CC - Item 2A - Attachment A - Updated Pre-App 25-02 Narrative, Dated December 23, 2025Attachment A
Updated Pre -Application 25-02 Narrative
Dated December 23, 2025
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P L A N N I N G
San Diego, CA I Irvine, CA I Murrysville, PA
8690 Acro Drier, Sui[C Ili I'MR 383 I San Diego, CA 92123-17i7 1 1, 619.i0l.6041
To: City of Rosemead Planning Department
8838 Valley Blvd
Rosemead, CA, 91770
DATE: December 23, 2025
RE: 8001 GARVEY AVENUE PRE -APPLICATION NARRATIVE
JN 1303-005
The proposed 8001 Garvey Avenue project (herein, "Project") involves the redevelopment of a ±15.8-acre site
with a mixed -use development that includes residential, hotel, and commercial components. The residential
component includes a total of 212 units across three distinct product types: 65 two- and three-story single-family
detached homes, 79 three-story duplex units, and 68 three-story attached townhomes. Each unit includes private
garage parking. Additional surface parking spaces will be distributed throughout the site. 10% of the homes will
be designated as affordable, which equates to 21 units. The residential area consists of two ingress/egress points
along Garvey Avenue, and one emergency vehicle access at the end of the Virigina Street cul-de-sac.
Approximately 32,389 square feet of usable private common open space is proposed within the residential area,
envisioned to include a recreation center, a dog park, and a pocket park, all designed to serve future residents.
Private open space will also be provided for the homes, in the form of a yard, a porch, or a balcony.
The commercial component includes a six -story, 187-room hotel totaling approximately 102,000 square feet and
a three-story retail/office building totaling approximately 26,810 square feet. Combined, the commercial buildings
encompass approximately 128,810 square feet of non-residential development (excluding the parking structure).
In addition to offices, the retail/office building includes restaurants, a food hall, and a cafe/bar utilizing the ground
and upper floors. These uses are concentrated along the Garvey Avenue frontage to create an active street edge
and align with the corridor's mixed -use vision. The commercial portion of the site has two points of access, one
on Garvey Avenue and a second on Strathmore Avenue. Internal circulation and connectivity are facilitated across
the residential and commercial areas.
The Project complies with applicable parking requirements based on the standards set forth in Table 3.4 of the
Garvey Avenue Specific Plan (GASP). For the residential component, a total of 301.5 spaces are required (based
on a ratio of 1 space per unit and 0.5 guest spaces per unit). The Project provides 493 residential parking spaces,
including 424 garage spaces, 4 driveway spaces, and 65 open guest parking spaces —well in excess of the
requirement. For commercial and hotel uses, a total of 316 spaces are required based on the GASP -specified ratios
for restaurants, offices, hotel rooms, and other non-residential uses. The Project provides a total of 331
commercial parking spaces: 117 surface spaces and 214 spaces within a dedicated parking structure (70 on the
ground level, 71 on the second level, and 73 on the roof level). The Project also includes 21 loading stalls to meet
required service access standards.
W%VNV.IhPlanIli ng.coIII
certified PLANNING • DESIGN • ENVIRONMENTAL • GRAPHICS
WBENC
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P L A N N I N G
8001 GARVEY AVENUE PRE -APPLICATION NARRATIVE
December 23, 2025
Page 2 of 2
The Project site is located within the Garvey Avenue Specific Plan (GASP) area and is designated "Garvey Avenue
Specific Plan" in the City of Rosemead General Plan. The Specific Plan supersedes underlying land use designations
for purposes of development intensity and form and is therefore the guiding document for zoning compliance.
The site is zoned "Garvey Avenue Specific Plan — Incentivized Mixed Use (GASP -MU)," which permits horizontal
mixed -use configurations with standalone buildings for residential, commercial, and hotel uses —provided the
overall site meets the form -based standards of the Specific Plan. The proposed mix of housing, hospitality, and
retail/office uses aligns with the intended character and use types of the GASP -MU zone. The Project proposal
requests approval of a modification to the listed GASP residential/non-residential ratio. The applicant seeks
Community Development Director discretionary approval to permit a ratio of 77 percent residential and 23
percent commercial.
Development standards such as height, floor area ratio (FAR), setbacks, and parking are outlined in Table 3.4 of
the Specific Plan. The hotel, retail/office building, and residential areas have been designed to comply with
applicable height and setback limitations while integrating internal connectivity and pedestrian -friendly elements
throughout the site. In addition, the Project has been designed in a manner consistent with the Garvey Avenue
Master Plan, which provides design guidelines focused on form, scale, pedestrian engagement, and architectural
quality along the corridor. The site's commercial buildings include ground -floor retail frontages, pedestrian
pathways, and variation in height and articulation to promote an active and visually appealing streetscape. The
hotel and retail/office buildings incorporate articulated facades, massing transitions, and a corner -oriented
building orientation to anchor the Garvey Avenue frontage. Likewise, the residential architecture includes a
variety of building forms, materials, and modulated massing to reflect a pedestrian -scaled environment and
maintain visual compatibility with surrounding development.
Overall, the proposed Project meets the intent of the Garvey Avenue Specific Plan and supporting Master Plan by
delivering a coordinated mixed -use development that enhances the vitality of the corridor, maintains consistency
with applicable zoning and General Plan guidance, and contributes to the long-term vision for the area.
Thank you for your time and consideration. We look forward to meeting with you to discuss this potential project.
Sincerely,
T&B PLANNING, INC.
www.rbplanning.com
certified PLANNING • DESIGN • ENVIRONMENTAL • GRAPHICS
WBENC