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PC - Minutes - 06-02-25Minutes of the PLANNING COMMISSION MEETING June 2, 2025 PLEDGE OF ALLEGIANCE —Vice Chair Escobar INVOCATION — Commissioner Tang ROLL CALL — Commissioner Tang, Vice -Chair Ung and Chair Escobar are present. Commissioner Berry and Commissioner Lopez are absent. STAFF PRESENT — Director of Community Development Valenzuela, Senior Planner Lao, and Commission Liaison Lam. 1. EXPLANATION OF HEARING PROCEDURES AND APPEAL RIGHTS City Attorney Gutierrez presented the procedure and appeal rights of the meeting. 2. PUBLIC COMMENTS FROM THE AUDIENCE There being no comments, Chair Escobar opened and closed the Public Comment period. 3. PUBLIC HEARINGS A. TENTATIVE TRACT MAP 84327, DESIGN REVIEW 24-02 and DENSITY BONUS APPLICATION 25- 01 — Chaplon Mu has submitted a Tentative Tract Map and a Design Review application, requesting to utilize the City's Small Lot Ordinance for the creation of ten small lots. The project also includes a Density Bonus application pursuant to California Government Code §65915 (State Density Bonus Law), which permits density bonuses up to 50% for a total of 15, four-story dwelling units, two of which would be deed - restricted affordable units for very low-income households. The granting of a Tract Map and Discretionary Site Plan and Design Review is required for small lot subdivisions, while the granting of a Density Bonus application by the City Council is required in order to exceed standard density requirements. Per Rosemead Municipal Code Section 17.120.030(B), 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 this Zoning Code for any of the applications. The Planning Commission would still hear each application and forward recommendations to the City Council. The subject site is located at 7741- 7745 Hellman Avenue (APN: 5286-036-016 and 5286-036-017) in the Medium Multiple Residential (R-3) zone. PC RESOLUTION 25-07 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, RECOMMENDING THE CITY COUNCIL APPROVE DESIGN REVIEW 24-02, TENTATIVE TRACT MAP 84327, AND DENSITY BONUS APPLICATION 25-01 FOR THE CREATION OF TEN (10) SMALL LOTS. THE DENSITY BONUS IS PURSUANT TO CALIFORNIA GOVERNMENT CODE §65915 (STATE DENSITY BONUS LAW), WHICH PERMITS DENSITY BONUSES UP TO 50% FOR A TOTAL OF 15 DWELLING UNITS, TWO OF WHICH WOULD BE DEED -RESTRICTED AFFORDABLE UNITS FOR VERY LOW-INCOME Rosemead Planning Commission Meeting Minutes of June 2, 2025 HOUSEHOLDS. THE SUBJECT SITE IS LOCATED AT 7741-7745 HELLMAN AVE (APN: 5286-036- 016)3 IN THE MEDIUM MULTIPLE RESIDENTIAL (R-3) ZONE. CEQA - Section 15332 of the California Environmental Quality Act exempts projects characterized as in- fill development if the project meets the following conditions: 1) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations, 2) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses, 3) The project site has no value as habitat for endangered, rare or threatened species, 4) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and 5) The site can be adequately served by all required utilities and public services. Accordingly, TTM 84327, DR 24-02, and DBA 25-01 are classified as a Class 32 Categorical Exemption pursuant to Section 15332 of CEQA guidelines. STAFF RECOMMENDATION - Adopt Planning Commission Resolution No. 25-07 with findings (Exhibit "A"), a resolution recommending that the City Council adopt City Council Resolution No. 2025-29 (Exhibit "B") for the approval of Design Review 24-02, Tentative Tract Map 84327, and Density Bonus Application 25-01 (Exhibit "E"). Senior Planner Lao presented the staff report. Chair Escobar opened the Public Hearing. Vice -Chair Ung asked if there is a minimum requirement square footage for affordable housing units. Senior Planner Lao replied that there is not minimum requirement. Vice -Chair Ung questioned if the small lots could be sold separately or together. She further asked how affordability would be enforced. Senior Planner Lao responded that the units are sold together because they are on a single parcel. Vice -Chair Ung further questioned whether the buyer of the lot would be required to rent it out in an affordable manner and how affordability would be enforced. City Attorney Gutierrez responded that since the units are all on one parcel, whether they are purchased outright or rented, the two affordable units must be occupied by members of very low-income families. She added there are established processes to determine eligibility, and a state requirement mandates annual follow-up to ensure continued affordability. Vice -Chair Ung commented that anyone purchasing the lot would be made aware that they must comply with the affordability requirement. City Attorney Gutierrez replied that a covenant would be recorded on the property to ensure enforcement. Commissioner Tang requested that Senior Planner Lao briefly explain the Small Lot Subdivision Ordinance for public awareness. Senior Planner Lao explained that the Small Lot Subdivision Ordinance is similar to that of the City of Los Angeles. The City adopted this ordinance