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City of Rosemead Garvey Avenue Draft Specific Plan
August 2016
City of Rosemead Garvey Avenue Draft Specific Plan
August 2016
City of Rosemead 8838 Valley Boulevard Rosemead, CA 91770 Contact: Curtis Cannon, AICP Phone: 626-569-2107
Garvey Avenue Specific Plan
Acknowledgments
City Council City Staff
Sandra Armenta, Mayor Bill R. Manis, City Manager Polly Low, Mayor Pro Tem Brad McKinney, Assistant City Manager Bill Alarcon Rachel H. Richman, City Attorney Margaret Clark Greg Murphy, Deputy City Attorney Steven Ly Michelle Ramirez, Community Development Director Lily T. Valenzuela, City Planner Planning Commission Cory Hanh, Associate Planner Annie Lao, Assistant Planner Daniel Lopez, Chair Rafael Fajardo, City Engineer Sean Dang, Vice Chair James Donovan, Building Official Nancy Eng Curtis Cannon, Consultant/Project Manager Diana Herrera
John Tang
Traffic Commission
Joanne Russell-Chavez, Chair Howard Masuda, Vice Chair Jean Hall Roderick Ornelas Ed Quintanilla
Garvey Avenue Specific Plan Ad Hoc Committee
Polly Low, Chair John Tang, Vice Chair Brian Lewin Steven Ly Joanne Russell-Chavez
GARVEY AVENUE SPECIFIC PLAN , AUGUST 2016
CONTENTS
CHAPTER 1 INTRODUCTION
1.1. Garvey Avenue Specific Plan Vision and Objectives ...... 1-2 1.2. Purpose ...... 1-5 1.3. Contents and Organization of Garvey Avenue Specific Plan ...... 1-5 1.4. Public Engagement Process ...... 1-5 1.5. Relationship to City Plans and Programs...... 1-8
CHAPTER 2 CONTEXT AND CONDITIONS
2.1. Community History ...... 2-2 2.2. Regional Context ...... 2-3 2.3. Development Patterns ...... 2-4 2.4. Land Use ...... 2-6 2.5. Urban Design ...... 2-10 2.6. Mobility...... 2-14 2.7. Infrastructure ...... 2-18 2.8. Public Services and Facilities ...... 2-18
CHAPTER 3 LAND USE, ZONING, AND DEVELOPMENT STANDARDS
3.1. Garvey Avenue Specific Plan Zoning Districts ...... 3-3 3.1.1 GSP-OS/P Garvey Avenue Specific Plan, Open Space/Parking Zoning District ...... 3-5 3.1.2 GSP-R/C Garvey Avenue Specific Plan, Residential/Commercial Zoning District ...... 3-5 3.1.3 GSP Garvey Avenue Specific Plan Zoning District ...... 3-5 3.1.4 GSP-MU Garvey Avenue Specific Plan, Incentivized Mixed Use Zoning District ...... 3-5
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 toc - i 3.2. Development Potential ...... 3-6
3.3. Allowed Uses, Nonconforming Uses, and Special Use Restrictions ...... 3-8 3.3.1 Allowed Uses ...... 3-8 3.3.2 Prohibited Uses ...... 3-7 3.3.3 Nonconforming Uses ...... 3-18 3.3.4 Specific Use Restrictions ...... 3-18 3.3.5 Economic Feasibility Study ...... 3-18
3.4. Garvey Avenue Specific Plan Design and Development Standards ...... 3-18 3.4.1 Use of the Design and Development Standards ...... 3-21 3.4.2 Height Exception ...... 3-27 3.4.3 Community Benefits Incentives ...... 3-27 3.4.4 Building Placement ...... 3-33 3.4.5 Building Design ...... 3-33 3.4.6 Roof and Skyline Forms ...... 3-36 3.4.7 Building Entrances ...... 3-36 3.4.8 Ground Floor Design ...... 3-37 3.4.9 Parking Standards and Driveways ...... 3-40 3.4.10 Loading Space ...... 3-41 3.4.11 Open Space and Recreation ...... 3-42 3.4.12 Signage Standards ...... 3-43 3.4.13 Condominium Subdivision Standards...... 3-43
