Planning Commission - Regular Meeting

Good evening, everyone. It is 7 p.m., and I will now call the Planning Commission meeting of June 2, 2025 to order. Please stand for the Pledge of Allegiance and remain standing for the invocation by Commissioner Tang. Please rise, put your right hand over your heart, and begin. I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation, under God, indivisible, with liberty and justice for all.

I'd like to take a moment to give the implication. As we gather here this evening, please let us be guided by our values and our commitment to strengthening our communities in the most positive way possible. And as we gather here to review these projects before us, let us think about our commitment to also bring vibrancy to our community. Thank you.

Thank you, Commissioner Tang. And now, Linda, can we please get roll call?

Yes.

Vice Chair Ng?

Here. Chair Escobar?

Here.

Commissioner Tang?

Here.

Thank you. And Commissioner Berry and Commissioner Lopez are absent.

Thank you, Linda. Item number one on the agenda is explanation of hearing and procedures and appeal rights by your city attorney.

Yes. Thank you, Madam Chair. Decisions of an application before the commission shall be final unless within 10 days the applicant or any other person aggrieved by such decision appeals in writing to the city council by filing an appeal with the city clerk.

Thank you. Item number two on the agenda is public comments from the audience. This gives the audience an opportunity to address any items that are not listed on the agenda today. Is there anybody in the audience that wishes to speak on an item not listed on the agenda? Linda, do we have anyone on Zoom? No comments were received. Thank you. I will now close the public comment portion. Item number three is public hearings. Public item A is tentative track map 84327 design review 24-02 and density bonus application 25-01. Annie, can we get the staff report, please? Yes.

Good evening, Chair and members of the Planning Commission. Chaplain Mu has submitted a tentative track map and design review application requesting to utilize the city's small lot ordinance for the creation of 10 small lots. The project also includes a density bonus application pursuant to California Government Code Section 659. State Density Bonus Law, which permits density bonuses up to 50% for a total of 15 dwelling units, two of which would be deed restricted to affordable units for very low income households. The subject site is located at 7741 through 7745 Hellman Avenue in the medium multiple residential R3 zone. Based on the analysis and findings contained in this report, it is recommended that the Planning Commission 1. Conduct a public hearing and receive public testimony and 2. Adopt Planning Commission Resolution No. 25-07 with findings Exhibit A, a resolution recommending that the City Council adopt City Council Resolution No. 2025-29 Exhibit B for the approval of Design Review 24-02, tentative track map 84327, and density bonus application 25-01. And three, find that the project is exempt from CEQA review pursuant to class 32, section 15332 of the California Environmental Quality Act Guidelines. Staff, the applicant, and the applicant's representatives are available to answer any questions the Planning Commission may have. Thank you.

Thank you, Annie. I will now turn to my colleagues to see if they have any questions. First, starting to my right with Vice Chair Ng.

Yeah, is there a minimum requirement square footage for the affordable housing?

No, there's no minimum requirement for affordable housing.

And then... Because they're small lots, they could be sold off as separate units. Is the lot with the affordable housing sold together? How do they enforce the affordability?

It would have to be sold together because it's on one parcel.

So whoever is buying that lot would have to rent it to somebody in an affordable manner? Or I guess I'm trying to figure out how that enforcement of the affordability is. Is that a question?

Yes. So because it is all on one parcel, whether somebody is going to purchase it outright or rent it, regardless, those two affordable units have to go to a member of a low-income family. And there are processes to determine what that would be. And there's also requirements from the state that would be followed up on every year to ensure affordability remains. And so the person...

purchasing that lot would know that they would have to follow. Yeah.

So, so the covenants would be recorded onto the property.

My only questions.

Thank you. Vice chair on commissioner Tang. Do you have any questions?

Uh, yes. Um, just for the public's awareness, um, could you kind of explain what our small lot subdivision ordinances in brief terms?