to promote homeownership. It allows Jor fee simple ownership, meaning there is no Rosemead Planning Commission Meeting Minutes of June 2, 2025 2of9 f need for Covenants, Conditions, and Restrictions (CC&Rs). She added, for example, in a condominium subdivision, there is a ten-year liability period. In contrast, a small lot subdivision has detached units, which eliminates that liability. This makes it easier for individuals to purchase homes. Additionally, a reciprocal access agreement is required, which is less stringent than the requirements in a condominium subdivision. Commissioner Tang then questioned how developments with multiple units would coordinate the cost of trash services and manage shared maintenance responsibilities. ' Senior Planner Lao explained a maintenance agreement is formed and executed by all property owners and will be recorded. When the property owners receive the property, they automatically become members of that maintenance agreement, and it is made known to them. Commissioner Tang further commented that it is similar to an HOA agreement that the property owners would contribute to. Senior Planner Lao confirmed that this is correct but clarified that it would not be an HOA, it would be a maintenance agreement. Commissioner Tang asked who would execute the agreement. Senior Planner Lao responded that all of the property owners. Commissioner Tang then asked how the agreement functions in practice. City Attorney Gutierrez explained that similar to an HOA or CC&Rs, the property owners hold each other accountable. In addition, the City includes provisions that allow it to intervene at the Code Enforcement level if the maintenance agreement is not being upheld. Director of Community Development Valenzuela added that there are Conditions of Approval requiring property owners to abide by the maintenance agreement. If the property owners fail to comply with the terms of the agreement, they would be in violation of those Conditions of Approval. Commissioner Tang commented that he wanted to ensure the City was thorough in its process and had covered all bases. He further noted that while this is not the City's first small lot subdivision, it is the largest to date. Senior Planner Lao confirmed that this is the third small lot subdivision in the City. Director of Community Development Valenzuela also confirmed that it is the largest subdivision in the City. Commissioner Tang then asked for clarification on the line -of -sight ordinance and whether it impacts this development. Senior Planner Lao responded that there are no variable height requirements in the R-3 zone, so the line -of -sight ordinance does not apply. Chair Escobar opened the floor for public comment on Item 3A. She announced that the City had received a written public comment from Mike Godoy and invited Mr. Godoy to speak and to state his name and address for the record. Mr. Godoy stated his name and address for the record. He is a Rosemead resident who lives adjacent to the proposed development. He expressed concerns about existing traffic congestion in the area, particularly during peak hours, and Rosemead Planning Commission Meeting Minutes of June 2, 2025 3 of 9 noted that the addition of a new 15 -unit development would likely worsen the situation. He emphasized that this could lead to increased delays and posed safety hazards for both residents and commuters. Mr. Godoy urged the Planning Commission to conduct a comprehensive traffic impact study to evaluate the potential effects of the development. He also recommended implementation of traffic calming measures, such as improved signage, traffic signals, and enhanced pedestrian crosswalks, to mitigate the impact on the surrounding community. He shared that he moved to Rosemead about a year ago with his family from South Los Angeles and has witnessed similar developments that negatively impacted neighborhoods, particularly regarding insufficient parking and overcrowding. While he acknowledged and appreciated efforts to provide affordable housing, he expressed concern that this development is located on an already busy street. He mentioned that he often parks across the street and finds it dangerous to cross with his children due to the high traffic volume. He concluded by again urging the Planning Commission to seriously consider his concerns and to investigate potential safety measures if the project is approved. Chair Escobar then asked if anyone else in the audience would like to speak on Item 3A or if the applicant wished to address the Commission. The applicant, Chaplon Mu, stated his name for the record. He is the developer, The Connected Companies, a local multi -family and mixed-use development firm focused on connecting communities through real estate. Mr. Mu shared that he was born and raised in the San Gabriel Valley and has firsthand experience with the challenges immigrant families face in pursuing the American Dream of homeownership. He noted that achieving that dream has become increasingly difficult, stating that homeownership is no longer attainable within just half a