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PC - 4A - Minutes 06-01-2026 Rosemead Planning Commission Meeting Minutes of June 1, 2026 1 of 5 Minutes of the PLANNING COMMISSION June 1, 2026 PLEDGE OF ALLEGIANCE – Commissioner Escobar INVOCATION – Commissioner Lopez ROLL CALL – Chair Ung, Vice-Chair Tang, Commissioner Berry, Commissioner Escobar and Commissioner Lopez are present. STAFF PRESENT – Director of Community Development Valenzuela, Planning and Economic Development Manager Marshalian, Senior Planner Lao, and Commission Liaison Lam. 1. EXPLANATION OF HEARING PROCEDURES AND APPEAL RIGHTS Deputy City Attorney Gutierrez presented the procedure and appeal rights of the meeting. 2. PUBLIC COMMENTS FROM THE AUDIENCE There being no comments; Chair Ung opened and closed the Public Comment period. 3. PUBLIC HEARINGS A. CONDITIONAL USE PERMIT (CUP) 25-02, DESIGN REVIEW 25-02 and MINOR EXCEPTION 26- 05: 7 Planning, Construction & Development, Co., on behalf of Sun Day Carwash, has submitted Conditional Use Permit (CUP) 25-02, Design Review (DR) 25-02, and Minor Exception (ME) 26-05 applications requesting to establish an automobile car wash/detailing use, modernize the exterior façade of the existing 5,726-square-foot car wash facility and propose a tenant improvement, and rehabilitate and increase the height of portions of the existing perimeter walls adjacent to residential uses, respectively. In addition, various site improvements will be implemented, including upgrades and modifications to the parking lot, trash enclosure, freestanding signage, lighting, and landscaping. The subject site is located at 9540 Valley Boulevard (APN: 8593-002-038) in the Medium Commercial (C-3), Residential/Commercial Mixed-Use Development Overlay (RC-MUDO), and Design Overlay (D-O) zones. PC RESOLUTION 26-04 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, APPROVING CONDITIONAL USE PERMIT 25-02, DESIGN REVIEW 25-02, AND MINOR EXCEPTION 26-05 PERMITTING THE ESTABLISHMENT OF AN AUTOMOBILE CAR WASH/DETAILING USE, AN EXTERIOR FAÇADE RENOVATION FOR THE EXISTING CAR WASH FACILITY, AN INCREASE IN HEIGHT FOR PORTIONS OF THE EXISTING PERIMETER WALLS ADJACENT TO RESIDENTIAL USES, AND THE IMPLEMENTATION OF VARIOUS SITE IMPROVEMENTS AT 9540 VALLEY BOULEVARD. Rosemead Planning Commission Meeting Minutes of June 1, 2026 2 of 5 CEQA - Section 15301 of the California Environmental Quality Act (CEQA) 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 existing or former use. Accordingly, the Project consisting of CUP 25-02, DR 25-02, and ME 26-05 is classified as an exempt project, pursuant to Section 15301 (Class 1 Categorical Exemption) of the California Environmental Quality Act guidelines. STAFF RECOMMENDATION - It is recommended that the Planning Commission ADOPT Resolution No. 26-04 with findings (Exhibit A), and APPROVE CUP 25-02, DR 25-02, and ME 26- 05, subject to the conditions outlined in Attachment A to the resolution attached hereto. Senior Planner Lao presented the staff report. Chair Ung opened the Public Hearing. Vice-Chair Tang asked how long this property has been vacant. Senior Planner Lao replied that the restaurant is the only nonconforming use on the property and relocated to Valley Burger last year. She added that the car wash and house have been vacant for more than five years. Vice-Chair Tang said he appreciated the car wash layout, with the entrance located at the rear and the exit along the side. Based on his experience with similar facilities, entrances through easements often lead directly into the queue, which can spill onto surrounding streets. He asked how many vehicles the on-site queue can accommodate. Senior Planner Lao replied that a traffic study had been conducted for the site and found sufficient queuing capacity for approximately 25 vehicles. Vice-Chair Tang thanked Senior Planner Lao and said he recalled reading that in the report and wanted to confirm it. Commissioner Escobar said she is pleased to see the site being revitalized and appreciated the applicant’s outreach efforts, which received positive feedback. She added that, based on her review of the traffic and noise analyses, the project would not have a significant impact on surrounding areas. She also agreed with the traffic analysis recommendation to upgrade the intersection’s signal heads to the standard 12-inch size. Commissioner Berry said he was happy to see the site being cleaned up and thanked the applicant. He added that, based on the car wash design, the facility appears to be fully automated, with customers entering, paying, the gate opening, and then proceeding through the wash. He has seen this design before; it’s minimal, nice and clean. Commissioner Lopez stated that he has lived in Rosemead for many years and, while driving past the site, thought it would be good to see the car wash operating again. He said he did not realize the project he had read about for this meeting was the same site. He added that he is pleased with the design and glad the property will be revitalized. Chair Ung asked how long is does it takes for each car to go through to be washed and how quickly does a car go through so that they are not idle queuing for too long, creating fumes for the neighbors. Senior Planner Lao commented that she will defer that question to the applicant. Rosemead Planning Commission Meeting Minutes of June 1, 2026 3 of 5 The applicant’s representative, Mr. Adan Madrid of 7 Planning, Construction & Development, stated his name and company for the record. In response to Chair Ung’s questions about wash times and vehicle queuing, he explained that a traffic study evaluated stacking