Loading...
EXHIBIT HPage 1 of 11 SUMMARY EXCERPT CITY OF ROSEMEAD CITY COUNCIL & PLANNING COMMISSION DRAFT JOINT MEETING MINUTES JANUARY 9, 2024 The following is a draft summary excerpt from the Joint Special Meeting of the Rosemead City Council and Planning Commission held on January 9, 2024, at 6:00 p.m., in the Rosemead City Hall Council Chamber located at 8838 East Valley Boulevard, Rosemead, California. Present: Council: Mayor Ly, Mayor Pro Tem Clark, Council Members Dang, and Low Planning Commission: Vice-Chair Escobar, Commissioners Lopez, Tang, and Ung Absent: Council: Council Member Armenta Planning Commission: Chair Berry Staff Present: City Manager Kim, City Attorney Richman, Director of Community Development Valenzuela, Director of Finance Chua, Acting Director of Public Works Leung, Director of Parks and Recreation Boecking, and City Clerk Hernandez 1.WORKSHOP A.The Lewis Group of Companies Presentation on Proposed 178-Unit Residential Planned Development The Lewis Group of Companies has submitted a Pre-Application (Pre-Application 23-02), proposing to develop a new 178-unit residential planned development, which will consist of approximately 105 tandem townhomes units and 73 row town home units. The size of each dwelling varies from 1,147 square feet to 2,201 square feet with an attached two-car garage. To develop the site as a residential planned development, the applicant proposes to change the zone from Medium Commercial with a Design Overlay (C-3/D-O) to Planned Development (P-D). The applicant is also proposing to change the General Plan land use designation from Office/Light Industrial to High Density Residential (0-30 units/acre). The subject site is located at 1515 Walnut Grove Avenue. MAYOR: SANDRA ARMENTA MAYOR PRO TEM: POLLY LOW COUNCIL MEMBERS: MARGARET CLARK SEAN DANG STEVEN LY City of Rosemead 8838 E. VALLEY BOULEVARD ROSEMEAD, CALIFORNIA 91770 TELEPHONE (626) 569-2100 EXHIBIT H Page 2 of 11 Recommendation: That the City Council and Planning Commission provide feedback and input. Associate Planner Lao stated the Lewis Group of Companies submitted Pre- Application 23-02, proposing the development of a new 178-unit residential planned development. The subject site is located at 1515 Walnut Grove Avenue. Staff then turned the presentation over to Glen Crosby, Vice President of Regional Communities with the Lewis Group of Companies, to present the proposed project. Glen Crosby, Vice President of Regional Communities for Lewis Management Companies, thanked the Council for its guidance and input at this early stage of the project. He provided an overview of the company, noting that it was established in the San Gabriel Valley in 1955 and has since built more than 58,000 homes, developed and sold over 25,000 residential lots, and owns and manages more than 13,000 apartments. The company has also developed more than 24 million square feet of retail, office, and industrial space. Mr. Crosby noted that Lewis remains a family-owned company led by its second and third generations, with an emphasis on community engagement and creating long-term value. He stated that the company views each project as an opportunity to build on its legacy and strengthen its commitment to the local community. He added that the company's experience across multiple development disciplines positions it to address the challenges associated with the proposed infill project. Mr. Crosby described the existing site as approximately 9.3 acres located on Walnut Grove Avenue, approximately one-half mile north of the 60 Freeway. The site currently contains a four-story, approximately 270,000-square-foot concrete building constructed in 1983 and renovated in 2010, surrounded by an expansive parking lot occupying more than half of the property. Mr. Crosby noted that the California Geological Survey has established earthquake fault zones encompassing the entire site. Further investigation will be required to determine the fault alignment and potential development constraints. In the interim, the project team has projected the fault setback established for the Walmart property to the north across the site as a preliminary assumption. He explained that subsurface investigations would be a significant and costly process and emphasized the importance of receiving the Council's guidance at this stage. The conceptual site plan includes two access points from Walnut Grove Avenue connected by a loop road, with parking distributed throughout the site. The primary circulation road and alleyways would be a minimum of 24 feet wide. The project team has also had preliminary discussions with County Fire regarding circulation and access. The conceptual landscape plan incorporates the fault corridor as an opportunity for non-structural recreational and open-space amenities, including a dog park, two turf areas, an informal gaming area, a children's tot lot and play structure, a community grove, and a community garden. Additional amenities would include a central pool and spa, exercise equipment, and a looped pedestrian walkway. More Page 3 of 11 than three acres of the existing parking area would be replaced with landscaped open space. Mr. Crosby explained that, in response to declining demand for large-scale office buildings in many markets, the applicant is proposing to replace the existing office structure and parking lot with approximately 180 attached, three-story townhome units organized around a central linear park. The applicant is also evaluating an alternative gated-community configuration with gated entrances on Walnut Grove Avenue and is currently studying vehicle stacking requirements and related site modifications. The proposed homes would feature an architectural style described as an adaptive interpretation of Prairie Craftsman and Spanish architecture, incorporating hip and parapet roofs, horizontal and vertical articulation, and varied building massing. Two product types are proposed. The carriage