Garvey Village at 8001 Garvey Avenue (Former Auto Auction Lot) Trumark Homes has submitted a Pre-Application (Pre-Application 25-02) for the development of a mixed-use project (Garvey Village) on a 15.8 acre site. The project is located in the Garvey Avenue Specific Plan, Incentivized Mixed Use (GSP-MU) zone. As part of the Pre-Application process, Trumark Homes would like to present Garvey Village to the City Council and Planning Commission to receive feedback and input, and to provide information on potential site development challenges that may need to be addressed as part of the due diligence process.

The proposed 8001 Garvey Avenue project ( herein, " Project") involves the redevelopment of a ± 15. 8- acre site with a mixed - use development that includes residential, hotel, and commercial components. The residential component includes a total of 201 units across three distinct product types: 65 two- story single- family detached homes, 80 three- story duplex units, and 56 three- story townhomes. Each unit includes private garage parking, and there are additional surface parking spaces distributed throughout the site. A ± 0. 34- acre recreation center and open space area is located in the southern portion of the site, near the townhome cluster, and would serve future residents of the Project. A ± 0. 36- acre dog park is also proposed in the western portion of the site, just east of the parking structure. Altogether, there is ± 0. 71 acres of useable common open space.

The commercial component includes a six-story, 187-room hotel totaling approximately 102, 000 square feet and a three-story retail/ office building totaling approximately 26,810 square feet. Combined, the commercial buildings encompass approximately 128, 810 square feet of non- residential development (excluding the parking structure). In addition to offices, the retail/ office building includes restaurants, a food hall, and a cafe/ bar utilizing the ground and upper floors. These uses are concentrated along the Garvey Avenue frontage to create an active street edge and align with the corridor' s mixed -use vision. Site access is provided via a primary driveway aligned with Kelburn Avenue and a secondary access point at Virginia Street and Strathmore Avenue, facilitating internal circulation and connectivity across residential and commercial areas.

The Project complies with applicable parking requirements based on the standards set forth in Table 3. 4 of the Garvey Avenue Specific Plan ( GASP). For the residential component, a total of 301. 5 spaces are required ( based on a ratio of 1 space per unit and 0. 5 guest spaces per unit). The Project provides 479 residential parking spaces, including 402 garage spaces, 4 driveway spaces, and 73 open guest parking spaces —well in excess of the requirement. For commercial and hotel uses, a total of 316 spaces are required based on the GASP - specified ratios for restaurants, offices, hotel rooms, and other non- residential uses. The Project provides a total of 331 commercial parking spaces: 117 surface spaces and 214 spaces within a dedicated parking structure (70 on the ground level, 71 on the second level, and 73 on the roof level). The Project also includes 21 loading stalls to meet required service access standards.

The Project site is located within the Garvey Avenue Specific Plan (GASP) area and is designated "Garvey Avenue Specific Plan" in the City of Rosemead General Plan. The Specific Plan supersedes underlying land use designations  for purposes of development intensity and form and is therefore the guiding document for zoning compliance.

The site is zoned " Garvey Avenue Specific Plan — Incentivized Mixed Use ( GASP - MU)," which permits horizontal mixed -use configurations with standalone buildings for residential, commercial, and hotel uses —provided the overall site meets the form -based standards of the Specific Plan. The proposed mix of housing, hospitality, and retail/ office uses aligns with the intended character and use types of the GASP-MU zone. Development standards such as height, floor area ratio ( FAR), setbacks, and parking are outlined in Table 3. 4 of the Specific Plan. The hotel, retail/office building, and residential areas have been designed to comply with applicable height and setback limitations while integrating internal connectivity and pedestrian -friendly elements throughout the site. In addition, the Project has been designed in a manner consistent with the Garvey Avenue Master Plan, which provides design guidelines focused on form, scale, pedestrian engagement, and architectural quality along the corridor. The site' s commercial buildings include ground -floor retail frontages, pedestrian pathways, and variation in height and articulation to promote an active and visually appealing streetscape. The hotel and retail/ office buildings incorporate articulated facades, massing transitions, and a corner -oriented building orientation to anchor the Garvey Avenue frontage. Likewise, the residential architecture includes a variety of building forms, materials, and modulated massing to reflect a pedestrian-scaled environment and maintain visual compatibility with surrounding development.

Overall, the proposed Project meets the intent of the Garvey Avenue Specific Plan and supporting Master Plan by delivering a coordinated mixed -use development that enhances the vitality of the corridor, maintains consistency with applicable zoning and General Plan guidance, and contributes to the long-term vision for the area.