrOffices
® Lot Coverage:
14 Floor Area Ratio (FAR):
7,000
Existing
Ground Level
4,140
Previously Amenities
2nd Level
4,460
Previously Residential Units
2nd Level
15,600
1,760
Amenities indoor
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70 spaces
44 spaces
114 spaces
4 Accessible spaces
14 Bicycle spaces (10%)
28 Compact Spaces=24.5 <25%
1 Loading Space
114 spaces
4 Accessible spaces
14 Bicycle spaces (10%)
1 Loading Space
65 spaces (2/DU, 1Guest/ 2D
14 spaces (1/S00SF)
35 spaces (1/250 SF
37,810 Lot area
34,008 Bldg. Footprint
89.9%
37,810 Lot area
51,920 Total building area_
1.4 Actual
1.6 Permitted
T5 Common Open Space:
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3,900
Required (150SF/ DU),26Units
6,932
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SIGNAGE
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SIGNAGE
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August 24, 2021
Phil Martin
Page 5 of 5
Reference: Garvey Earle Plaza, Rosemead — Revised Trip Generation Comparison and CEQA Vehicle Miles Traveled Summary
Table 1 Trip Generation Comparison
Land Use
Amount
Daily
AM Peak Hour
PM Peak Hour
Total
In
Out Total
I InOut
2017 Project
740
48
20
1 28
66
1 39
27
Current Project
Apartments
26 DU
190
12
3
9
15
9
6
Office
8.64 TSF
84
10
9
1
10
2
8
Retail
1.00 TSF
38
1
1
0
4
2
2
Furniture Store/Storage
6.20 TSF
39
2
1
1
3
1
2
Total Square Footage
15.84 TSF
351
25
14
11
32
14
18
Change
-389
-23
-6
-17
-34
-25
-9
Trip Rates'
Multi -Family Low Rise 220
DU
7.32
0.46
23%
77%
0.56
63%
37%
General Office 710
TSF
9.74
1.16
86%
14%
1.15
160
84%
Shopping Center 820
TSF
37.75
0.94
62%
38%
3.81
48%
52%
Furniture Store 890
TSF
6.30
0.26
71%
29%
0.52
47%
53%
' Source: ITE Trip Generation Manual, 10th Edition (Category Code)
DU = dwelling units
TSF = 1,000 square feet
Desicln with community in mind
Ic v:120421active120426190001traffic_translreportslmem_garvey_earle_plaza_vmt_summary-20210824,docx
Project Details
Timestamp of Analysis: August 24, 2021, 01:37:29 PM
Project Name: Garvey Earle Plaza
Project Description: 26 DU, 8.64 TSF Office, 7.2 TSF
Commercial
Project Location
Jurisdiction: APN TAZ
Rosemead 15288-004-098 22176200
Inside a TPA?
No (Fail)
D
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J � �
D
< <
F
Zapopan Parky °J >
v
G1 n
c D
2 p y < D D
G m < <
fD ru
Fern Ave Fern Ave
Analysis Details
Data Version: SCAG Regional Travel Demand Model
2016 RTP Base Year 2012
Analysis Methodology: TAZ
Baseline Year: 2021
Project Land Use
Residential:
Single Family DU:
Multifamily DU:
26
Total DUs:
26
Non -Residential:
Office KSF:
9
Local Serving Retail KSF:
7
Industrial KSF:
Residential Affordability (percent of all units):
Extremely Low Income:
0%
Very Low Income:
0%
Low Income:
0%
Parking:
Motor Vehicle Parking:
114
Bicycle Parking:
14
Page 6
Evaluation •• Report
Page
Residential Vehicle Miles Traveled (VMT) Screening Results
JU
25
CL
20
v .. ....... ....... ...
15
> 10
5
----�\
VMT Metric Value VMT With Project and VMT With Project and
Before Project 1 Tier 1-3 VMT All VMT Reductions
Reductions
Land Use 1 Threshold VMT: 29.77 ••• Land Use 1 Max Reduction Possible: 16.67 0 VMT Values
Land Use Type 1:
Residential
VMT Without Project 1:
Total VMT per Service Population
VMT Baseline Description 1:
SGVCOG Average
VMT Baseline Value 1:
35.02
VMT Threshold Description 1:
-15°i°
Land Use 1 has been Pre -Screened by the Local Jurisdiction:
N/A
Page 7
Without Project
With Project &Tier 1-3 VMT
With Project &All VMT Reductions
Reductions
Project Generated Vehicle Miles
27.79
27.79
27.79
Traveled (VMT) Rate
Low VMT Screening Analysis
Yes (Pass)
Yes (Pass)
Yes (Pass)
Page 7
Evaluation •• Report
Page 3
Office Vehicle Miles Traveled (VMT) Screening Results
18
16
14
12
Y '
10 ....... ..
8
> 6
-
4'
0 - ----
VMT Metric Value VMT With Project and VMT With Project and
Before Project 2 Tier 1-3 VMT All VMT Reductions
Reductions
Land Use 2 Threshold VMT: 16.17 ... Land Use 2 Max Reduction Possible: 9.67 E VMT Values
Land Use Type 2:
Office
VMT Without Project 2:
Home-based Work VMT per Worker
VMT Baseline Description 2:
SGVCOG Average
VMT Baseline Value 2:
19.03
VMT Threshold Description 2:
-15°i°
Land Use 2 has been Pre -Screened by the Local Jurisdiction:
N/A
Page 8
Without Project
With Project &Tier 1-3 VMT
With Project &All VMT Reductions
Reductions
Project Generated Vehicle Miles
16.11
16.11
16.11
Traveled (VMT) Rate
Low VMT Screening Analysis
Yes (Pass)
Yes (Pass)
Yes (Pass)
Page 8
Commercial Vehicle Miles Traveled (VMT) Screening Results
Land Use Type 3:
Commercial
VMT Without Project 3:
Total VMT per Service Population
VMT Baseline Description 3:
SGVCOG Average
VMT Baseline Value 3:
35.02
VMT Threshold Description 3:
-15%
Land Use 3 has been Pre -Screened by the Local Jurisdiction:
N/A
30
25
Y 20
0
15
10
VMT Metric Value VMT With Project and VMT With Project and
Before Project 3 Tier 1-3 VMT All VMT Reductions
Reductions
Land Use 3 Threshold VMT: 29.77 ••• Land Use 3 Max Reduction Possible: 16.67 0 VMT Values
Page 9
Without Project
With Project & Tier 1-3 VMT
With Project & All VMT Reductions
Reductions
Project Generated Vehicle Miles
27.79
27.79
27.79
Traveled (VMT) Rate
Low VMT Screening Analysis
Yes (Pass)
Yes (Pass)
Yes (Pass)
30
25
Y 20
0
15
10
VMT Metric Value VMT With Project and VMT With Project and
Before Project 3 Tier 1-3 VMT All VMT Reductions
Reductions
Land Use 3 Threshold VMT: 29.77 ••• Land Use 3 Max Reduction Possible: 16.67 0 VMT Values
Page 9