CHAPTER 4 OPPORTUNITY AND PROJECT SITES
4.1. Garvey Avenue LA Auto Auction and Landwin Property Sites Mixed Use Destination ...... 4-3 4.2. Garvey Avenue “West Gateway” Specialty Retail Destination ...... 4-21 4.3. Garvey Avenue “Prototypical Development” Opportunity Sites ...... 4-27
toc - ii GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016
CHAPTER 5 INFRASTURCTURE AND STREETSCAPE
5.1. Mobility and Streetscape Infrastructure ...... 5-3 5.2. Infrastructure ...... 5-10 5.3. Public Facilities/Services ...... 5-18
CHAPTER 6 IMPLEMENTATION
6.1 Financing...... 6-2 6.2 Specific Plan Administration and General Provisions ...... 6-6
LIST OF TABLES
Table 1.1 Garvey Avenue Specific Plan Contents ...... 1-6
Table 3.1 Garvey Avenue Specific Plan Zoning Districts and Land Uses ...... 3-3 Table 3.2 Development Potential ...... 3-7 Table 3.3 Land Use Table ...... 3-10 Table 3.4 Development Standards ...... 3-23 Table 3.5 Community Benefit Amenities and Associated Points ...... 3-30 Table 3.6 Community Benefit Incentive Maximum FAR or Density...... 3-32
Table 7.1 Implementation Action Plan ...... 6-9
LIST OF FIGURES
Figure 2.1 Map of the Old Spanish and Mexican Ranchos located in Los Angeles ...... 2-3 Figure 2.2 Regional Context Map ...... 2-5 Figure 2.3 Existing Land Use ...... 2-7
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 toc - iii Figure 2.4 Existing Zoning ...... 2-8 Figure 2.5 Land Use, 2014 ...... 2-9 Figure 2.6 Built Form, 2014 ...... 2-11 Figure 2.7 Urban Pattern, 2014 ...... 2-13 Figure 2.8 Existing and Planned Mobility, 2014 ...... 2-15 Figure 2.9 Garvey Avenue Existing Section, 2014 ...... 2-16 Figure 2.10 Modes of Mobility, 2014 ...... 2-17 Figure 2.11 Existing Public Facilities, 2014 ...... 2-19
Figure 3.1 Zoning ...... 3-4 Figure 3.2 Specific Plan Vision ...... 3-20 Figure 3.3 Additional Specific Plan Vision...... 3-22 Figure 3.4 Height Limits ...... 3-26 Figure 3.5 Building Placement ...... 3-33 Figure 3.6 Façade Plane Modulation ...... 3-34 Figure 3.7 Minimum Building Glazing ...... 3-35 Figure 3.8 Example Nonresidential Building Façade ...... 3-37 Figure 3.9 Building Height ...... 3-38 Figure 3.10 Minimum Usable Depth ...... 3-39 Figure 3.11 Curb Cuts ...... 3-44
Figure 4.1 Map of Opportunity Projects and Sites ...... 4-4 Figure 4.2 Aerial Map of LA Auto Auction and Landwin Property Sites ...... 4-5 Figure 4.3 Landwin Property and LA Auto Auction Site Photographs, 2014 ...... 4-6 Figure 4.4 LA Auto Auction and Landwin Property Site Map, 2014 ...... 4-8 Figure 4.5 Diagram Series – LA Auto Auction and Landwin Property Recommended Site Design Principles ...... 4-12 Figure 4.6 LA Auto Auction and Landwin Site Conceptual Design Concept ...... 4-20 Figure 4.7 Existing West Gateway Conditions, 2014 ...... 4-21 Figure 4.8 West Gateway Conditions, 2014...... 4-22 Figure 4.9 Suggested West Gateway Vision, Garden Mall Alternative ...... 4-25 Figure 4.10 Suggested West Gateway Vision, Retail/Office Alternative ...... 4-26 toc - iv GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 Figure 4.11 Prototypical Development Site Conditions, 2014 ...... 4-28 Figure 4.12 Potential Prototypical Development Locations Diagram ...... 4-29 Figure 4.13 Prototypical Development 2014 Conditions ...... 4-31 Figure 4.14 Prototypical Development Remodel Recommendation ...... 4-32 Figure 4.15 Prototypical Development Re-Use Recommendation ...... 4-33 Figure 4.16 Prototypical Development Redevelop Recommendation ...... 4-34