generation. With average home prices in Rosemead exceeding $900,000 and rental rates for older homes above $2,500 per month, many residents find it nearly impossible to afford housing. Mr. Mu emphasized that The Connected Companies' mission is to combat the housing crisis by developing high-quality housing that is accessible to the average citizen. For over a year and a half, he has worked closely with City staff to develop a solution aligned with the City's vision for affordable housing -while being sensitive to the character of surrounding neighborhoods. The proposed project, known as the Wilmar Residences consists of 15 small -lot units, including two affordable units reserved for families earning 30% of the area median income. Mr. Mu highlighted that this affordability component is a central element of the company's mission. Located at the major intersection of Heilman Avenue and Del Mar Avenue, the workforce housing project features five one -bedroom units targeted at young professionals entering the workforce, but also suitable for empty nesters transitioning out of the workforce. The remaining units are four-bedroom, four -bath homes ranging from 1,300 to 2,100 square feet across two floors, designed to offer privacy and accommodate multigenerational households who often must consolidate due to high housing costs. Mr. Mu acknowledged existing street parking challenges in the area but noted that they completed the 'parking analysis, showing the project falls below the daily minimum traffic trip threshold, which supported the 15 -unit configuration. He also shared current market comparisons, stating that nearby new construction one -bedroom units are leasing for approximately $2,600, and four-bedroom units for over $4,800. In contrast, the workforce units are expected to lease at a more affordable range at approximately $2,200 to $2,300 for the one -bedroom units and $3,900 to $4,300 for the four-bedroom units. The design allows for the four-bedroom units to be split between floors, providing privacy and flexibility for shared living arrangements. Mr. Mu stated that with the Planning Commission's support, The Connected Companies is prepared to help alleviate the housing shortage in Rosemead while elevating the community through thoughtful, well-planned development that reflects the values and needs of the small town America. Vice -Chair Ung. commented that she appreciated both the increased quantity and improved quality of housing, noting the replacement of two older structures with 15 new units. However, she raised concerns about the functionality of the shared stairwells. She assumed that the design presumes that each stacked unit would be owned by a single family, but expressed concern that families might prop open the doors between units, which would compromise the integrity of the fire -rated walls. She suggested this issue may warrant further consideration, such as incorporating internal stairwells. While she acknowledged that this could reduce usable space or require changes to construction types, she believed it was important to evaluate from a safety and practical use standpoint. Rosemead Planning Commission Meeting Minutes of June 2, 2025 4of9 f Mr. Mu responded that in the units where the one -bedroom is located on the second floor, each stairwell is separated by doors within the units, which supports compliance with fire rating standards. Vice -Chair Ung reiterated her concern, emphasizing that families may still prop open the doors, defeating the purpose of the fire protection measures. Mr. Mu acknowledged her concerns and stated that he would take them into consideration. Chair Escobar commented that, after reviewing the staff report, she believes the proposed project aligns with the City's objectives to promote diverse housing options and increase homeownership. She expressed her appreciation for the project. Commissioner Tang remarked that the Small Lot Ordinance is one he was pleased to be involved with during his short time on the City Council. He credited Council Member Sean Dang for introducing the idea of small lot subdivisions to the City. Commissioner Tang noted that the ordinance has made positive progress and represents an innovative approach to development in a densely built city like Rosemead. He further explained that since the City is essentially built out, such innovations are necessary to increase housing and redevelop older homes. He expressed his belief that this project is a great way to increase housing within the community. Chair Escobar added that the City is currently facing a housing crisis, and that adding 15 new units will help meet the RHNA (Regional Housing Needs Allocation) targets. She emphasized that the project supports the City's broader goals and the Housing Element of the General Plan. Vice -Chair Ung acknowledged Mr. Godoy's concerns regarding parking congestion, noting the high density of apartments in the area. She suggested that the City consider implementing permitted street parking to ensure that vehicles parked in the neighborhood belong to residents. Director of Community