Yes, so the small lot subdivision ordinance, it's kind of similar to the city of LA. The city adopted it to increase home ownership. It's fee simple, there's no need for CCNRs, and it allows developers and contractors Usually when it's say for example, if it's a condo subdivision, there's also the liability of the ten years for smaller subdivisions. It's Nothing is connected. So there is it waives that liability it makes it easier for homeowners to purchase and a reciprocal access agreement is required which It's less stringent than if it was a condo subdivision. I

So on that note, in the SAF report, you know, there's things like the trash enclosure and things like that. How does a development of this sort with multiple units kind of coordinate or like organize themselves to be able to pay for like the services of trash and everything else and maintain the property?

So a maintenance agreement is actually formed and it's executed by all property owners. It will be recorded. So when the property owners have the properties, they automatically become members of that maintenance agreement and it's made known to them.

And then that is, so it's almost like an HOA where they pay into that agreement?

Correct. But it's, it wouldn't be an HOA. It's just a maintenance agreement.

Correct. And then who executes that agreement?

all the property owners.

And so in practice, how does that work?

Yes. So usually whenever there isn't an HOA or any kind of CCNRs, the property owners pretty much hold each other accountable. And correct me if I'm wrong, we also try to insert provisions to allow the city to actually be able to go in on a code enforcement level. in case, for whatever reason, the maintenance agreement isn't upheld by the property owners themselves. That's correct.

So there is a condition of approval that requires that maintenance agreement. So if they don't abide by the rules, it would become a violation of the conditions of approval.

Okay. I just want to make sure that we have wrapped around, kind of thought this through. And the reason why I ask is because I think this is the first... Is this the first small subdivision? We've had one before. It was a smaller scale one. I think it was like five units or something like that. Or six units.

This is the third one.

Okay.

The largest.

Yeah, so that's why I'm asking because this is somewhat larger than the other ones that we've received in the past. Okay. That's helpful. Thank you, Commissioner Ong, for your question on affordable units. That was one of my questions as well. The other question that I had is some of these units, or I would think all of these units are up to four stories. What is our line of sight or sight line ordinance, and does that impact this development?

There's no variable height requirements for our three zone.

Okay. That's all the questions that I had. Thank you.

Thank you, Commissioner Tang. I will now open the public portion, public testimony portion of this hearing to anyone in the public that wishes to speak on item 3A. And we do have a public comment by Mike Godoy. If you can please come up to the podium, state your name and address, please. And then you have three minutes to speak.

Thank you. This is my first time ever doing this, so I'm a little nervous. My name is Mike Godoy. I currently reside in 7751 Hellman, which is right next door. The apartment's right next door. So I hope you don't mind me reading off my phone. I'm a resident of Rosemead, and I'm running to express my concerns about the proposed development of the possibly 15 residential units on which it runs on Hellman, which runs parallel to the freeway. This area already experiences significant traffic congestion, especially during peak hours. The addition of possibly up to 15 new units is likely to make that situation worse, leading to increased delays and potential safety hazards for residents and commuters alike. I urge the Planning Commission to conduct a comprehensive traffic impact study to assess the potential effects of this development. Additionally, I recommend exploring traffic calming measures such as improved signage, traffic lights, or even pedestrian crossings to mitigate the impact of our community. My wife and I and our kids moved here to Rosemead about a year ago. Formerly, we were residents of South LA. We've seen this happen in our neighborhoods before, and it was a disaster. Parking was atrocious. The amount of people in just the small setting was a lot, causing just other issues. I do appreciate someone coming into the community and trying to build housing for a market that needs a housing and be able to have units for families to be able to afford it. But at the same time, it's in a street where it is very busy. And oftentimes, I've had to park park across the street with my kids, and trying to cross the street when there's a lot of traffic is very dangerous. So I urge the Commission to take this in consideration and see if they could maybe look into further how they can make it a little bit more, if they proceed to approve this, to provide safety measures for the community, for people that walk around and such and cross the street. Thank you.