townhomes would include units with living areas above ground-level parking, as well as options with a downstairs bedroom, dual primary bedrooms, and four-bedroom plans of up to approximately 2,200 square feet. The tandem townhomes on the eastern portion of the site would feature tandem garages and range from approximately 1,147 to more than 1,700 square feet. Homes along Walnut Grove Avenue would include private patio entries to provide a pedestrian-scale transition and additional buffer from the roadway. No garage doors, vehicles, or parking would directly face Walnut Grove Avenue. Mr. Crosby indicated that the project could serve as a catalyst for the purposeful redevelopment of opportunity sites identified in the City's Housing Element and attract new residents, support local businesses, and encourage additional investment in the community. For next steps, the applicant is seeking Council feedback on the conceptual proposal. If the project proceeds, additional work would include a detailed fault assessment involving multiple levels of testing and potentially significant excavation, as well as Phase II environmental testing related to the existing building and prior site uses. The applicant would continue coordinating with the City and its consultant team throughout the process. Mayor Ly opened the floor for questions from the Commissioners. There being none, he invited Council Members to ask questions of the applicant. Council Member Low asked about the anticipated construction timeline for the project. Mr. Crosby explained that the project would require an entitlement process of approximately 18 months, followed by approximately six to 12 months for preparation of architectural and technical drawings. He estimated that the project could reach the builder/market stage in approximately three years. Demolition of the existing building and parking lot would occur during this period. Following demolition, the builder would require approximately six to 12 months to complete Page 4 of 11 construction drawings, followed by approximately 12 months of active site development. Mr. Crosby anticipated two primary periods of physical activity: approximately four months for demolition and initial site development, followed by an additional six to 12 months of construction activity once the builder begins work. Council Member Dang asked whether the proposed fault investigation and geological studies would require the existing building to be demolished at any point. Mr. Crosby explained that, based on the current scope of work and consultation with the project's geotechnical consultants, the fault investigation could be completed while the building remains in place. Some invasive testing would be conducted within the building footprint. He noted, however, that the findings could require additional investigation if unexpected geological conditions, such as a fissure or fault splinter, were identified. Council Member Dang commended the applicant's efforts and investment in the community and emphasized the City's need for additional housing. He expressed support for increasing the proposed 178-unit development if the site conditions and project design allow for additional units. Mr. Crosby responded that the current concept was intentionally conservative and assumed a worst-case scenario involving a fault zone approximately 100 feet wide and 800 feet long through the site. He explained that if further investigation determines that the fault terminates in certain areas or allows for adjustments while maintaining required setbacks, the applicant would work with City staff to explore opportunities to increase the number of units. Council Member Dang also expressed appreciation for the proposed buffer along Walnut Grove Avenue, the architectural treatment facing the roadway, and the incorporation of substantial park and recreational areas. He noted that the design would create a self-contained community while also addressing the City's limited green space and commended the applicant for incorporating those elements into the project. Mayor Pro Tem Clark asked whether additional building measures would be required to address the earthquake fault if the project is approved. Mr. Crosby explained that the project's geotechnical consultants would provide specific recommendations for construction, including potential slab requirements. He noted that the fault has been extensively studied and that the project team has consulted with experts familiar with the site and fault conditions, including the City's consultant. He added that the applicant was awaiting further testing, including cone penetration testing and potentially additional excavation, before determining the extent of any required measures. Page 5 of 11 Mayor Pro Tem Clark also asked whether the project would include affordable housing units in light of state housing requirements. Mr. Crosby explained that the applicant has discussed affordable housing with City staff, although a specific number of units has not yet been determined. The applicant is evaluating the City's existing program and the funding that may be available within the anticipated project timeline, with the goal of determining how those resources could be applied to maximize affordable housing opportunities. Mayor Ly echoed the Council's comments regarding affordable housing and the potential to increase the number of units. He noted the City's Regional Housing Needs Allocation (RHNA) requirements and asked whether the applicant had conducted a market study to determine the proposed development type and density rather than pursuing a higher-density or high-rise project. Mr. Crosby confirmed that the applicant had conducted an extensive market analysis and determined that the proposed townhome product was the best fit for the site and market. He explained that higher-density development, such as a wrap- style project, would involve significant trade-offs on a site of this size. He