Development Valenzuela responded that the City is exploring the option of preferential parking, although it has not yet been presented to the City Council. She added that a VMT analysis was conducted for the project, and it met the required standards. Commissioner Tang kindly asked staff to clarify what "VMT" stands for the benefit of viewers watching from home. Director Valenzuela explained that VMT stands for Vehicle Miles Traveled. There being no additional questions or public comments, Chair Escobar closed the hearing period and requested a motion and a second motion. ACTION: Vice -Chair Ung motioned to approve the project and PC Resolution 25-05 and seconded by Commissioner Tang. Vote resulted in: Ayes: Escobar, Tang and Ung Noes: None Abstain: None Absent: Berry and Lopez Vote resulted in 3 Ayes, 0 Noes, and 0 Abstain, 2 Absent. Rosemead Planning Commission Meeting Minutes of June 2, 2025 50 -9 f City Attorney Gutierrez commented that the Planning Commission's decision is a recommendation, and there will be another opportunity to address the project at an upcoming City Council meeting. Chair Escobar addressed Mr. Godoy, noting that a recommendation to consider traffic calming measures at the development site has been recorded. Commissioner Tang expressed his hope that Mr. Godoy will remain engaged throughout the process. Regardless of whether the project is approved, he encouraged Mr. Godoy to report any ongoing or new issues in the area, such as traffic or parking concerns. B. CONDITIONAL USE PERMIT 24-03— Mohsen Pournazari, on behalf of 360 Collision and Repair Center has submitted a Conditional Use Permit application, requesting to add automobile body services (painting and body work) to an existing, legal -nonconforming autornative repair shop. The project would consist of the installation of a 303 square foot, prefabricated paint spray booth within the 1,988 square foot automative repair shop, rehabilitation of the existing building, and site improvements pertaining to off- street parking, landscaping, lighting, fencing, and solid waste and recyclable material collection. No additional square footage is proposed. Per Rosemead Municipal Code 17.72.030 F(2), a use lawfully existing without the approval of a discretionary permit that would be required by this Zoning Code shall be deemed conforming only to the extent of its previous lawful use (e.g., maintaining the same site area boundaries, hours of operation, etc.). Any change in use would require the approval of the appropriate discretionary permit in accordance with the provisions of the current Zoning Code. Accordingly, the applicant is proposing to intensify the existing use, which would require the approval of a Conditional Use Permit per Rosemead Municipal Code Chapter 17.132. The subject site is located at 8735 Garvey Avenue in the Light Industrial (M-1) zone and consists of one parcel (APN: 5289-010-028) that totals 20,889 square feet. PC RESOLUTION 25-06 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 24-03, FOR THE OPERATION OF AN AUTOMOBILE REPAIR AND BODY SHOP (PAINTING AND BODY WORK), LOCATED AT 8735 GARVEY AVENUE (APN: 5289-010-028), IN A LIGHT MANUFACTURING AND INDUSTRIAL (M-1) ZONE. CEQA - Section 15301 of the California Environmental Quality Act guidelines exempts projects consisting of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination. Accordingly, CUP 24-03 is classified as a Class 1 Categorical Exemption, pursuant to Section 15301 of the California Environmental Quality Act guidelines. STAFF RECOMMENDATION - It is recommended that the Planning Commission ADOPT Resolution No. 25-06 with findings (Exhibit "A"), and APPROVE Conditional Use Permit 24-03, subject to the 43 conditions outlined in Attachment "A" attached hereto. Senior Planner Lao presented the staff report. Chair Escobar opened the Public Hearing. Rosemead Planning Commission Meeting Minutes of June 2, 2025 6 of 9 Vice -Chair Ung directed her question to the applicant, asking for clarification on how the paint booth operates. Commissioner Tang asked if the spray booth is fully enclosed. Senior Planner Lao confirmed that it is a fully enclosed, prefabricated spray booth that will be installed inside the building. Commissioner Tang then asked if the booth includes ventilation that filters out fumes. Senior Planner Lao confirmed this, noting that it is a requirement by the South Coast Air Quality Management District (SCAQMD). Vice -Chair Ung suggested that the applicant speak to provide further explanation about the spray booth. Chair Escobar invited the applicant to speak. The applicant, Mohsen Pournazari, along with his son Matt Pournazari, explained that the prefabricated spray booth comes pre -built, but requires assembly onsite. All filters and ventilation systems are included and must be replaced periodically depending on usage. Mr. Matt Pournazari asked the Commissioners what the additional question was. Commissioner Tang asked if the spray booth would be installed inside an enclosed building. Mr. Matt Pournazari confirmed that the spray booth would be placed inside