Is there anyone else in the audience that would like to speak on item three eight? Would the applicant like to say a few words? The applicant here?

Hi, good evening, everyone. Thank you for the presentation and supporting the project so far. And thank you for commissioners for your time this evening. Before I answer the question, I'd like to share some thoughts and kind of the story of how we concept of this project. First off, my name is Chaplin Mu and I'm with the connected companies. We are local multifamily and mixed use developer with a focus on connecting communities through real estate. Being born and raised in this community in the San Gabriel Valley, I first-handly experienced many immigrant families move into the here with absolutely nothing, work hard, and be able to afford the American dream of home ownership. Unfortunately, today, it's not nearly achievable within just less than half a generation. With average home prices in Rosemead priced at $920,000 or above, and average rental rates at above $2,500 for older housing stock, It's nearly impossible for the average resident in Rosemead to achieve the dream of home ownership, let alone rent one. At The Connected Companies, our immediate mission is to combat this housing crisis by developing quality workforce housing for the average citizen, like everybody here in this room tonight. Therefore, over the last year and a half, we have worked closely with staff to plan a solution that fits the city vision of affordable housing while complementing the surrounding neighborhood. The Walmart residence is a 15-unit small lot subdivision with two affordable units, which is what Annie discussed, for families earning 30% of the area median income. To us, that was one of the most important items, just hearing from staff of what was important as discussing the project. Located off the major intersections of Delmar and Hellman, the workforce housing project is strategically designed with five one-bedroom units, targeting young professionals entering the workforce, but also available for empty nesters leaving the workforce. The remaining four-bedroom three-baths are sized between 1,300 to 2,100 square feet, split across two floors to allow some privacy for many multi-generational households that are forced to condense because of the high cost of housing. I understand that parking or the street is very condensed and congested. However, we did complete a parking analysis study, and we are below the minimum daily trips, which landed us at the 15 units that we have. With new construction projects in the area leasing at $2,600 for one-bedroom units and over $4,800 for four-bedroom units, we are competitively priced at nearly only $2,200 to $2,300 for our one bedrooms and only $3,900 to $4,300 for our four-bedroom units, which can be split into two floors that have privacy and can be split between families or people like me living with our family. paying rent at $2,000, which is much more affordable than what it sounds like. With your support, we're prepared to invest to not only alleviate our housing shortage in this area, but to elevate the community through thoughtful design and planning that fits the needs of today's small-town America. Thank you for your time, and I'd be happy to answer any other questions.

Thank you so much. Commissioners, do we have any other questions for the applicant? Commissioner, Vice Chairman?

Yes, I do. I appreciate the not only increasing the quantity of houses, but also the quality. You know, we're replacing two really old structures for, you know, 15 new ones. My only question really is sort of the functionality is a shared stairwell. I'm assuming your assumption is that one family would own one stack and that I know that you have a fire rated wall there and that because it's one home, one family, they may not lock that door and prop it open. Possibly it kind of defeats the fire, you know, safety aspect of that firewall. So it's just bringing up that as a concern that, you know, maybe there might need to be an internal stairwell possibly. I know it'll take up space, but, or the construction type should change in order to kind of fit the use possibly.

Yeah, the units with the one-bedroom that is placed on the second floor definitely has a door. As you go up per floor, there are also doors that separate each stairwell and within the units, so that would definitely help with some fire rating.

Yeah. It's just a concern that I have that it might be propped open and defeat the purpose of those fire doors.

Well noted. Thanks.

other questions okay perfect commissioner tang any questions for the applicant questions okay perfect thank you so much thank you we appreciate it all right and then looking at the staff report i think that the you know proposed project aligns with the city's objectives of promoting diverse housing options and also increasing ownership so i also appreciate the project as well um Commissioners, having no further questions today?

Yes, close it up.

Okay, I will now close public comment. Thank you. Hearing no further questions, Commissioners, do we have a motion? I motion.

