EXHIBIT AEXHIBIT A
PC RESOLUTION 26-05
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
RECOMMENDING THE CITY COUNCIL ADOPT THE MITIGATED
NEGATIVE DECLARATION AND MITIGATION MONITORING AND
REPORTING PROGRAM AS THE ENVIRONMENTAL DETERMINATION,
AND APPROVE GENERAL PLAN AMENDMENT 24-01, ZONE CHANGE
24-01, PLANNED DEVELOPMENT 24-01, AND TENTATIVE TRACT MAP
84626 FOR THE CONSTRUCTION OF A 191-UNIT RESIDENTIAL
PLANNED DEVELOPMENT. THE SUBJECT SITE IS LOCATED AT 1515
WALNUT GROVE AVENUE (APN: 5279-027- 001).
WHEREAS, on December 23, 2024, 1515 Walnut Grove, LP submitted entitlement
applications for the construction of a 191-unit residential planned development; and
WHEREAS, 1515 Walnut Grove Avenue is located in the Medium Commercial with
a Design Overlay (C-3/D-O) zone with an Office/Light Industrial (OLI) land use
designation; and
WHEREAS, Rosemead Municipal Code Section 17.24.040 and 17.152.060
provides the criteria for approval of a planned development; and
WHEREAS, Rosemead Municipal Code Section 17.152.060 provides the purpose
and criteria for a zone change and general plan amendment; and
WHEREAS, Section 66474 et seq of the Subdivision Map Act and Rosemead
Municipal Code Chapter 16.04 provides the criteria for a tentative tract map; and
WHEREAS, Sections 65800 & 65900 of the California Government and Rosemead
Municipal Code Sections/Chapter 16.04, 17.24.040 and 17.152.040 authorizes the
Planning Commission provide a written recommendation and reasons for the
recommendation to the City Council whether to approve, approve in modified form, or
deny the general plan amendment and planned development; and
WHEREAS, in August 2026, an Initial Study was undertaken for the purpose of
deciding whether the "project" may have a significant effect on the environment. On
the basis of the analysis within the Initial Study, the City has concluded that the project
will not have a significant effect on the environment with the incorporation of mitigation
measures and has therefore prepared a Draft Mitigated Negative Declaration.
WHEREAS, on August 27, 2026, thirty-eight (38) notices were sent to property
owners within a 300-feet radius from the subject property and to person(s) that have filed
a written request with the City’s Clerk Office. In addition, the notice was posted at six (6)
public locations, on-site, published in the Rosemead Reader, and filed with the Los
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Angeles County Clerk, specifying the availability of the application, plus the date, time,
and location of the public hearing for General Plan Amendment 24-01, Zone Change 24-
01, Planned Development Review 24-01, and Tentative Tract Map 84626, pursuant to
California Government Code Section 65091(a)(3); and
WHEREAS, on September 23, 2026, the Planning Commission held a duly noticed
and advertised public hearing to receive oral and written testimony relative to the
Mitigated Negative Declaration, General Plan Amendment 24-01, Zone Change 24-01,
Planned Development Review 24-01, and Tentative Tract Map 84626; and
WHEREAS, the Rosemead Planning Commission has sufficiently considered all
testimony presented to them in order to make the following determination.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Rosemead as follows:
SECTION 1. The Planning Commission hereby makes a finding of adequacy with
the Mitigated Negative Declaration and HEREBY RECOMMENDS that the City Council
adopt the Mitigated Negative Declaration as the environmental clearance for General
Plan Amendment 24-01, Zone Change 24-01 Planned Development Review 24-01, and
Tentative Tract Map 84626.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that
facts do exist to justify approving General Plan Amendment 24-01 in accordance with
Rosemead Municipal Code Section 17.152.060.A as follows:
FINDING 1: The amendment is internally consistent with all other provisions of the
General Plan.
FACT 1: The proposed amendment will change the land use designation of the
subject parcel from Office/Light Industrial to High Density Residential. The High Density
Residential (HDR) land use designation is intended to accommodate many forms of
attached housing, and the change would not conflict with any policies within the General
Plan and support of Policy LU 1.7 by fostering housing stock and neighborhood
revitalization, renovation, and good site/architectural design. In addition, the proposed
zone change will amend the Zoning Map of the subject site from the C-3/D-O to the P-D
zone. According to the General Plan and Zoning Ordinance Consistency Table in the
General Plan, the P-D zone is a corresponding zoning district to the HDR land use
designation. For this reason, the proposed amendment is consistent with all other
provisions of the General Plan.
