CC - Item 2A - Attachment D - Comment Letter dated August 7, 2025Attachment D
Comment Letter Dated August 7, 2025
MAYOR:
MARGARET CLARK
MAYOR PRO TEM:
SANDRA ARMENTA
COUNCIL MEMBERS
SEAN DANG
POLLY Low
STEVEN LY
August 7, 2025
City of Wgsemead
8838 E. VALLEY BOULEVARD
ROSEMEAD, CALIFORNIA 91770
TELEPHONE (626) 569-2100
FAX (626) 569-2303
Trumark Homes
450 Newport Center Drive, Suite 300
Newport Beach, CA 92660
Attn: Phil Wagner
SUBJECT: PRE -APPLICATION 25-02
8001 GARVEY AVENUE
Dear Applicant:
Thank you for your interest in the City of Rosemead. On July 9, 2025, the Planning Division
received your Pre -Application requesting to construct a horizontal commercial/residential
mixed -use development. The following comments and conditions are based on the
preliminary plans that were submitted. Staff understands the plans are preliminary for the
purpose of the pre -application review. However, in order for City staff to complete a
thorough review of the project, the architectural plans require more detailed information.
Please also be aware that additional issues could arise as more information is received.
Application Requirements
The following applications and fees for the project will be required. Additional applications
may be required once complete sets of plans have been submitted.
1. Garvey Avenue Specific Plan Review - $ 975 per review
2. Tentative Tract Map - $1,602 + $100/lot
3. Conditional Use Permit for the proposed hotel use - $ 1,635
4. Environmental Review — A consistency evaluation is required to determine if the
project can be exempt pursuant to California Environmental Quality Act (CEQA)
Section 15183.
5. Third -Party Geological/Geotechnical Review — In progress
6. Publication - $557
7. LA County Recording Fee — $ 75
8. Development Impact Fees — On June 9, 2015, the City Council adopted Ordinance
949, to establish Development Impact Fees. The fee for developments in Mixed
Use Zones are:
• Multi -Family: $5,126 (per dwelling unit)
• Retail: $1,242 (1,000 sq. ft)
• Office: $1,812 (1,000 sq. ft)
Phasing of Project
9. Comment: The City understands the
agreement between the City and the
expectations and deliverables over
established.
Project Summary
project will be phased. A performance
applicant outlining specific performance
a defined construction period may be
10.Comment: Please list all associated Assessor Parcel Numbers (APNs).
11. Per Rosemead Municipal Code Section 17.04.050 - Definitions —General, "Floor
Area Ratio (FAR)" means the total square -footage of floor area on a lot divided
by the gross area of the lot. Such calculation shall include only those structures
intended for permanent habitation. For all subdivisions and unimproved vacant
lots FAR calculations shall use the net area of the proposed lot.
Comment: Since the subject site is an unimproved vacant lot, please calculate
the FAR utilizing the net area for the entire site.
12. Garvey Avenue Specific Plan Table 3.4- Floor -Area Land Use Mix: The allowable
land use mix is 65% residential and 35% nonresidential. However, with the
incorporation of the "Nonresidential Component of Mixed -Use Development Sites"
community benefit incentive, the land use mix may be increased to 70% residential
and 30% nonresidential. In addition, the Community Development Director may
approve minor modifications to the Specific Plan without a Specific Plan
Amendment.
Comment: Please specify if the project is proposing to utilize the "Nonresidential
Component of Mixed -Use Development Sites" community benefit incentive and
provide calculations to ensure the requirements are met.
13. Comment: Please provide the name, address, and telephone number of all service
providers, including water sewer, school(s), utility companies, etc.
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14.Comment: Indicate the type of building construction and occupancy (per Uniform
Building Code).
Site Plan
15.Comment: Per Garvey Avenue Specific Plan Table 3.4, the setback requirements
are as listed below:
a. Front: None - Met
b. Side:
i. East: 10 feet — Not Met (northeast portion is 8 feet)
ii. West: None,10 feet, and 10 feet with Variable Height Requirements
— Indicate the setback from the proposed parking structure to the
west property line. In addition, please revise the plans to indicate that
the variable height requirement applies to northwest portion of the
lot.
c. Rear: 25 feet and Variable Height Requirements - Met
16. Per Garvey Avenue Specific Plan Table 3.4, the minimum building placement on
lot frontage is 60%.
