PC - Item 3A - SPA 22-01 & ZC 22-02 - 7849-7857 Garvey Avenue and 7900-7916 Virginia StreetPlanning Commission Meeting
May 15, 2023
Page 2 of 51
Monitoring Program are attached to this staff report for review (Exhibits "E" and "F,
respectively). If the Commission recommends this project to the City Council for
approval, the Commission must make a finding of adequacy with the environmental
assessment and also recommend that the City Council adopt the attached Initial
Study/Draft Mitigated Negative Declaration and Mitigation Monitoring Program.
STAFF RECOMMENDATION
That the Planning Commission;
1. Conduct a public hearing and receive public testimony; and
2. Adopt Planning Commission Resolution No. 23-03 with findings (Exhibit "A"), a
resolution recommending that the City Council adopt Resolution 2023-26 for the
adoption and approval of the associated Initial Study/Draft Mitigated Negative
Declaration and Mitigation Monitoring and Reporting Program and Ordinance No.
1016 for the approval of Specific Plan Amendment 22-01 and Zone Change 22-
02, and (Exhibits "B" and "C", respectively).
PROPERTY HISTORY AND DESCRIPTION
The subject site consists of six parcels, totaling approximately 1.2 acres of land. The
four parcels along located along Garvey Avenue are improved with commercial
buildings that consist of four tenants and respective off-street parking. According to
business license records, two out of the four commercial units are vacant. Occupied
commercial tenants include a barber shop and a termite pest control office. The
remaining two parcels along Virginia Street and Strathmore Avenue are vacant. The
existing commercial buildings and all ancillary improvements will be demolished and
removed.
Aerial View of Project Site
Planning Commission Meeting
May 15, 2023
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Existing Southwest View
Site & Surrounding Land Uses
The site is designated in the General Plan as Garvey Avenue Specific Plan and on the
Zoning map it is designated as Garvey Avenue Specific Plan (GSP) and Garvey Avenue
Specific Plan, Residential/Commercial
(GSP-R/C). The site is surrounded by the
following land uses -
North
General Plan Designation:
Medium Density Residential
Zoning:
Light Multiple Residential (R-2)
Land Use:
Residential
South
General Plan Designation:
Garvey Avenue Specific Plan
Zoning:
Garvey Avenue Specific Plan, Incentivized Mixed -Use
(GSP-MU)
Land Use:
Vacant
Fest
General Plan Designation:
Garvey Avenue Specific Plan
Zoning:
Garvey Avenue Specific Plan (GSP)
Land Use:
Commercial
West
General Plan Designation:
Garvey Avenue Specific Pian
Zoning:
Garvey Avenue Specific Plan (GSP)
Land Use:
Commercial
DISCUSSION
6th Cycle Housing Manna n
The California Department of Housing and Community Development (HCD) has
determined that the regional housing need for jurisdictions in the SCAG region is
Planning Commission Meeting
May 15, 2023
Page 4of5�
1,341,827 units and 4,612 units were allocated to the City of Rosemead. The proposed
development of 93 residential units will contribute to the City's RHNA allocation. for
Planning Cycle 2021 to 2029.
Project Description
As illustrated on the architectural plans in Exhibit "I", the project proposes a seven -story,
mixed-use development that totals 115,400 square feet, which includes 35,105 square
feet of nonresidential use and 93 residential apartments, which includes 24 live/work
units. The project will also include 208 parking spaces, new landscaping, and private
and common open space.
.ST T,'s 21YLVOPE _ii'E
Proposed Site Plan
The applicant has applied for the following land use permits:
Zone Change 22-02
Per Rosemead Municipal Code Section 17.152.020, amendment to the City's
Zoning IViap may be initiated by the Planning Commission or the City Council,
whenever the public necessity, convenience, general welfare, or good zoning
practice justifies such action. Zone Change 22-02 will amend the Zoning Map of
the subject site from GSP (APNs: 5287-038-018, -0191 -020 and -029) and GSP-
R/C (APNs- 5287-038-030 and -033) to GSP-MU.
Specific Plan Amendment 22-01
Per Section 65453(a) of the California Government Code, a specific plan shall be
prepared, adopted, and amended in the same manner as a general plan, except
that a specific plan may be adopted by resolution or by ordinance and may be
Planning Commission Meeting
May 15, 2023
Page 3 of 51
The total of community benefit points earned is 131. Based Table 3.6 of the Garvey
Avenue Specific Plan, shown below, the earned points allows the project a 3.0 FAR, a
density of up to 80 dwelling units/acre, and a deviation in the building
commercial/residential land use ratio to 70% Residential Use and 30% Nonresidential
Use, compared to a 1.6 FAR, 25 dwelling units/acre, and 65% Residential Use and 35%
Nonresidential Use, respectively. The project proposes a FAR of 2.2, a density of 77
du/acre, and a building commercial/residential land use ratio of 69% Residential and
31% Commercial, as allowed for the site with the proposed community benefit
incentives.