added that the applicant has been developing this product for the subject site and another project in Rancho Cucamonga. Mayor Ly asked about the availability and cost of insurance for the proposed condominium-based development and whether the applicant had a contingency plan if insurance became unavailable or cost prohibitive. Mr. Crosby acknowledged that insurance has become a challenge for both apartment and condominium developments but noted that coverage remains available. He explained that the industry and state are working to address the broader insurance market, while the applicant is accounting for increased insurance costs in its project budgets. Mayor Ly asked whether the applicant had discussed with City staff the potential use of the City's small-lot subdivision ordinance as an alternative to a condominium structure, which could potentially address some of the insurance concerns. Mr. Crosby confirmed that the applicant was aware of the City's small-lot subdivision ordinance and would consider that option if insurance became cost prohibitive, provided the necessary density could be achieved to make the project financially viable. He noted that the current concept was specifically designed around the site's characteristics and the unit sizes needed to meet the anticipated market. Mayor Ly concluded by expressing his appreciation for the proposed amenities, particularly the inclusion of a dog park. Page 6 of 11 Mayor Ly opened the Public Comment period. Jerry Faustinos, a nearby resident, expressed concerns regarding access and egress to the proposed development and asked whether all access would be limited to Walnut Grove Avenue or whether any modifications to the existing block wall were anticipated. He also raised concerns about potential construction impacts on the surrounding neighborhood, including traffic, truck routes, smoke, and other pollution, and asked whether restrictions similar to those imposed during Walmart's construction would apply. Mr. Faustinos also asked about the anticipated cost of the proposed units and whether they would be affordable to younger adults and local residents. He requested information regarding the target market for the development and expressed concern about the adequacy of earthquake mitigation and geotechnical analysis given the area's history of significant earthquakes. He emphasized the importance of ensuring that the development would be designed to address seismic risks and protect residents and surrounding infrastructure. He reiterated his concern about any potential modifications to the existing block wall. Kirk (No last name provided) stated that he lives directly behind the fence and echoed many of the concerns raised by Mr. Faustino. He explained that his primary concern is protecting the wall and preventing any damage that could occur as a result of the project or construction activities. He stated that his main concern is his mother and the potential effects of construction-related dust, dirt, and other pollutants on both her health and his own. Kirk emphasized that he will do whatever he can to ensure these impacts are minimized and expressed hope that the developer, contractor, and construction crews will take steps to reduce dust, pollution, and other disturbances affecting nearby residents, particularly his family. Kirk noted that his family has lived in the area for more than 20 years and is very comfortable there. He said they do not want their neighborhood or property disturbed and that the area is especially meaningful to them. He concluded by stating that he would be disappointed to see changes or impacts that negatively affect their quality of life. Norman (No last name provided) stated that he lives on Yarrow Avenue and has resided there for more than 50 years. He noted that he has witnessed numerous projects in the area over the years and raised concerns about the roadway shown on the project plans. He asked whether the proposed circulation route would function as a public street, an alley, or a driveway, and questioned where it would terminate. In response, staff explained that the roadway would function as a driveway and that amenities such as a park and pool are proposed in that area. Staff further explained that the project design takes into consideration the presence of the fault zone and seeks to minimize development and potential impacts in that area in the event of an earthquake. Page 7 of 11 Norman stated that the fault area has historically been a concern and recalled previous development issues associated with the site. He expressed his belief that the area is not safe for intensive development and referenced a structure that was previously constructed in the vicinity. He also asked whether the proposed roadway would connect to Yarrow Avenue and expressed concerns regarding construction noise, dust, air quality, and the overall impact on residents' quality of life. In response to questions regarding traffic, Norman asked how traffic would be managed during construction and after project completion. He further stated that a structure previously built on the site had reportedly been constructed without permits and requested assurance that all permits would be obtained for the proposed development. Mayor Ly responded that all necessary permits would be required and obtained for the project. An anonymous resident expressed concerns regarding future traffic impacts and emphasized the need for adequate traffic controls. The resident specifically cited the intersection of Delta Street and Rush Street, stating that current traffic conditions are already difficult and that additional vehicle trips generated by the project could worsen congestion. The resident suggested that a traffic signal may be needed at the intersection and also raised concerns about traffic operations near Garvey Avenue, noting issues with signal timing and pedestrian safety. The resident urged the City Council and commissions to