FINDING 2: The proposed amendment will not be detrimental to the public interest,
health, safety, convenience, or welfare of the City.
FACT 2: The City has completed an Initial Study/Draft Mitigated Negative
Declaration for the proposed project pursuant to Section 15070(b) of the California
Environmental Quality Act (CEQA), which analyzed factors such as public safety,
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emergency access, health, and aesthetics. No impacts were identified to public safety,
emergency access, health, or aesthetics within the initial study, and the project includes
a concentration of high quality housing that enhances the convenience and welfare of
the City. Additionally, the Project’s estimated residents would be less than the previous
904 employees that were adequately served by the Sheriff’s Department. On the basis
of that analysis, the project will not result in impacts that would be detrimental to the
public interest, health, safety, convenience, or welfare of the City with the incorporation
of mitigation measures.
FINDING 3: The affected site is physically suitable in terms of design, location,
operating characteristics, shape, size, topography, and the provision of public and
emergency vehicle access, and public services and utilities and is served by highways
and streets adequate in width and improvement to carry the kind and quantity of traffic
the proposed use would likely generate, to ensure that the proposed use(s) and/or
development will not endanger, jeopardize, or otherwise constitute a hazard to the
property or improvements in the vicinity in which the property is located.
FACT 3: The subject site consists of an improved, vacant parcel totaling
approximately 9.28 acres and is therefore of sufficient size to accommodate the proposed
housing development to be allowed with the change in land use. The proposed project
would be adequately served by public services and utilities, and would comply with the
applicable development standards of the Rosemead Zoning Code, including
requirements related to site design, access, public services, utilities, and development
standards. In addition, a Traffic Study concluded that all study intersections near the site
would continue to operate at an acceptable Level of Service (LOS).
Based on the site’s size and physical characteristics and compliance with applicable
development standards, conditions, and mitigation measures, the site is physically
suitable for the proposed development and the project would not endanger, jeopardize,
or otherwise constitute a hazard to the property or improvements in the vicinity in which
the property is located.
SECTION 3. The Planning Commission HEREBY FINDS AND DETERMINES that
facts do exist to justify approving Zone Change 24-01 in accordance with Rosemead
Municipal Code Section 17.152.060.B. as follows:
FINDING 4: The proposed zoning map amendment is consistent with the General
Plan and any applicable specific plan.
FACT 4: The P-D zone is intended to provide for residential, commercial,
industrial, or institutional developments that are characterized by innovative use and
design concepts, which is consistent with the proposed HDR land use designation
according to the General Plan and Zoning Ordinance Consistency Table in the General
Plan. The project is consistent with all applicable General Plan policies, including Policy
LU 1.7. For this reason, the proposed amendment is consistent with the General Plan. In
addition, the subject site is not located in a specific plan area.
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FINDING 5: The proposed amendment will not be detrimental to the public interest,
health, safety, convenience, or welfare of the City.
FACT 5: The City has completed an Initial Study/Draft Mitigated Negative
Declaration for the proposed project pursuant to Section 15070(b) of the California
Environmental Quality Act (CEQA), which analyzed factors such as public safety,
emergency access, health, and aesthetics. No impacts were identified to public safety,
emergency access, health, or aesthetics within the initial study, and the project includes
a concentration of high quality housing that enhances the convenience and welfare of
the City. Additionally, the Project’s estimated residents would be less than the previous
904 employees that were adequately served by the Sheriff’s Department. On the basis
of that analysis, the project will not result in impacts that would be detrimental to the
public interest, health, safety, convenience, or welfare of the City with the incorporation
of mitigation measures.
FINDING 6: The affected site is physically suitable in terms of design, location,
operating characteristics, shape, size, topogra phy, and the provision of public and
emergency vehicle access, and public services and utilities and is served by highways
and streets adequate in width and improvement to carry the kind and quantity of traffic
the proposed use would likely generate, to ensure that the proposed use(s) and/or
development will not endanger, jeopardize, or otherwise constitute a hazard to the
property or improvements in the vicinity in which the property is located.