Comment: Please depict on the plans that this requirement is met.
17. Comment: Per Rosemead Municipal Code Section 17.28.030(D), the project shall
comply with the Public Realm and Streetscape requirements listed below:
a. Public Sidewalks. The following shall apply to public sidewalks:
1) The minimum building setback shall be twelve (12) feet as measured
from the curb face, and shall be in the form of both existing right-of-way
and a recorded pedestrian access and utility easement;
2) The minimum building setback area shall include a minimum seven -
foot wide detached sidewalk (clear zone) and a minimum five-foot wide
parkway (amenity zone) adjacent to all streets. The amenity zone shall
be located between the curb face and the clear zone. The clear zone
shall be located between the building and the amenity zone;
3) The sidewalk in the clear zone shall be constructed of concrete, comply
with ADA accessibility standards and be subject to the review of the
City Engineer;
4) The clear zone shall be unobstructed by any permanent or
nonpermanent element for a minimum width of seven feet and a
minimum height of eight feet; and
5) The amenity zone shall include street trees, landscaping, public signs,
public art, street lighting, street furniture, and other pedestrian -oriented
amenities, as appropriate.
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b. Street Trees.
1) All species of mature oak trees shall be preserved or otherwise dealt
with in accordance with Article 4, Chapter 17.104.
2) The removal of other mature trees shall be subject to the review and
approval of the Urban Forester.
3) Mature street trees that are approved for removal by the Urban
Forester shall be replaced with a minimum of three new mature box
trees that have at least a 24-inch box and are the same species of the
replaced mature street trees or a species approved by the Urban
Forester. The City reserves the right to increase the number of trees if
it deems necessary in order to compensate for mature tree loss.
4) The amenity zone shall be planted with street trees at an average
spacing not greater than thirty (30) feet on center.
c. Transit Stops.
1) Transit stops shall be designed as integral elements of a
residential/commercial mixed -use development by collocating them
with pedestrian -oriented amenities, such as pocket parks, courtyards,
plazas, etc., whenever possible.
2) When an existing transit stop is located on a sidewalk adjacent to the
location of a development, a shelter for transit patrons shall be
constructed that:
a) Incorporates architectural features of the development and is
compatible with the development; and
b) Includes a shelter, bench and lighting.
d. Undergrounding of Utilities.
1) Utility lines to a development from the building to the property line,
including, but not limited to, electric, communications, street lighting
and cable television shall be placed underground.
2) Utility lines within the right -of way shall be placed underground to the
maximum extent practicable. The requirements of this section may be
waived by the Planning Commission upon recommendation from the
City Engineer if it is determined that topographical, soil or any other
conditions make such underground installations unreasonable or
impractical.
M
Floor Plan
18. Per Rosemead Municipal Code Section 17.112.090, each required parking space
in a residential garage shall be not less than ten (10) feet wide, seven feet high,
and twenty (20) feet long and shall be in a garage. Not more than one tandem space
shall be permitted within residential garages.
Comment: Staff acknowledges that the garage dimensions are labeled, however,
please depict the interior dimensions of all garages to ensure this requirement is
met.
Elevations/Design
Nonresidential
19. Per Garvey Avenue Specific Plan Table 3.4, the maximum building height shall not
exceed 75'. The maximum height is calculated to the top of roofline or roof
structures including but not limited to elevator housing, stairways, tanks, ventilating
fans, roof signs, etc.. An additional 5' beyond the height limit is allowed for unique
architectural elements as determined by the Community Development Director.
Comment: Please revise the plans to comply with this requirement and depict the
height of the building from its highest point.
20. Per Garvey Avenue Specific Plan Section 3.4.5, fagade plane modulation is
required. The wall plane of street -facing fagades shall be modulated a minimum of
18" perpendicular to the plane at least once every 60', as measured along the
property line.
Comment: Please indicate on the revised plans that this requirement is met.
21. Per Garvey Avenue Specific Plan Table 3.4, the minimum ground floor height for
nonresidential developments on the first floor shall be 14 feet.
Comment: The proposed hotel development does not appear to satisfy the
minimum ground floor height requirement of 14 feet. Please revise the plans to
comply with these requirements.