carefully evaluate traffic circulation and potential signal improvements. Mayor Ly stated that he would ask the Public Works Director to review the traffic flow concerns and potentially present the matter to the Traffic Commission for further consideration. Andrew (No last name provided) asked about the project's timeline and requested that nearby residents continue to receive updates throughout the planning and construction process. He inquired whether future notifications would be mailed, similar to those recently distributed. Andrew also noted that several of his neighbors did not receive the previously mailed notices. In addition, he stated that the notices were provided only in English, despite the community including many residents whose primary language is not English. He requested that future correspondence be distributed consistently and in languages that are accessible to the community. There being no additional speakers, Mayor Ly closed the Public Comment period. Mayor Ly asked the applicant and staff to respond to the questions raised by members of the audience, acknowledging that some questions may not be able to be answered at this time. Page 8 of 11 Mr. Crosby responded that, with respect to egress, the site plan shows a loop road with both connections being made at Walnut Grove. There is no intention to create a connection through to the adjacent community to the west. Mr. Crosby noted that this was a concern discussed early in the process with the Fire Department. The Fire Department confirmed that a connection to the adjacent community would not be required and that the proposed points of connection would be sufficient. Mr. Crosby addressed the anticipated cost per unit, noting that it is difficult to project pricing this far in advance. Based on the range of proposed home sizes, he estimated that the homes would likely be priced in the $600,000s to over $900,000. Regarding the affordability component, Mr. Crosby stated that, based on early projections and as the applicant continues to work with City staff, some of the affordable units could potentially be priced in the low $500,000s and accommodated within the site. Mr. Crosby assured the Council and members of the public that a comprehensive environmental analysis would be conducted as part of the project. The City and Lewis Group would work jointly through the environmental review process and address the issues raised by the public. He stated that traffic would be a primary consideration and that the project team typically begins its analyses by evaluating traffic impacts. Noise, dust, pollution, and other potential impacts would also be evaluated, with appropriate mitigation measures identified and implemented as necessary. Mr. Crosby stated that the applicant intended to be a good neighbor throughout the project and that there would be multiple opportunities for public input and future public hearings. He added that the applicant would work with City staff to provide future notices in multiple languages and would accommodate any additional costs associated with producing those notices. Mayor Ly asked whether City staff had determined if the project would require a Mitigated Negative Declaration (MND) or a full Environmental Impact Report (EIR). Planning and Economic Development Manager Valenzuela responded that the project is still in the preliminary stages, and staff has not yet determined whether the appropriate environmental document will be an MND or an EIR. Mr. Crosby also addressed concerns regarding construction equipment. He noted that strict standards have been adopted for construction equipment, including additional standards adopted this year. He stated that the standards are sufficiently stringent that they have affected the viability of some equipment operators and companies. As a result, newer construction equipment used today must meet high operational standards and comply with stringent requirements related to emissions and pollution. Here is the cleaned-up version, maintaining the substance and style of formal Council meeting minutes: Page 9 of 11 Council Meeting Minutes – Traffic, Construction, and Fault Concerns Mayor Ly stated that the next question concerned ensuring that traffic flow into the community located behind the project would not be adversely affected, both during construction and after completion. He noted that Mr. Crosby had addressed construction mitigation but asked him to specifically address potential impacts from vehicle traffic. Mr. Crosby responded that he did not anticipate access or significant impacts from that side of the project. He stated that the project team was working to respect the existing grades and perimeter conditions, including along the western side of the site. He acknowledged that there were several homes or improvements installed by adjacent residents that extended close to the existing wall. However, he noted that, in most cases, the wall appeared to be of sufficient height to avoid creating issues for either the neighboring properties or the project site. He added that the project would have sufficient setbacks to accommodate the proposed improvements without creating additional traffic or significant construction impacts or damage along that edge. Mayor Ly asked Mr. Crosby to again address the earthquake fault in the area, noting that he and Mayor Pro Tem Clark had previously raised the issue. He asked Mr. Crosby to explain to the audience what measures would be taken to evaluate and address the fault and mitigate potential impacts. Mr. Crosby responded that the project would involve several layers of testing. The initial testing would involve drilling cores into the ground and analyzing the various soil samples. Deep cores would be extracted to determine whether there had been any movement within the soil layers along the cores. Mr. Crosby explained that if the initial testing was not sufficiently conclusive for the project consultants and the City's