FACT 6: The P-D zone is intended to accommodate a variety of development
types, including residential development, and requires a minimum project area of one
acre. The subject site consists of an improved, vacant parcel totaling approximately 9.28
acres and is therefore of sufficient size to accommodate the proposed housing
development to be allowed with the change in zone. The proposed project would be
adequately served by public services and utilities, and would comply with the applicable
development standards of the Rosemead Zoning Code, including requirements related to
site design, access, public services, utilities, and development standards. In addition, a
Traffic Study concluded that all study intersections near the site would continue to operate
at an acceptable Level of Service (LOS).
Based on the site’s size and physical characteristics and compliance with applicable
development standards, conditions, and mitigation measures, the site is physically
suitable for the proposed development and the project would not endanger, jeopardize,
or otherwise constitute a hazard to the property or improvements in the vicinity in which
the property is located.
SECTION 4. The Planning Commission HEREBY FINDS AND DETERMINES
that facts do exist to justify approving Planned Development Review 24-01 in accordance
with Rosemead Municipal Code Section 17.24.040 and 17.152.060.B. as follows:
FINDING 7: The proposed amendment is consistent with the General Plan and
any applicable specific plan.
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FACT 7: The P-D zone is intended to provide for residential, commercial,
industrial, or institutional developments that are characterized by innovative use and
design concepts, which is consistent with the proposed HDR land use designation
according to the General Plan and Zoning Ordinance Consistency Table in the General
Plan. The project is consistent with all applicable General Plan policies, including Policy
LU 1.7. For this reason, the proposed amendment is consistent with the General Plan.
In addition, the subject site is not located in a specific plan area.
FINDING 8: The proposed amendment will not be detrimental to the public
interest, health, safety, convenience, or welfare of the City.
FACT 8: The City has completed an Initial Study/Draft Mitigated Negative
Declaration for the proposed project pursuant to Section 15070(b) of the California
Environmental Quality Act (CEQA), which analyzed factors such as public safety,
emergency access, health, and aesthetics. No impacts were identified to public safety,
emergency access, health, or aesthetics within the initial study, and the project includes
a concentration of high quality housing that enhances the convenience and welfare of
the City. Additionally, the Project’s estimated residents would be less than the previous
904 employees that were adequately served by the Sheriff’s Department. On the basis
of that analysis, the project will not result in impacts that would be detrimental to the
public interest, health, safety, convenience, or welfare of the City with the incorporation
of mitigation measures.
FINDING 9: The affected site is physically suitable in terms of design, location,
operating characteristics, shape, size, topography, and the provision of public and
emergency vehicle access, and public services and utilities and is served by highways
and streets adequate in width and improvement to carry the kind and quantity of traffic
the proposed use would likely generate, to ensure that the proposed use(s) and/or
development will not endanger, jeopardize, or otherwise constitute a hazard to the
property or improvements in the vicinity in which the property is located.
FACT 9: The P-D District is intended to accommodate a variety of development
types, including residential development, and requires a minimum project area of one
acre. The subject site consists of an improved, vacant parcel totaling approximately 9.28
acres and is therefore of sufficient size to accommodate the proposed housing
development to be allowed with the change in zone. The proposed project would be
adequately served by public services and utilities, and would comply with the applicable
development standards of the Rosemead Zoning Code, including requirements related to
site design, access, public services, utilities, and development standards. In addition, a
Traffic Study concluded that all study intersections near the site would continue to operate
at an acceptable Level of Service (LOS).
Based on the site’s size and physical characteristics and compliance with applicable
development standards, conditions, and mitigation measures, the site is physically
suitable for the proposed development and the project would not endanger, jeopardize,
or otherwise constitute a hazard to the property or improvements in the vicinity in which
the property is located.
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SECTION 5. The Planning Commission HEREBY FINDS AND DETERMINES
that facts do exist to justify approving Tentative Tract Map 84626 in accordance with
Sections 66473.5 and 66474 et seq of the Subdivision Map Act and Rosemead Municipal
Code Title 16 as follows:
FINDING 10: That the proposed map is consistent with applicable general and
specific plans as specified in Section 65451.
FACT 10: Tentative Tract Map 84626 will create 191 condominium parcels for 191
residential units. The project includes an amendment to the General Plan to change the
land use designation of the subject parcel from OLI to HDR, and a zone change to P-D
zone. The proposed map is consistent with the HDR land use designation which allows a
density of up to 30 units per acre and is consistent with all applicable General Plan
policies, including Policy LU 1.7. Therefore, the proposed map is consistent with the
proposed land use designation and general plan policies. There is no applicable specific
plan.