22. Per Garvey Avenue Specific Plan Table 3.4, the area of ground level wall area that
must be glazed with clear glass display windows and entries are:
• Nonresidential: 50% minimum
• Residential: 40% minimum
Comment: Please indicate on the plans that this requirement is met.
Residential
The design of the nonresidential component of the mixed -use project is well -executed and
visually appealing. However, the residential component would benefit from additional
design elements to enhance its overall quality and cohesiveness with the rest of the
development.
23.Comment: To reduce the apparent bulk and massing of the proposed residential
units from the side elevations, please incorporate additional articulation into the
building design. This may include variations in wall planes, rooflines, materials,
colors, or other architectural features that break up large, flat surfaces and enhance
visual interest.
24. Comment: Please continue the stone veneer or siding along the side elevations for
Plan 1, Plan 2, and Plan 3.
Landscape/Open Space
25. Per Garvey Avenue Specific Plan Table 3.4, a minimum of 6% of the entire lot shall
be landscaped.
Comment: Please provide calculations for the landscape requirement.
26. Comment: Please depict the following types of open space clearly on the plans
and color code it accordingly by utilizing a legend:
• Landscaping
• Usable Public Open Space (applies to the nonresidential portion of the
mixed -use project)
• Usable Private Common Open Space (applies to the residential portion of
the mixed -use project - eight feet minimum in any direction)
• Usable Private Open Space (applies to the residential portion of the mixed -
use project — 75 square feet minimum, five feet in any direction)
Refer to Garvey Avenue Specific Plan Section 3.4.11 for detailed requirements. For
an example, please click on the following link:
http://www3.cityofrosemead.org/WebLink/DocView.aspx?id=61350&dbid=1 &repo
=Rosemead
27. Comment: All landscape and irrigation plans shall comply with the requirements
found in Rosemead Municipal Code (RMC) Chapter 13.08 — Water Efficient
Landscapes. A copy of the City's Guidelines for implementation of WELO is
attached.
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Parkin
28. Per Garvey Avenue Specific Plan Table 3.4 — Access Driveway Width: One-way
driveways shall be 14 feet minimum and 20 feet maximum, while two-way
driveways shall be 24 feet minimum and 30 feet maximum.
Comment: Please indicate the width of all proposed access driveways
29. Per Garvey Avenue Specific Plan Table 3.4, parking provided for residential uses
or the residential component of a mixed -use structure must be covered and secure.
Guest parking may be uncovered. In addition, the private residential bicycle parking
shall be separated and secured (be located in the same vicinity as the residential
parking).
Comment: Please indicate on the plans how the parking spaces for the residential
component (includes guest parking) of the mixed -use project will be secured and
separated from the commercial uses and depict the location of bicycle parking for
both residential and nonresidential portion of the mixed -use project.
30. Per Garvey Avenue Specific Plan Section 3.4.10, on the same premise with every
building, structure, or part thereof erected or occupied for goods display, wholesale
or retail, hotel, restaurant, or other similar use involving the receipt or distribution of
materials or merchandise via trucks or vans, a minimum of one off-street loading
space for each 6,000 s.f. of building floor area dedicated to the retail, commercial,
hotel, restaurant use is required for the standing, loading and unloading services in
order to avoid interference with the public use of adjacent streets or alleys. Required
loading space shall not be included within the required parking space adjacent to a
building or structure.
Comment: Indicate the location of the 21 required loading spaces and indicate how
the spaces will accommodate for truck loading and off-loading.
31. Garvey Avenue Specific Plan Table 3. 4 — Development Standards sets the off-
street parking requirements for mixed -use developments in the Garvey Avenue
Specific Plan project area. Mixed -use developments shall provide the following off-
street parking requirements for the residential component: Provide no less than one
standard sized parking space and 0. 5 standard sized guest parking space.
Comment: Staff acknowledges that the residential guest parking requirement has
not been met. The proposed driveway spaces do not count towards any off-street
parking requirements. However, since the EV off-street parking spaces are located
in the residential portion of mixed -use project and will be secured, they can be
counted towards the residential guest parking requirement.
32. Comment: Please label the following off-street parking spaces: commercial
loading, residential parking, and residential guest parking.
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33. Per Rosemead Municipal Code 17.112.090 (A)(2)(c), where a parking stall is
located abutting a wall, column, or similar structure, the stall width shall be
increased by two feet.