Figure 5.1 Garvey Avenue Lane Configuration and Streetscape Design ...... 5-4 Figure 5.2 Proposed Garvey Avenue Section: Raised Bike Lanes with Parking and Median ...... 5-5 Figure 5.3 Proposed Garvey Avenue Section: Separated Bike Lanes with Parking, Reduced Median, and Left Turns ...... 5-6 Figure 5.4 Garvey Avenue Corridor Water Infrastructure ...... 5-11 Figure 5.5 Sewer Tributary Area Map ...... 5-13 Figure 5.6 Garvey Avenue Corridor Stormwater Infrastructure, New to Jackson Avenues ...... 5-15 Figure 5.7 Garvey Avenue Corridor Stormwater Infrastructure, Jackson to Del Mar Avenues ...... 5-16 Figure 5.8 Garvey Avenue Corridor Stormwater Infrastructure, Del Mar to Charlotte Avenues ...... 5-17
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 toc - v
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Chapter 1
INTRODUCTION
IN THIS CHAPTER 1.1. GARVEY AVENUE SPECIFIC PLAN VISION AND OBJECTIVES 1.1 Garvey Avenue Specific Plan Vision and Objectives Slow economic growth has contributed to buildings along the 1.2 Purpose Garvey Avenue corridor falling into disrepair, along with 1.3 Contents and Organization of Garvey Avenue Specific building and lot vacancies. Garvey Avenue has accumulated a Plan mix of scattered commercial and light industrial land uses, which can occur as the result of a loss of significant anchor land 1.4 Public Engagement Process use or lack of target economic development and/or planning 1.5 Relationship to City Plans and Programs efforts. Current uses include underperforming strip malls, 1.6 Legal Authority small/privately owned restaurants, automotive sales and repair shops, and small industrial uses and warehouse facilities.
Garvey Avenue, a well-traveled arterial road and an alternative to the I-10 freeway, has the potential to become a noted shopping and entertainment destination of local and subregional importance.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 1 - 2
INTRODUCTION
The Garvey Avenue Corridor Specific The Specific Plan defines actions to be • Create “place making” public plazas, Plan establishes a vision and objectives for taken to reinvigorate the corridor into one gathering spaces, parks, and parklets new development, a diversity of land uses, that better serves the surrounding area and that serve as focal points for the and public improvements along the 1.2- creates an attractive and convenient corridor. mile section of Garvey Avenue that shopping and entertainment destination extends from Charlotte Avenue to New for local and subregional residents. It • Enrich the pedestrian and bicycle Avenue. defines actions that create an attractive environment along Garvey Avenue gateway into Rosemead, consistent with through well-designed and the General Plan’s goals. Key Specific appropriately scaled paths and pleasing
Plan objectives are: streetscapes.
