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CDC - Item 3 - Proposed Furniture Store At 8920 Glendon Way(;O EEIDT-N-11AL Memorandum City of Rosemead Community Development Commission May 8, 2007 To: Rosemead Community Development ommission From: Andrew Lazzaretto, City Mana Subject: Proposed Furniture Store at 8 tendon Way At the December 19, 2006 Community Development Commission meeting, the Commission approved an Exclusive Negotiating Agreement (ENA) with YK America to develop the 8.5 acre site on the southwest corner of Rosemead Blvd. and Glendon Way. The site includes the Levitz and Public Self Storage properties, the Rosemead Inn, and two vacant parcels. YK is currently working with Lowes Home Improvement Store who has shown significant interest in.the Site and has provided YK with a preliminary site plan (Attachment A). YK has informed staff that they are currently in negotiations with all property owners and are confident that they will be able to acquire the Rosemead Inn and the Levitz property privately. YK is proposing to incorporate the self storage use back into the project and the vacant parcel at the east end of the Site is also negotiating with YK. The property owners of the vacant parcel at 8920 Glendon Way, Quang and Kathy Pham, are proposing to construct a new 20,000 square foot retail furniture store. This new facility would be in addition to the Levitz store. In July 2005, Mr. & Mrs. Pham formally submitted their development proposal. During the last several months, the applicant has been working with our Planning staff and is now ready to submit their project to the Commission for design review and consistency with the Redevelopment Plan for Project Area No. 2. Included for your review are the proposed elevations and site plan for the new buildings (Attachment B). This project as proposed, complies with the City's General Plan and Zoning Code. However, because the property is in a May 8, 2007 • • Community Development Commission Page 2 of 3 redevelopment project area, the Community Development Commission must consider the design and consistency with the Redevelopment Plan. It is staffs opinion that the project lacks building articulation and overall appeal. Architectural treatments need to be added to the west elevation to break up the long expanse of stucco. The north elevation, while much smaller, lacks the same treatments. Staff believes that the Project does not meet Object No. 3 of the Redevelopment Plan for Project Area No. 2 that requires the "promotion of comprehensive planning, redesign, re-planning, reconstruction and/or rehabilitation in such a manner as to achieve a higher and better utilization of the land within the Project Area." This section of the Redevelopment Plan is included in this report as Attachment C. Based upon the information provided above, the Commission could take the following actions: Approve the Proiect If the Commission approves the design review for the project and finds that it is in conformance with the Redevelopment Plan for Project Area No. 2, the property owners could continue to entitle their project. The next step in the process would be to appear before the Planning Commission for design review. If the Planning Commission approves their design, they could then submit for plan check. Once the project is approved by our plan checkers, they could pull their building permits and begin construction. If the Commission were to approve the project tonight, construction could begin in 3-4 months. However, as stated earlier, if the project is built, it will be extremely costly and difficult to acquire the improved property for a larger comprehensive project as proposed by YK America. Deny the Proiect The Commission may elect to deny the project. It can be argued that the project is not in conformity with the Redevelopment Plan for Project Area No. 2 for the reasons mentioned above. If the Commission chooses to deny the project, the applicant could potentially sue the City on the grounds of inverse condemnation. The applicant would argue that City would potentially be rendering the property useless by not allowing a project that complies with the General Plan and Zoning Code. May 8, 2007 Community Development Commission Page 3 of 3 Attempt to Purchase the Property The last option would be to attempt to negotiate a purchase price with the property owner. This process would begin by having the property appraised and then negotiating with the property owner. If an amicable price can be reached, the Commission could purchase the property and sell it back to the developer. If an agreement cannot be reached, staff would then seek additional direction from the Commission as it relates to this project. Staff Recommendation It is recommended that the Commission authorize staff to pursue the purchase of the property.