Comment: Please indicate all columns and obstructions where off-street parking
exists. In addition, some off-street parking spaces are located abutting a wall.
Please label the two feet clearance for all off-street parking spaces that are
affected by this requirement.
34. Comment: Please indicate that all parking will be double striped. Please refer to
the diagram below for our requirements.
MINIMUM PARKING DIMENSIONS
18'
ADD 2' TO END STALL ABUTTING A
BUILDING OR OTHER OBSTRUCTION.
VN-IEEL-STOP
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(TYP.)
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3°DOUBLE STRIPE
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WRH 6"CIENRA'JCE
DETVvLCPI STRIP['o TYP.I
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35. Per Garvey Avenue Specific Plan Section 3.4.9, on -site parking that is visible from
streets and sidewalks or located along rear, side, or interior lot lines shall be
buffered from the street, sidewalk, or lot line by a minimum 5' in-depth landscape
buffer. Further, parking that is visible from Garvey Avenue shall be buffered from
the street, sidewalk or lot line by a minimum 5' in-depth landscape buffer that
includes a decorative wall no higher than 3' to screen the vehicles
Comment: Please indicate the depth of all landscape buffers along Garvey
Avenue, Strathmore Avenue, and Virgina Steet to ensure this requirement is met.
Walls and Fences
36.Comment: Per Rosemead Municipal Code Section 17.68.040(A) and (E):
A six-foot high solid masonry wall shall be constructed and maintained
along any side or rear lot line adjacent to residentially zoned or used
property, school or park. The wall shall be not less than three feet but not
more than four feet in height where it is adjacent to a required residential
front yard setback.
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Walls shall have a decorative color and texture consistent with the
architectural style and materials of the commercial or industrial
development. Architectural and other treatment of the wall is required
o Where new walls are erected in locations visible from a public right-
of-way, the use of full dimension caps, pilasters, and changes in wall
surfaces (staggering) shall be applied.
o In locations where walls might invite vandalism or graffiti,
landscaping should be provided along the walls.
Lighting
37. Comment: Per Rosemead Municipal Code 17.88.020:
Lighting standards.
A. A photometric survey (lighting plan) may be required at the discretion of the
Community Development Director for new lighting proposed in multifamily,
commercial, industrial, institutional, and mixed -use developments.
B. All developments shall have exterior lighting that provides adequate
visibility at entrances, public sidewalks, open areas, and parking lots with a
safe level of illumination at night.
C. Exterior lighting shall be of low intensity and shielded so that light will not
spill out onto surrounding properties or project above the horizontal plane.
In residential/commercial mixed -use and commercial/industrial mixed -use
development, the lighting for commercial uses shall be appropriately
shielded so that it does not negatively impact the on -site residential units.
D. Flashing, revolving, or intermittent exterior lighting visible from any property
line or street shall be prohibited, except if approved in conjunction with a
public art project or as an accessory feature on a temporary basis in
conjunction with a special event permit.
E. Lighting shall be integrated with landscaping wherever possible.
Comment: Please note on the plans that all lighting will be of low intensity and
shielded so that light will not spill out onto surrounding properties or project above
the horizontal plane. In residential/commercial mixed -use and
commercial/industrial mixed -use development, the lighting for commercial uses
shall be appropriately shielded so that it does not negatively impact the on -site
residential units.
Trash and Loading Areas
38. Comment: Per Rosemead Municipal Code Section 17.28.030(D)(5), trash and
refuse collection, and recycling areas shall comply with the following provisions in
addition to the requirements set forth in Article 3, Chapter 17.32 (Accessory
Structures):
A
a. All trash enclosures shall be fully enclosed with self -closing and self -latching
doors, and each enclosure shall accommodate both trash and recycling
bins.
b. Trash enclosures shall be an integral part of the building design whenever
possible.
c. Trash enclosures shall be of the same architectural style as the
development.
d. Trash chutes are encouraged. However, chute access must be screened
from public view, be fully contained within a "chute closet" that is accessible
by a self- latching door, and have a safety hatch that is necessary to pull in
order to dispose of trash.
e. Loading areas shall be clearly designated.
f. Loading areas shall be screened from public view to avoid negative noise,
visual, and illumination impacts on the residential portion of the
development and may be accomplished by the construction of six-foot high
perimeter walls that are architecturally compatible with the primary
structures and on -site landscaping.
g. All screening walls shall be landscaped using vines, hedges, or other plant
material necessary to provide a minimum fifty (50) percent coverage.
h. Trash pick up and loading activities are permitted only during the hours of
seven a.m. to seven p.m.