Table 3.6 Community Benefit Incentive Maximum FAR or Density
Floor Plan
The project proposes 35,105 square feet of non-residential use (retail/office/residential-
work) with two commercial units totaling 5,423 square feet on the first floor, six office
units totaling 6,230 square feet on the second floor, seven office units totaling 6,571
square feet on the third floor, and 16,881 square feet of work area within the live/work
units on the fourth floor.
In addition, the project also proposes 93 residential units on the first through seventh
floors. Of the 93 residential units, 24 are live/work units, including three live/work units
on the ground level, one live/work unit on both the second and third floors, and 19
live/work units on the fourth floor. The size of the live/work units range from 705 square
feet to 1,745 square feet. There are 12 different live/work floor plans proposed, each
with a living room, kitchen, bedrooms, bathrooms, laundry rooms, and closets. The
details of the live/work units are provided on page 9.
granted to the qualifying building not the
entire development or site area.
The project will be conditioned to ensure
compliance and construction in accordance
with LEED Platinum, LEED Gold, CALGreen
Tier 2, or CALGreen Tier 1.
Total
131
3.0
80
Points
du/acre
The total of community benefit points earned is 131. Based Table 3.6 of the Garvey
Avenue Specific Plan, shown below, the earned points allows the project a 3.0 FAR, a
density of up to 80 dwelling units/acre, and a deviation in the building
commercial/residential land use ratio to 70% Residential Use and 30% Nonresidential
Use, compared to a 1.6 FAR, 25 dwelling units/acre, and 65% Residential Use and 35%
Nonresidential Use, respectively. The project proposes a FAR of 2.2, a density of 77
du/acre, and a building commercial/residential land use ratio of 69% Residential and
31% Commercial, as allowed for the site with the proposed community benefit
incentives.
Table 3.6 Community Benefit Incentive Maximum FAR or Density
Floor Plan
The project proposes 35,105 square feet of non-residential use (retail/office/residential-
work) with two commercial units totaling 5,423 square feet on the first floor, six office
units totaling 6,230 square feet on the second floor, seven office units totaling 6,571
square feet on the third floor, and 16,881 square feet of work area within the live/work
units on the fourth floor.
In addition, the project also proposes 93 residential units on the first through seventh
floors. Of the 93 residential units, 24 are live/work units, including three live/work units
on the ground level, one live/work unit on both the second and third floors, and 19
live/work units on the fourth floor. The size of the live/work units range from 705 square
feet to 1,745 square feet. There are 12 different live/work floor plans proposed, each
with a living room, kitchen, bedrooms, bathrooms, laundry rooms, and closets. The
details of the live/work units are provided on page 9.
Planning Commission Meeting
May 15, 2023
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Proposed Architecture
The color renderings of the proposed mixed-use building is shown below and in Exhibit
4< 1„
The architectural design and character of the proposed mixed-use development is
modern and includes building elevations that are detailed and articulated with
projections and recesses to avoid long and plain surfaces. Building mass would be
further minimized through the use of differentiated building materials (aluminum
composite wood siding, and travertine tiles), colors (combination of brown and beige
tones), and the incorporation of architectural features such as extended balconies with
glass panels, steel canopies, and batten screening. Landscaped private open space
would improve the aesthetics of the project site for the existing residents north, east,
and west of the site, as well as the commercial businesses adjacent to the site. The
project would also improve the street views of the existing development on the site for
Planning Commission (Meeting
May 15, 2.012.3
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The driveways at the north and east sides of the building are 25 feet wide and the
driveway at the west side of the building from the public alley is 22 feet wide. The 22
feet wide driveway would require a Minor Exception as the required driveway width for a
two-way driveway in the Garvey Avenue Specific Plan is 24 feet. Per Rosemead
Municipal Code (RMC) Section 17.142.020(A)(1), minor exceptions of the rear yard,
side yard, lot coverage, driveway, or parking stall size as may be necessary to secure
an appropriate improvement of a lot to prevent unreasonable hardship or to promote
uniformity of appearance, provided such exceptions do not exceed a twenty (20)
percent exception from existing regulations. The application would be processed and
reviewed by the Director of Community Development at a later date. A condition of
approval has been incorporated, requiring all delivery vehicles to enter the development
from Strathmore Avenue and park in a designated loading area on the ground level for
site deliveries and loading/unloading. Delivery trucks would be restricted to two axle
trucks. Delivery trucks shall not park along Garvey Avenue, Virginia Avenue, or
Strathmore Avenue.
Per RMC Table 17.21.030.1 (Garver ,Avenue Specific Plan District Development
Standards), the following off-street parking requirements would apply to the residential
and nonresidential (commercial) uses in the GSP-MU zone:
Residential: One standard sized parking space and 0.5 standard sized guest
parking space
Nonresidential & Restaurants with 2,500 square feet floor area or less: One
parking space per 400 square feet of floor area
In January 2021, the City Council approved an interpretation of Live/VVork Units within
the Garvey Avenue Specific Plan. Since the Garvey Avenue Specific Plan does not