Vision for the Garvey Avenue Specific • Create a neighborhood “main street” • Encourage investment, maintenance, Plan: that will serve as a focal point for the and pride in the Garvey Avenue Specific
neighborhoods surrounding Garvey Plan area. To revitalize the Garvey Avenue Avenue. corridor from a commercial/industrial The City recognizes that significant area into a vibrant commercial, • Provide new opportunities for changes will not happen immediately or residential, and mixed-use district, with commercial and residential uses in within the next year. The goal is to create a compliment of local and subregional mixed use settings. a framework for change and to inspire serving retail, entertainment, and private reinvestment along the corridor service businesses, office space, and • Facilitate opportunities for catalytic that includes the rehabilitation of aging community uses, all tied together with developments that provide desired buildings and establishment of new public improvements that create a retail, entertainment, and service buildings and uses that can achieve the vibrant and enjoyable pedestrian businesses, employment opportunities, vision and objectives. environment. and support the local community.
• Provide for the gradual phasing out of industrial uses that create conflicts with the surrounding neighborhoods.
• Support design that contributes to the enhance character of the City and Garvey Avenue, in particular.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 1 - 3
INTRODUCTION
Some existing uses along Garvey Avenue, signage, and landscaping serve as placemaking features or local landmarks.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 1 - 4
INTRODUCTION
1.2. PURPOSE 1.3. CONTENTS AND Ad Hoc Committee ORGANIZATION OF The five-person Ad Hoc Committee was The Garvey Avenue Specific Plan GARVEY AVENUE comprised of the following provides a long-term strategy for SPECIFIC PLAN representatives: revitalizing and increasing the development potential of an underutilized The Garvey Avenue Specific Plan is • City Council (2 members) commercial and light industrial corridor in organized as shown in Table 1.1. Rosemead, California. The corridor has • Planning Commission (1 member) the potential to become an iconic and 1.4. PUBLIC ENGAGEMENT attractive area for shopping and PROCESS • Traffic Commission (1 member) entertainment, with improved access to destinations and an inviting environment The Garvey Avenue Specific Plan builds • Beautification Committee (1 for bicycle and pedestrian activity. The upon input provided by community member) Garvey Avenue Specific Plan will help stakeholders within the Garvey Avenue mend disjointed development and Specific Plan Area. The City organized an During the five meetings convened, the contribute towards a more unified Ad-Hoc Committee that met five times Committee discussed a Corridor vision, aesthetic and a greater sense of place throughout the planning process. evaluated land use alternatives, provided within the planning area. Stakeholder interviews and community input to the proposed land use plan, and surveys were conducted with a diverse reviewed the Draft Garvey Avenue The Garvey Avenue Specific Plan will representation of community business Specific Plan. establish land use, transportation, owners and residents. Meetings with infrastructure, and urban design strategies relevant City departments and the City Stakeholder Interviews that seek to attract investment into the Council also contributed feedback that A total of eight of interviews were corridor, and promote well-balanced retail was incorporated into the Garvey Avenue conducted with local business community development, mixed-use development, Specific Plan. The information gathered members, local residents, and Garvey and active public spaces. The Garvey provides valuable insight about the School Board members on July 31, 2014. Avenue Specific Plan also identifies strengths, weaknesses, opportunities, and Interviewees were asked seven questions public improvements that will further concerns within the corridor from the which they identified what they like about enhance the appearance and character of perspective of diverse community the project area, what should change and the corridor. stakeholders who operate within it. how should it be changed, and the opportunities and issues facing the corridor.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 1 - 5
INTRODUCTION
Table 1.1: Garvey Avenue Specific Plan Contents
Chapter Contents The Introduction chapter explains the role and function of specific plans, and the vision and purpose of the Garvey Avenue Specific Plan. This 1: Introduction section describes the Garvey Avenue Specific Plan’s relationship to the City’s General Plan, Zoning Ordinance, and other guiding documents. This chapter, also, summarizes the public engagement process’ findings. 2: Context and This chapter provides the planning context — location, setting, and Conditions context of planning issues. 3: Land Use, Zoning, This chapter sets forth site planning, building, parking, architectural, and and Development open space provisions. Standards The Opportunity Project and Sites chapter provides land use and development scenario examples for three opportunity sites. These sites have the potential to serve as catalysts for new development and 4: Opportunity economic revitalization. In addition, this Plan foresees significant Projects and Sites streetscape changes that will transform the pedestrian and bicyclist experience in the Garvey Avenue Specific Plan area.