39.Comment: Please contact the City's trash purveyor (Republic Services) to ensure
that onsite waste storage would be adequate. In addition, the placement of
individual bins along Garvey Avenue, Strathmore Avenue, and Virgina Steet are
prohibited.
Mechanical Equipment
40. Per Rosemead Municipal Code Section 17.16.030(A)(9):
Mechanical Equipment, Loading Zones, and Service Area Screening.
a. Wall -mounted equipment shall be flush with the exterior building walls and
painted to match the color of the exterior of the building and screened from
the view of any public right-of-way. Window -mounted air conditioners or
exterior -mounted fans shall be prohibited.
b. Ground -mounted and pad -mounted mechanical or utility equipment and
other such similar equipment shall be screened from view from all public
rights -of -way and adjacent properties by architectural building features,
fencing or landscaping.
c. Rooftops should be designed in a way that acknowledges their visibility from
other buildings and the street. Equipment shall be screened on all four sides
from both the street and neighboring buildings using parapets or similar
architectural features and from the top where visible from an adjacent
building of greater height.
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d. Service and loading zones where visible from public streets and views from
neighboring buildings and properties shall be screened by the use of
decorative walls and/or dense landscaping that will serve as both a visual
and a noise barrier.
Comment: Please indicate all mechanical equipment and loading areas on the
plans and indicate how they will be screened from view.
Miscellaneous
41.A master sign program shall be required for all proposed signage.
42. Per Garvey Avenue Specific Plan Section 3.3.4, a proforma analysis or market
study is required for all mixed -use project applications.
Housing Element Sites Inventory
43.The subject site is listed in our Housing Element Sites Inventory to provide 186
moderate -income and 53 above moderate -income units.
Comment: Staff recommends the incorporation of 186 moderate -income and 53
above moderate -income units to assist with the City's allocated RHNA of 4,612
units. However, if the site is to be developed at a lower density, the following written
findings must be made, and supported by substantial evidence in the record:
• Remaining sites identified in the Housing Element are adequate to meet the
jurisdiction's remaining RHNA for the planning period by income category.
• The findings should include a quantification of the remaining unmet need for
the jurisdiction's RHNA at each income level and the remaining capacity of
sites identified in the Housing Element, to accommodate that need by
income level.
Per the memorandum released by the California Department of Housing and
Community Development Housing (HCD) on Government Code Section 65863, a
lower residential density sometimes results from a jurisdiction either approving a
development with residential units less than what was assumed for the site or
affordable to a different income category than the site was assumed to
accommodate.
Comments from Reviewing Agencies
44. Enclosed with this letter are copies of the comment letters from the following
agencies:
a. City of Rosemead - Public Works Department
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b. City of Rosemead - Building and Safety Division
Additional comments may follow as the City of Rosemead Planning Division receives
more information. Please feel free to contact me at (626) 569-2144 or
alao@cityofrosemead.org with any questions or concerns you may have.
Sincerely,
Annie Lao
Senior Planner
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° City of Rosemead
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** Memorandum
N�OkroagTEo �959
To: ANNIE LAO, SENIOR PLANNER
From: Romany Basilyous, P.E. City Engineer
By: Sevan Petrossian, P.E. Associate Engineer
Date: August 05, 2025
Subject: 8001 GARVEY AVENUE
Project Summary: Pre -application submitted to propose mixed -use development located at
8001 Garvey Avenue. Total lot Area is 15.8 acre and total number of Residential units are 201.
The commercial component of the mixed -use project includes a six -story, 187-room. Each unit
includes a two -car garage and guest parking.
1. The following are Public Works conditions; by obtaining a permit, the applicant
agrees at their sole expense to complete any requirements set by these
conditions:
A. Provide Grading/Drainage, Street Improvement and Sewer plans for the project.
B. The second sheet of building plans, grading/Drainage plans and/or offsite
improvement plans is to list all conditions of approval and to include a copy of the
Planning Commission Decision letter. This information shall be incorporated into
the plans prior to the first submittal for plan check.