FINDING 11: That the design or improvement of the proposed subdivision is
consistent with applicable general and specific plans.
FACT 11: Tentative Tract Map 84626 includes adequate space for circulation,
parking, lighting, open space and recreation area for the proposed development in
compliance with all general plan policies and RMC development standards. Access to the
subdivision continues to be provided from Walnut Grove, and the design is consistent
with the General Plan. There is no applicable specific plan. In addition, several conditions
of approval and mitigation measures have been incorporated to ensure the design and
improvement of the subdivision is consistent with applicable general and specific plans.
FINDING 12: That the site is physically suitable for the type of development.
FACT 12: The subject property consists of an improved parcel encompassing
approximately 9.28 acres. The proposed project includes a change in land use
designation and zone that would be appropriate for the proposed residential subdivision.
As the site is already improved, additional required grading for the proposed subdivision
would be limited. The development would comply with the applicable development
standards of the Rosemead Zoning Code. In addition, fault investigations and other site-
specific studies have been conducted, and appropriate design changes, conditions of
approval, and mitigation measures have been incorporated to address identified site
constraints and ensure that the property is physically suitable for the proposed residential
planned development.
FINDING 13: That the site is physically suitable for the proposed density of
development.
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FACT 13: Tentative Tract Map 84626 will create 191 condominium parcels for 191
residential units. The project includes an amendment to the General Plan. The proposed
amendment will change the land use designation of the subject parcel from OLI to HDR.
The HDR land use designation allows a density of 30 units per acre. The density
proposed is within the allowed density. With the recommended conditions of approval
and mitigation measures that have been incorporated, the site is physically suitable for a
191-unit residential planned development.
FINDING 14: That the design of the subdivision or the proposed improvements are
not likely to cause substantial environmental damage or substantially and avoidably injure
fish or wildlife or their habitat.
FACT 14: There are no fish or wildlife or their habitat on the project site or in the
vicinity of the project site.
A review of the California Department of Fish and Wildlife (CDFW) California Natural
Biodiversity Database (CNDDB) QuickView Tool concluded that there is currently no
native habitat for fish or wildlife within or near the Project Site. The City has completed an
Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to
Section 15070(b) of the California Environmental Quality Act (CEQA). The Initial Study
was undertaken for the purpose of deciding whether the project may have a significant
effect on the environment. On the basis of the analysis within the Initial Study, the City
has concluded that the project will not have a significant effect on the environment with
the incorporation of mitigation measures and has therefore prepared a Draft Mitigated
Negative Declaration.
FINDING 15: That the design of the subdivision or type of improvements is not
likely to cause serious public health problems.
FACT 15: The project has been reviewed by the Community Development
Department and Public Works Department to determine if the proposed development will
be detrimental to the public interest, health, safety, convenience, or welfare of the City.
With implementation of the recommended conditions of approval and mitigation
measures, the proposed development is not anticipated to cause any public health
problems.
FINDING 16: That the design of the subdivision or the type of improvements will
not conflict with easements, acquired by the public at large, for access through or use of,
property within the proposed subdivision.
FACT 16: The City Engineer has reviewed this proposed subdivision. Vehicular
access to the project site will be provided from Walnut Grove Avenue and will be privately
maintained. Based on this review, it is determined that the design and construction of the
project would preserve public safety and provide adequate access and circulation for
vehicular and pedestrian traffic.
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SECTION 6. The Planning Commission HEREBY RECOMMENDS CITY
COUNCIL APPROVAL of General Plan Amendment 24-01, Zone Change 24-01,
Planned Development Review 24-01, and Tentative Tract Map 84626 for the
construction of a 191-unit residential planned development.
SECTION 7. This resolution is the result of an action taken by the Planning
Commission on September 23, 2026, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
SECTION 6. The Secretary shall certify to the adoption of this resolution and shall
transmit copies of same to the applicant and the Rosemead City Clerk.
PASSED, APPROVED, and ADOPTED this 23rd day of September, 2026.
_________________________________
Chair
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CERTIFICATION
I hereby certify that the foregoing is a true copy of a resolution adopted by the Planning
Commission of the City of Rosemead at its special meeting, held on the 23rd day of
September, 2026, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
______________________________
Lily Valenzuela, Secretary
APPROVED AS TO FORM:
__________________________________________
Stephanie Gutierrez, Planning Commission Attorney
Burke, Williams & Sorensen, LLP
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