5: Infrastructure This chapter includes the conceptual vehicular and non-vehicular (Mobility, Utilities, circulation plan, utilities, and public services servicing the Garvey Public Services) Avenue corridor. This chapter discusses the actions and programs anticipated for the 6: Implementation successful implementation of this Specific Plan. It also addresses the Plan’s administration and amendment process.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 1 - 6
INTRODUCTION
Community Survey Findings • Landscaping and lighting needs to be The planning team gathered further input The information gathered through the more abundant. through the distribution of a community community participation paints a rich survey at a public City event (National picture of both the current state and • Need for nightlife. Night Out – August 5, 2014) and via the desired future for the Garvey Avenue
City’s website. This survey gave Corridor. Rosemead residents and business owners Garvey Avenue is a transit and bicycle corridor.
the opportunity to voice their opinion on Strengths the issues, opportunities, and concerns relevant to their perspective of the • Well served by public transportation. Corridor today. A total of 152 surveys were collected. • Significant number and size of vacant or underutilized properties provide an City Department Meetings opportunity to create a one-stop Nine staff members representing seven shopping area that provides a variety key City departments convened for a July, of experiences. 16, 2014 meeting. The departments represented include: City Administration, • Substantial number of pedestrians and Public Works Department, Finance bicyclists. Department, Community Development Department, and County Sheriff’s Weaknesses Department. This meeting discussed the Corridor’s opportunities and constraints. • Lack of public gathering spaces, open space, and park/parklets. City Council Workshop On January 13, 2015 the City Council was • Limited roadway right-of-way yet provided with an update presentation on additional infrastructure capacity may the progress of the Ad Hoc Committee be needed. towards the development of the Garvey Avenue Specific Plan and EIR. The • Walkability needs to improve. presentation included a summary of the key development principals and catalytic • Limited range of goods and services sites that would shape the plan. available in the neighborhood.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 1 - 7
INTRODUCTION
Opportunities strategies for major commercial corridors • Minimize the impact of traffic such as Garvey Avenue. It considers the associated with growth within the San • Create an exciting, vibrant pedestrian seven required General Plan elements, Gabriel Valley and broader region. oriented area that benefits local and including land use, circulation, housing, subregional interests. open space, conservation, noise, and The goals established in the 2010 General safety, in six chapters, with conservation Plan Update relating to potential land use • Balance long term land uses serving and open space combined into a decisions along the Garvey Avenue nearby residents and development Community Resources element. The plan Corridor include the following: community needs, while providing identifies a set of goals, policies, and local economic stability. actions related to each of the chapters. Land Use Element
• Attract high end retail, restaurants, and Five of the six primary vision elements of • Goal 2: Expand opportunities for businesses to generate local the 2010 General Plan Update apply to concentrated commercial and employment opportunities. Garvey Avenue, including: industrial uses that contribute jobs and tax revenues to the City. • Create a special place that creates a • Enhance the commercial areas along commonality between urban design, key corridors, and most specifically • Goal 3: Create vibrant, attractive land use, and streetscape. Garvey Avenue and Valley mixed-use development. Boulevard. • Coordinate bike lanes and pedestrian • Goal 4: Assure a financially healthy paths throughout the Garvey corridor. • Enhance parks and recreational space City that can meet residents’ desire for in underserved neighborhoods. public services and facilities. 1.5. RELATIONSHIP TO CITY PLANS AND PROGRAMS • Accommodate the demand for high • Goal 5: Use targeted land use changes quality mixed-use development that that improve housing and economic Existing 2010 General Plan Update can contribute to commercial growth opportunities for residents and Any land use approach for Garvey Avenue and enhance opportunities for higher- businesses and achieve City fiscal and must be consistent the primary goals of density residential development. environmental objectives. Rosemead’s General Plan, which was last comprehensively updated in 2010. The • Protect homeowner investments and 2010 General Plan Update provides a the availability of well-maintained, citywide approach to planning for future relatively affordable housing units. development, and outlines goals and