C. Submit a site Demolition Plan showing disposition of existing improvements,
existing utilities, and all easements.
D. A soil/geotechnical report prepared by a Geotechnical Engineer, licensed by the
State of California, shall be submitted by the applicant for approval by the City.
The soil/geotechnical report shall address any soil preparation, foundation design
criteria and to identify any other hazards pertaining to seismic activity or drainage
issues including Percolation test results.
E. A complete hydrology and hydraulic study shall be prepared by a Civil Engineer
registered in the State of California to the satisfaction of the City Engineer and
the Los Angeles County Flood Control and Water Conservation District, prior to
any plan approval.
F. A storm drain system shall be designed to the satisfaction of the City Engineer
and/or the Los Angeles County Flood Control District prior to building permit
issuance. Adequate capacity and coverage shall be provided for drainage
facilities to service upstream tributary drainage areas, where required. Verify the
project for compliance with MS4 requirements.
G. An Erosion Control Plan shall be submitted clearly detailing erosion control
measures. These measures shall be implemented during construction. The
erosion control plan shall conform to national Pollutant Discharge Elimination
System (NPDES) standards and incorporate the appropriate Best Management
Practices (BMP's) as specified in the Storm Water BMP Certification.
H. Submit a stockpile plan showing the proposed location for stockpile for grading
export materials, and the route of transport.
I. Detailed drainage system information of the lot with careful attention to any flood
hazard area shall be submitted. All drainage/runoff from the development shall
be conveyed from the site to the natural drainage course. No on -site drainage
shall be conveyed to adjacent parcels unless that is the natural drainage course.
Provide an engineering cost estimate for all onsite and offsite improvements,
signed and stamped by licensed engineer.
K. Separate permit shall first be obtained from the City Public Works Department
prior to placement of any construction materials or equipment in the public way.
L. Construct proposed Driveway approaches to comply with current ADA bypass
requirements per SPPWC, latest edition.
M. The required street improvements shall include those portions of roadways
contiguous to the subject property and includes remove and reconstruct
damaged and/or off -grade curbs, gutters, ADA ramps, driveway approaches, and
sidewalks.
N. At least 4ft Dedication is required to provide ADA bypass sidewalk on north-west
corner of the property adjacent to the Virginia st. around the Cul De Sac up to the
Strathmore Avenue.
O. Protect -in -place existing public properties including: bus stops, fire hydrants,
trees, sidewalk, and other improvements adjacent to subject property.
P. Rehabilitate existing AC street pavement along the property frontage to the
centerline of the Garvey Ave, rehabilitation includes but are not limited to
pavement markers, striping, and markings as directed by the City Engineer or
his/her designee. You may pay an in -lieu fee equal to the estimated cost of street
rehabilitation based on the Los Angeles County Land Development Division
Bond Calculation Sheets before the issuance of building permits to the
satisfaction of the City Engineer or designee.
Q. The Owner shall execute and record a covenant agreement to maintain and hold
the City harmless for all existing improvements in the public right-of-way.
R. An encroachment permit shall be required for any construction to be done in the
public right of way, easements, or on lands to be dedicated to the City of
Rosemead upon completion of the improvements. The encroachment permit
shall be obtained prior to the start of said work. The permit fees will be
determined per the current adopted development fee schedule.
S. Protect -in -place existing public properties including: bus stops, fire hydrants,
trees, sidewalk, and other improvements adjacent to subject property.
T. Remove and replace damaged and/or uplifted concrete sidewalk/curb & gutter
within subject property's frontage.
U. Close existing driveway approaches no longer in use and replace with sidewalk
per SPPWC latest edition.
V. Applicant to verify if existing curb ramp on the corner of Garvey Ave. and
Strathmore Ave. is ADA compliant, if not, it is to be replaced with an ADA
compliant sidewalk ramp per SPPWC latest edition. If sidewalk ramp is deemed
ADA compliant, applicant to re -install truncated domes only.
W. Refresh curb painting (Red) fronting subject property.
X. Provide Traffic Impact Analysis, Related impact and proposed design solution.
determine the volume of traffic expected, traffic circulation issues, and if there is
need to adjust the traffic signals.