I was just going to say, before we get down the route of a motion, I just wanted to comment that the small law ordinance was one of the ordinances that I had a pleasure of partaking in during my short period of time on the council, and I have to give credit to Council Member Sean Dang for his idea to bring this to our city, and I think so far it's landed itself well, and we've had some good kind of progress as well as good progress innovative thoughts around how do we develop in in dense areas such as ourselves where we're essentially built out and so we've got to think about ways that we've got to increase housing and redevelop some of the older housing stock in our community and i think this is a fantastic opportunity to leverage so just want to make sure i give that shout out to councilmember dang no definitely thank you and you know we are in a housing crisis and we do have you know arena numbers too

meet so the 15 units would help you know in meeting that so i think it also the project also supports you know like the city's broader goals of um the general plan and also the housing element Thank you.

And then I do understand the comment that you made, sir. There is a parking situation because there are a lot of apartments kind of right next to each other in that area. And we could as a city maybe look at possibly doing something about like permitted parking street parking in that area in order to make sure the people who are parking there do live in that area.

I know the city is looking at preferential parking, but that hasn't gone to the city council yet, but that's something we are considering. And then I also wanted to add that they did go through a VMT analysis and they did meet the requirements. So we did look at everything.

And for the audience, VMT stands for?

Vehicle miles traveled.

Okay. We like to talk in acronyms here, but for the public's awareness.

I motion to approve, or to, what is it? Not approve. I motion to pass PC resolution 2507 and the tentative track map 84327. And I'll second that. Oh, yeah, do it here.

Is it working now? Okay. We'll do a verbal.

Okay.

Okay. So, I'm sorry.

Oh, sorry. Vice Chair Ng? Yes. Commissioner Tang?

Yes.

Chair Escobar?

Yes. Thank you.

Motion passes 3-0-0-2.

Thank you. And if I may, Madam Chair, just for the record, this is just a recommendation going to City Council. So there is another opportunity to address this project at an upcoming City Council meeting.

Yes. And then we also took note the ask for traffic calming measures at the location.

And Madam Chair, if I can just add that we'd love for you to stay engaged as well, too. So if this project does go through or does not go through, we'd love for you to continue to let us know if there are issues in that area, if there are traffic concerns, parking concerns, things like that, that the city can do to help address. We'd love for you to continue to stay engaged.

Okay. All right. Okay. All right. Perfect. Okay, now moving on to item B. This is Conditional Use Permit 24-03. Annie, can we please get the staff report?

Good evening, Chair and members of the Planning Commission. Mosen Ponzinori, on behalf of 360 Collision and Repair Center, has submitted a Conditional Use Permit application requesting to add automobile body services, painting, and body work to an existing legal non-conforming repair shop. The project would consist of the installation of a 303 square foot prefabricated paint spray booth within the 1,988 square foot automobile repair shop rehabilitation of the existing building and site improvements pertaining to off street parking, landscaping, lighting, fencing, and solid waste and recyclable material collection. No additional square footage is proposed. The subject site is located at 8735 Garvey Avenue in the light industrial M1 zone and consists of one parcel that totals 20,889 square feet. A total of four public comments were received from Mao Tan, Vandam Tran, Vannan Bill, and Leo Lo, surrounding residents of the project. All the comments were in opposition to the proposed spray booth. The residents cited concerns of proximity to residential use, odors, air pollution, concerns over respiratory health, an abundance of existing automobile repair shops in the surrounding area, and the increased chances of another automobile repair shop applying for a spray booth. The applicant has obtained a permit from the South Coast Air Quality Management District known as AQMD to construct and operate the proposed spray booth. Prior to the issuance of the permit, a stringent health risk assessment was conducted by their agency staff to ensure that the proposed spray booth would not create conditions mutually detrimental to the surrounding neighborhood. The assessment is based on their methodology guidelines and other state laws. To further ensure compliance, AQMD requires a filtration system, limits on the type and quantity of paint coatings that can be used, extensive record keeping, and conducts unannounced inspections. Furthermore, in speaking with the Public Safety Manager in regards to the complaints mentioned in the staff report, it was relayed that the business owner has been cooperative with City staff and no additional complaints have been received. As a result, he does not have a problem with the proposed application and believes the use will be compatible with the surrounding area. Based on the analysis and findings contained in this report, it is recommended that the Planning Commission 1. Adopt Resolution No. 2506 with findings and approve Conditional Use Permit 2403 subject to the 43 conditions of approval and 2. Find that the project is exempt from CEQA review pursuant to Class 1, Section 15301 of the California Environmental Quality Act Guidelines. Staff and the applicant are available to answer any questions the Planning Commission may have. Thank you.