an existing enclosed building and would not require any remodeling. Vice -Chair Ung asked whether they would be painting parts or whole vehicles. Mr. Matt Pournazari replied that they will be painting both parts and whole vehicles. He explained that sometimes they receive smaller jobs, while other times they work on complete cars, including restoration projects. He emphasized that all operations comply with SCAQMD codes and guidelines, noting that they obtained approval from SCAQMD before proceeding. He added that he shares the concern for safety and does not want to endanger his employees or nearby residents. Mr. Mohsen Pournazari shared his background, stating that he has been in the industry since 1983 and possesses extensive knowledge about the field. He explained that in 2010, a German company developed a water-based paint, eliminating the use of petroleum products. He described the spray booth's ventilation system, noting that fumes are directed upward and filtered, with the waste collected in a water reservoir that is periodically removed along with oil waste. Mr. Pournazari added that he has been operating at the current location for about one to one and a half years and has maintained the space well, receiving compliments from customers. He emphasized his commitment to safety and stated that he does not want to endanger anyone. He shared a personal story about having to sell his Temple City shop in 2019, which he had owned for approximately twenty-five years, due to his son Matt's battle with cancer. Mr. Pournazari expressed that his current efforts are focused on helping his son build a career and keeping him on a positive path. He expressed gratitude to Senior Planner Lao and City staff for their assistance with this project. Chair Escobar commented that the applicant has committed to rehabilitating the existing building, enhancing the site, and completing offsite improvements, demonstrating good faith on their part. Rosemead Planning Commission Meeting Minutes of June 2, 2025 7 4C OV There being no additional questions or public comments, Chair Escobar closed the hearing period and requested a motion and a second motion. Commissioner Tang stated that he feels very comfortable with the staff report and the testimony provided by the applicant. With the SCAQMD certification and permits in place, he expressed confidence in moving forward with the project. ACTION: Commissioner Tang motioned to approve the project and PC Resolution 25-06 and seconded by Chair Escobar. Vote res u Ited in: Ayes: Escobar, Tang and Ung Noes: None Abstain: None Absent: Berry and Lopez Vote resulted in 3 Ayes, 0 Noes, and 0 Abstain, 2 Absent. Director of Community Development Valenzuela explained the ten-day appeal process. 4. CONSENT CALENDAR PC MINUTES 05-05-25 Chair Escobar requested motions to approve the minutes. ACTION: Vice -Chair Ung motioned to approve, and Chair Escobar seconded the motion. Vote resulted in: Ayes: Escobar, Tang and Ung Noes: None Abstain: None Absent: Berry and Lopez Vote resulted in 3 Ayes, 0 Noes, and 0 Abstain, 2 Absent. 5. MATTERS FROM STAFF Director of Community Development Valenzuela reported that Bake and Che began their soft opening last week. Staff are hopeful that Da Vien Coffee will open soon, likely sometime in mid-June. The City is anticipating these grand openings and will be sure to invite the Commissioners to attend. Chair Escobar thanked Director Valenzuela and expressed her excitement, mentioning that she has been eagerly awaiting Da Vien's opening. Rosemead Planning Commission Meeting Minutes of June 2,, 2025 8 of 9 Director Valenzuela added that the public is very enthusiastic. While Da Vien Coffee had a successful grand opening in Cerritos, she believes the City's grand opening will be even more successful. Chair Escobar asked if this will be Da Vien's first location in Los Angeles. Director Valenzuela confirmed that it is the first location in Los Angeles County and in the San Gabriel Valley. 6. MATTERS FROM THE CHAIR & COMMISSIONERS Vice -Chair Ung praised staff, expressing her enjoyment of small lot projects due to their interesting nature and encouraged staff to keep up the good work. Commissioner Tang echoed Vice -Chair Ung's sentiments, reflecting on the testimony from the second agenda item. He emphasized that behind every project are individuals and families and praised staff for their hard work and dedication in supporting these community members who add value to Rosemead. Chair Escobar also praised staff for their efforts. She added that having worked with many other cities, she considers the City of Rosemead to have the best Planning team she has encountered. She stated this sincerely and noted that the thoroughness of staffs work gives the Commission confidence in their decision-making. 7. ADJOURNMENT Chair Escobar adjourned the meeting at 7:36 p.m. The next regular Planning Commission Meeting is scheduled for June 16, 2025, at 7:00 PM in the Council Chambers. ATTEST: Lin Lam Administrative Assistant Rosemead Planning Commission Meeting Minutes of June 2, 2025 9 of 9 Emma Escobar Chair