at a comparable car wash. He said that when a vehicle reaches the entrance to the tunnel, staff provide instructions, the customer makes a payment, and the vehicle proceeds through the wash. Based on the tunnel length, the facility is expected to accommodate four vehicles inside the wash at one time, with vehicles spaced approximately 20 feet apart. According to the report, up to nine vehicles were observed on site at one time, with four in the wash tunnel and five in the stacking lane. Chair Ung further asked how long vehicles typically remain in the stacking lane and whether the wash process is quick. Mr. Madrid replied that the wait time would be about five minutes for the last vehicle in the stacking lane. Chair Ung agreed with the other Commissioners, that the property has been vacant for some time and is being redeveloped. She appreciates that he reached out to the surrounding neighbors and made amendments to the design, Minor Exception, of a higher wall for the sound barrier between the property and surrounding housing units. She also asked about the distance of the wall and if it was adjacent to the housing or property. Senior Planner Lao replied that all property lines abutting residential to the south will have walls increased to seven feet in height. Mr. Madrid added that the sound wall will extend along all southern walls and part of the eastern walls. The Commissioners did not have any further questions. There being no additional questions or public comments, Chair Ung closed the public hearing and asked if any of the Commissioners would like to motion. ACTION: Commissioner Berry motioned to approve the project, CUP 25-02, DR 25-02 and ME 26-05 and adopt PC Resolution 26-04, which was seconded by Commissioner Lopez. Commission Liaison Lam announced that she will be doing a verbal vote. Vote resulted in: Ayes: Berry, Escobar, Lopez, Tang and Ung Noes: None Abstain: None Absent: None Vote resulted in 5 Ayes, 0 Noes, and 0 Abstain, 0 Absent. Director of Community Development Valenzuela explained the ten-day appeal process.  Rosemead Planning Commission Meeting Minutes of June 1, 2026 4 of 5 4. CONSENT CALENDAR PC MINUTES 04-06-26 Chair Ung requested a motion. ACTION: Commissioner Berry motioned to approve, and Commissioner Lopez seconded the motion. Commission Liaison Lam announced that she will be doing a verbal vote. Vote resulted in: Ayes: Berry, Escobar, Lopez, Tang and Ung Noes: None Abstain: None Absent: None Vote resulted in 5 Ayes, 0 Noes, and 0 Abstain, 0 Absent. 5. MATTERS FROM STAFF No matters from staff. 6. MATTERS FROM CHAIR & COMMISSIONERS Commissioner Escobar noticed that there is a new business coming to the corner of San Gabriel Blvd. and Garvey Ave., 7 Leaves. She is very excited about and wondered if there is a tentative opening date. Director of Community Development Valenzuela replied that there is no tentative opening date yet, as the business is still completing tenant improvements. She added that the City assisted with the signage through the Commercial Improvement Program and will update the Planning Commission when an opening date is set, likely with a ribbon- cutting ceremony. Commissioner Lopez asked where the location was. Commissioner Berry answered that it is where the old Starbucks was located. The new Starbucks was moved across the street where Jack in the Box was located. Vice-Chair Tang clarified it was the old Burger King that Starbucks relocated to. The Planning Commissioners said that Jack in the Box is still there, and it is located across the street. Director of Community Development Valenzuela announced that staff met with PCC a few weeks ago. PCC is expanding significantly. Originally, it occupied only one-third of the site, but it is now in escrow to acquire the entire block bounded by Rosemead Boulevard, Ivar Street, Bentel Avenue, and Valley Boulevard. She said this will be a Rosemead Planning Commission Meeting Minutes of June 1, 2026 5 of 5 major improvement for Rosemead, and the City is very excited. She added that banners were recently installed to announce that PCC is coming to Rosemead soon. The Planning Commissioners expressed enthusiasm about the new addition to the City and congratulated staff. Chair Ung commented that the Taiwan Center is well underway and that she is excited about its progress. She added that she has visited Da Vien and that the plaza remains very active. Commissioner Lopez commented that whenever he turns onto that street on his way home, the line is almost always around the block. Vice-Chair Tang asked for the tentative construction completion date of the food hall. Director of Community Development Valenzuela replied that completion is anticipated by early 2027 and that the project has been moving quickly. She added that staff have been working to keep the project on schedule. While the exterior will be attractive, she said staff are especially excited about the interior. Chair Ung asked whether staff or the owner is seeking tenants. Director of Community Development Valenzuela replied that both staff and the owner are seeking tenants. She added that it’s a partnership. The Planning Commissioners commented that Garvey Avenue is looking great and expressed excitement about the new businesses. They also thanked staff for their hard work in bringing these improvements to fruition. 7. ADJOURNMENT Chair Ung adjourned the meeting at 7:21 p.m. The next regular Planning Commission meeting is scheduled for Monday, June 15, 2026, at 7:00 p.m. in the Council Chambers. ATTEST: _________________________________ Linda Lam Commission Liaison ______________________________________ Lana Ung Chair