Y. Provide photometric plan and lighting poles foundation details for the project.
SEWER
Z. All existing laterals to be abandoned shall be capped at the public right of way to
the satisfaction of the City Engineer and the Building Official of the City of
Rosemead.
UTILITIES
AA. All power, telephone, cable television, and all utilities to the project and
adjacent to the project shall be installed and relocated underground unless
impracticable to the satisfaction of the City Engineer or designee.
BB. Any utilities that conflict with the development shall be relocated at the
developer's expense.
Reviewed By: Department of Public Works/Engineering Devision
Date : 08/04/2025
CITY OF ROSEMEAD
BUILDING DIVISION
RECOMMENDED CONDITIONS
ADDRESS: 8001 Garvey Ave.
APPLICATION NO.: PRE -APPLICATION 25-02
PROJECT DESCRIPTION: Proposed a new mixed -use development consisting of 1) a 6-story, 187-
room hotel of 102,000 SF, 2) a 3-story commercial building of 26,810 SF, 3) a 3-tier parking
structure of 214 parking spaces, 4) 201 residential dwelling units in 3 different types: 65 two-story
single-family detached homes, 80 three-story duplex units, and 56 three-story townhomes, and 4)
residential common use space including a dog park and a recreation center with a swimming pool.
B 1. The second sheet of building plans is to list all conditions of approval and to include a copy of the
Planning Commission Decision letter. This information shall be incorporated into the plans prior
to the first submittal for plan check.
B2. All construction plans shall comply with the codes in effect at the time of plan submittal to the
Building Division.
Please be advised that a new code cycle will take effect on January 1, 2026, which may
impact design requirements if plans are submitted on or after that date.
B3. School Developmental Fees shall be paid to School District prior to the issuance of the building
permit.
B4. Fees shall be paid to the County of Los Angeles Sanitation District prior to issuance of the
building permit.
B5. All project plan check applications shall indicate the address of 8001 Garvey Ave. for plan
submittal purposes. An site map showing proposed building address assignments with unit
numbers shall be submitted to the Building Official for approval and filed with the City prior to
plan check submittal.
B6. In accordance with paragraph 5538(b) of the California Business and Professions Code, plans are
to be prepared and stamped by a licensed architect.
B7. Structural calculations prepared under the direction of an architect, civil engineer or structural
engineer shall be provided.
B8. A geotechnical and soils investigation report is required, the duties of the soils engineer of record,
as indicated on the first sheet of the approved plans, shall include the following:
a) Observation of cleared areas and benches prepared to receive fill;
b) Observation of the removal of all unsuitable soils and other materials;
c) The approval of soils to be used as fill material;
d) Inspection of compaction and placement of fill;
e) The testing of compacted fills; and
f) The inspection of review of drainage devices.
Pagel U4 V2023
B9. The owner shall retain the soils engineer preparing the Preliminary Soils and/or Geotechnical
Investigation accepted by the City for observation of all grading, site preparation, and compaction
testing. Observation and testing shall not be performed by other soils and/or geotechnical engineer
unless the subsequent soils and/or geotechnical engineer submits and has accepted by the City, a
new Preliminary Soils and/or Geotechnical Investigation.
B 10. A grading and drainage plan shall be approved prior to issuance of the building permit. The
grading and drainage plan shall indicate how all storm drainage including contributory drainage
from adjacent lots is carried to the public way or drainage structure approved to receive storm
water.
B 11. Stormwater Planning Program LID Plan Checklist (MS4-1 FORM) completed by Engineer of
Record shall be copied on the first sheet of Building Plans and on the first sheet of Grading Plans.
The form can be found at the following link
https://www.dropbox.com/scl/fi/xligonam5i4j ro5oklnw4/MS4-Permit-LID-Determination-
Form.pdf?rlkey=zr7tu632u2staheexj6vgvxv &g dl=0
B 12. Exterior exit stairways of the 3-story commercial building shall have a minimum fire separation
distance of 10 feet measured at right angles from the exterior edge of the stairway, including
landings, to the imaginary lot line between the building and the adjacent hotel per Section 1027.5.
B 13. Fire -resistance rating requirements for the westerly exterior wall of the hotel adjacent to the 3-
story commercial building the based on fire separation distance of 5 to 20 feet shall comply with
Table 705.5 of the Building Code.