consultants, the project would proceed to more extensive testing. This could involve excavating relatively deep trenches across the site to attempt to intercept the fault and determine whether there had been any movement along the fault line. He stated that the fault would therefore be analyzed extensively and that the project would involve a much deeper and more conclusive analysis than what may have been conducted previously. He noted that multiple experts would be involved in reviewing the findings. Mr. Crosby also noted that the existing building had already been retrofitted, although he was not certain what specific assumptions or conditions had been considered as part of that retrofit. He stated that the proposed project would undergo a significantly more detailed analysis. Mayor Ly stated that he wanted to ensure that all necessary permits would be obtained before construction began and upon completion of each phase, project, and individual unit. Mr. Crosby responded, “Absolutely, 100%.” Mayor Ly asked staff to address questions regarding project timelines, public notification, and the languages used for notifications. He asked staff to explain how and when notifications would be provided, including what ongoing Page 10 of 11 notification would look like throughout the construction timeline and which languages would be used. Planning and Economic Development Manager Valenzuela responded that staff was working with the Lewis Group and that there would be extensive community outreach. She noted that the Lewis Group was known for conducting outreach as part of its development projects and stated that staff could work with the applicant to provide information in multiple languages to ensure that residents could understand the information. Mayor Ly asked who had sent out the initial notice, given that the project was currently in the pre-application stage. Planning and Economic Development Manager Valenzuela explained that the pre- application notice was provided as a courtesy and was not required. Staff had sent that notice in English. However, formal public hearing notices would be translated into Chinese, Vietnamese, Spanish, and English. Mayor Ly asked who would receive the public hearing notice. Planning and Economic Development Manager Valenzuela responded that anyone living within 300 feet of the project site would receive a public hearing notice. Mayor Ly reiterated that residents living within 300 feet of the project site would receive a public hearing notice in four languages: English, Spanish, Chinese, and Vietnamese. He explained that the notice would provide information about when the project would come before the Planning Commission, which would be the first step in the formal approval process and would provide the public with its first official opportunity to comment on the project. Mayor Ly explained that the City's pre-application process, which the Lewis Group had participated in, provided an opportunity to review the project conceptually, identify questions and concerns, and invite members of the public to provide input. He stated that the goal was to make the project a collaborative process involving the applicant, the City, and the community. Planning and Economic Development Manager Valenzuela affirmed that this was correct. She added that, depending on the type of environmental document being prepared, there would be either a 20-day or 30-day public noticing period. Mr. Crosby added that he had participated in a number of projects of this type and routinely conducted community engagement meetings. He stated that once the project team had a better understanding of the project's design and timing, the applicant would hold meetings independently of the City, while also inviting City staff to attend. Mr. Crosby also stated that he would personally meet with individual property owners along the project boundary to provide clear information regarding anticipated construction activities and timelines. He emphasized that the goal would be to ensure that there were no surprises throughout the process. Page 11 of 11 Mayor Pro Tem Clark addressed the issue of public notification and stated that the City's 300-foot notification requirement had been a concern of his for several years. He noted that 300 feet could represent only approximately half a block or six lots and stated that he would like to see the notification area extended, potentially to 600 feet or another greater distance. He explained that, although a larger notification area was not required, he believed that residents should have greater awareness of what was happening and an opportunity to provide input. City Attorney Richman clarified that the applicant could conduct additional community outreach beyond the City's required notices. However, formal public hearing notices are governed by the City's Municipal Code, and those notices would be issued by the City rather than the applicant. Mayor Pro Tem Clark asked whether the City was legally prohibited from extending the public hearing notification area beyond 300 feet. City Attorney Richman responded that the Rosemead Municipal Code does not require notification beyond the specified area. She clarified that this was separate from the applicant's ability to conduct additional community outreach. The City would follow the requirements of the Municipal Code when issuing formal public hearing notices. Mayor Ly noted that it appeared the Lewis Group was committed to conducting additional public workshops and community outreach. He stated that, if the Council's request was for the applicant to conduct outreach beyond the City's formal notification requirements, that could be discussed between the City and the Lewis Group, including determining the scope of outreach and which members of the community the applicant would be willing to engage. Mayor Ly thanked the applicant and community for participating in tonight’s meeting. End of draft summary Minute Excerpt