I will ask my fellow commissioners if they have any questions. I will start with Vice Chair Ng.

This question might be for the applicant of maybe being able to give us a little more information on how the paint booth works.

Perfect. Thank you. Commissioner Tang.

I just have a question on the spray booth. Is it a full enclosure all around?

That is correct. It is a fully enclosed prefabricated spray booth that will be placed inside of a building.

Okay. And so like, I don't know what a prefabricated spray booth is. So like, is there ventilation in there that filters out the fumes and everything?

That is correct. That is a requirement that is set forth by AQMD.

Okay. Okay. Those are my only questions. Thank you.

Yeah, that's similar to what I thought, you know, the applicant could maybe fill us in on.

Okay.

Perfect. I will now invite the applicant. If he can come up, please.

Good evening, ladies and gentlemen. How are you guys? Okay.

So do you want us to answer the questions?

Yeah.

Okay. So as far as the fabrication goes, that just means that it's kind of pre-built. So when it comes, you just assemble it. Think of it like an Ikea item. All the vents come pre-made. All the filters are pre-made. Filters need to be also changed out every so often. Depends on use. What was the other question? It was enclosed and yes, it's inside of the building. Building has already been built. So nothing needs to be changed. No remodeling is done. Yeah, that's about it. Are you painting parts or the whole vehicle in there? It's going to be both. So, you know, sometimes you get smaller jobs. Sometimes you get a complete car. People like to restore their older vehicles. but everything is up to code. Everything is up to their own guidelines of the AQMD. Um, they were the first persons we had to get approved because air quality is very important. And obviously I don't want to put anybody else in danger. Um, workers, people who live in the area. Um, so that was the first thing we got approved. And then after that we came to you guys.

Go ahead. Okay. Um, Let me tell you really about my background. I've been in this business since 1983. And I know everything and anything about this business. Since 2010, I was telling Annie that Since 2010, a German company came up with a paint that is water-based. They don't use any kind of petroleum products anymore. And on top of that, the paint booth that we're paying, all the fume goes on the top. And then the filter catches it and all gets collected in a water reservoir that every so often that these people that come remove the waste oil, they will come and remove it. So as far as the experience goes and everything, once I've been there for about a year, almost a year and a half, that place was a junkyard. I cleaned up the place so much that everybody that comes there said, hey, you're one of the best shops. So I'm not out there to risk anybody. As I told you, I've been in business since 1983. 2019, I wouldn't want to do anything like this happen to anybody. My son got cancer and I had to sell my place in Temple City and I was there for like 25 years. So as far as that goes, all my effort is going to him to build a life for him. You know, instead of him being hungry or going around the street corner, being a gang member, being a, you know, do whatever, selling drugs and stuff. Please help me out. I really appreciate it. Before I finish, I'd like to thank Annie. She is really, during this whole process, she's been better than a sister and a mother for us. I mean, I'm kind of old, but for my son, she's been better than a mother for us. She helped us a lot on her stuff on the front desk. Thank you very much. Thank you for your effort.

Thank you so much.

So we sit down?