B 14. Maximum area of exterior wall openings and degree of open protection based on fire separation
distance of 5 to 20 feet shall comply with Table 705.8 of the Building Code.
B 15. All State of California disability access regulations for accessibility and adaptability shall be
complied with.
B 16. At least 10 percent but not less than one of the multistory dwellings in condominiums with 4 or
more dwelling units shall comply with the housing accessibility requirements per Section
I IO2A3.1. The required accessible route shall be provided to connect each accessible/adaptable
dwelling unit with including but not limited to the public street sidewalks, accessible parking, and
common use facilities such as trach collections, the recreation, center and the dog park per Section
1110A.L
B 17. Approval is required from the Los Angeles County Health Department for restaurants.
B 18. Approval is required from the Los Angeles County Health Department for public spas, wading
pools, and swimming pools.
B 19. The property shall be surveyed, and the boundaries marked by a land surveyor licensed by the
State of California.
B20. Foundation inspection will not be made until the excavation has been surveyed and the setbacks
determined to be in accordance with the approved plans by a land surveyor licensed by the State of
California. THIS NOTE IS TO BE PLACED ON THE FOUNDATION PLAN IN A
PROMINENT LOCATION.
Page 2 of 4 V2023
B21. No form work or other construction materials will be permitted to encroach into adjacent property
without written approval of the affected property owner.
B22. Separate application and plan review is required for Electrical plans.
B23. Separate application and plan review is required for Mechanical plans.
B24. Separate application and plan review is required for Plumbing plans.
B25. Plumbing fixtures shall be provided as required by the Chapter 4 of the California Plumbing
Code. Additional fixtures may be required if not in compliance.
B26. Project shall comply with the CalGreen Non -Residential mandatory requirements.
B27. Project shall comply with the CalGreen Residential mandatory requirements.
B28. Where 5 or more multifamily dwelling units are constructed on a building site, provide readily
accessible area(s) that serves all buildings on the site and are identified for the depositing, storage
and collection of nonhazardous materials for recycling, including (at a minimum) paper,
corrugated cardboard, glass, plastics, organic waste, and metals, or meet a lawfully enacted local
recycling ordinance, if more restrictive per Section 4.410.2 of the CalGreen Code.
B29. When parking is provided, parking spaces for new multifamily dwellings shall meet the
accessible parking space requirements per Section 1109A.5 of the Building Code for those
designated as visitor parking as well as the requirements under Section 4.106.4.2.2 of the
CalGreen Code regarding EV ready spaces and accessible EVCS common for all residences to use.
B30. When parking is provided and assigned to hotel guests and employees, EV ready spaces for new
hotels shall meet the requirements of Section 4.106.4.2.2 of the CalGreen Code. This requirement
shall be separately met from EV charging requirement for the exterior surface parking spaces
assigned to commercial building and the spaces within the parking structure as all three are
considered separate parking facilities.
B31. When parking is provided and designated for commercial building use, EV capable spaces and
charging stations for new commercial building shall meet the requirements of Section 5.106.5.3 of
the CalGreen Code. This requirement shall be separately met from EV charging requirement for
the spaces within the parking structure.
B32. The parking spaces within the parking structure as a separate parking facility shall comply with
both the accessible parking space requirements per Section 11B-208 of the Building Code and the
EV charging requirements per of Section 5.106.5.3 of the CalGreen Code.
B33. Prior to the issuance of building permit, a written consent shall be obtained from the current
easement holder(s) for any proposed development encroaching into existing easement(s).
B34. All fire sprinkler hangers must be designed, and their location approved by an engineer or an
architect. Calculations must be provided indicating that the hangers are designed to carry the
tributary weight of the water filled pipe plus a 250-pound point load. A plan indication this
information must be stamped by the engineer or the architect and submitted for approval prior to
issuance of the building permit.
Page 3 of 4 V2023
B35. Separate permit is required for Fire Sprinklers.
B36. The proposed site is a combination of lots. Parcel merger shall be processed prior to issuance of
the building permit.
B37.Building permits shall not be issued until the final map has been prepared to the satisfaction of
the Building Official.
Reviewed by: Building Division/AJ/JK
JN:250680
DATE: 7/28/2025
Page 4 of 4 V2023