Yes, please have a seat. Thank you. Thank you. I will now open the public testimony portion of this hearing to anyone in the public that wishes to speak on item 3B. Is there anyone in the public that wishes to speak on this item? Annie, do we have anybody on Zoom? No comments were received. Thank you so much. Okay, and with that... I didn't have, I think you guys asked, the right questions and I think it's worth noting that the applicant has committed to doing a rehab of the existing building with enhancing the site as well and doing some off-site improvements, which I think it's kind of like a good faith effort on their part. That being said, commissioners, do we have any further questions or do I hear a motion? Closing the public portion of this hearing.

No, I feel pretty comfortable with the staff report and the testimony provided by the applicant and obviously the evidence that's in here with the AQMD certification and permitting. I feel pretty confident about that, so I'll make the motion to proceed.

Thank you. I will second.

I'll do a verbal.

I don't think everybody, okay.

Vice Chair Ng? Yes. Commissioner Tang?

Yes.

Chair Escobar? Yes. Thank you. Motion passes 3-0-0-2.

Thank you. Thank you, Linda. Moving on to item number four in the agenda is consent calendar.

Escobar, do you want me to read that?

Yes, I'm sorry.

Yes. So the 10-day appeal period begins tomorrow and it ends next Thursday, June 12th. So from now until then, if you can remove that public hearing notice on site. Thank you.

Thank you. Thank you.

Now moving on to item number four on the agenda, we have the consent calendar. We have PC minutes for the May 5th, 2025 meeting. Commissioner, do we have any comments or questions for the minutes for our last meeting?

No comments.

I motion to approve it. I will second the motion.

I'll do a verbal vote. Commissioner Vice Chair, I mean, sorry, Vice Chair Ng? Yes. Commissioner Tang?

I wasn't here, but you know what, I'll just vote yes, because I think we need three, right?

Is it two?

Yes, so just a quick note on minutes. If you feel comfortable voting and feeling like the minutes accurately reflect what occurred at the meeting, you can vote regardless if you were present.

Okay, yes.

Chair Escobar? Yes. Thank you.

Motion passes three zero zero two. Thank you. Item number five on the agenda, we have matters from staff. Staff, do we have anything for tonight?

I don't have too much. Just the commissioner is aware of Bacon Jail opened last week. It's their soft opening. We're hoping that Devine Coffee opens soon, sometime in mid-June. And then we should have some grand openings and we'll invite you for sure.

Perfect. Thank you so much. We were so excited. I've been waiting.

The public, everyone's really excited. Devine Coffee had a really successful grand opening in Cerritos. And our expectation is ours is going to be even bigger. Yes, it's the first one in LA, correct? San Gabriel Valley, LA. So it'll be big. My goodness.

I can't wait. Perfect. Thank you so much. If there are no more items from staff?

No.

We will move on to item number six, matters from the chair and commissioners. Commissioners, do we have anything for staff? Vice Chair Ong?

I just want to say a great job, staff. I love getting these small lot projects. They're really interesting and, you know, keep up the good work.

Thank you.

Commissioner Tang?

I guess I'll echo the same sentiment. I mean, the testimony that we just heard right now from the second item. I mean, when you think about us up here and doing the work of kind of building our community and looking at these projects individually, there's people, there's families behind it. And I want to applaud the work that you are all collectively doing to support, you know, these individuals and their families and that adds to the value that Rosemarie brings. So appreciate that.

Yes, very well said. And I will also echo the sentiments of my fellow colleagues here. You ladies do such a great job. I have worked for many cities, and this is the best pawning team that I have ever gotten the privilege of working for. And I do not say that lightly. So you guys do a really great job. You guys make our job so easy. Everything is so thorough. We are confident in making our decisions because of all of the work that you guys do. So thank you so much.

Thank you.

All right, perfect. If we have nothing else for staff, then I will adjourn today's meeting. The meeting has been adjourned. It is 736. The next Planning Commission meeting is scheduled for Monday, June 16th at 7 p.m. here in the Council Chambers. Thank you, everyone.

Thank you.