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 1 - 8
INTRODUCTION
Circulation Element • Goal 4: Make effective contributions Garvey Avenue Master Plan to regional efforts to improve air The Garvey Avenue Master Plan is a • Goal 1: Maintain efficient vehicular quality and conserve energy. guiding document for development along and pedestrian movements throughout Garvey Avenue, and should be a key the City. reference point for the Garvey Avenue Specific Plan. It is intended to address • Goal 2: Develop infrastructure and Noise Element “aesthetic and parking issues that property service to support alternatives modes and business owners face in planning of travel. • Goal 1: Ensure effective incorporation commercial and retail improvements.” Its of noise considerations into land use vision for Garvey Avenue: “In the year • Goal 3: Assure vehicular traffic planning decisions. 2020, Garvey Avenue will be recognized associated with commercial and as a vibrant corridor with clean storefronts industrial uses does not intrude upon • Goal 2: Reduce noise impacts from and visible pedestrian activity. Garvey adjacent residential neighborhoods. transportation sources. Avenue will create a sense of ‘Small Town’ community pride where a variety • Goal 4: Provide quality commercial • Goal 3: Effectively implement of opportunities can be discovered for and industrial development with measures to control non-transportation families and friends.” adequate parking for employees and noise impacts. visitors. Its key objectives include the following: Housing Element Resource Management Element • Upgrade the image and appeal of the • Goal 2: Encourage the development of Garvey Avenue corridor by • Goal 1: Provide high-quality parks, a range of housing types in a range of coordinated public and private recreation, and open space facilities to prices affordable to all Rosemead improvements. meet the needs of all Rosemead residents. residents. • Entice and create convenience for • Goal 3: Encourage the maintenance patrons to stop and shop along the • Goal 2: Increase green space and upgrading of existing housing Garvey Avenue commercial corridor. throughout Rosemead to improve stock to ensure a decent, safe, and community aesthetics, encourage sanitary home for all Rosemead • Create energy along Garvey Avenue pedestrian activity, and provide residents. by creating pedestrian activity and passive cooling benefits. sidewalk cafes with outdoor seating.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 1 - 9
INTRODUCTION
• Develop great place-making areas that commercial property maintenance • Require economic feasibility studies will define the Garvey Avenue (e.g. clean storefronts, parking lot on large development sites to ensure commercial corridor. improvements, sign rehabilitation, projects are economically sustainable. etc.). • Create adequate parking facilities and • Establish a well-balanced and improve traffic flow along the • Recognize that different parts of the carefully planned collection of commercial corridor. corridor have special characteristics, signature retail anchors, general retail and develop programs to strengthen outlets, casual to upscale restaurants, Promote and encourage the highest and and reinforce them. and upscale overnight best use of under-utilized properties. accommodations. • Direct project designs that will • Utilize landscaping as an integral promote pedestrian-friendly projects • Discourage the development of component to overall project design. with public spaces and lively street commercial properties that contain a fronts where people can meet and random mix of incompatible uses. • Consider scale and character of interact. adjacent uses and demonstrate • Encourage the placement of parking sensitivity to the influences of the • Encourage developments as a means areas to be located behind structures surrounding area. of upgrading established uses and and out of sight from the public right developing vacant parcels along of way. • Encourage private rehabilitation Garvey Avenue. through application of the Garvey • Promote lively and attractive ground- Avenue Master Plan for new and • Attract private investment to revitalize floor retail uses that will create existing businesses. older commercial uses that will revenues needed to provide for City reinforce and create synergy along the services and City’s tax base. • Strengthen the Property Maintenance Garvey Avenue commercial corridor. Ordinance to rigorously enforce Existing Zoning Code property maintenance standards for • Enforce high quality commercial The City’s existing zoning code describes commercial and industrial properties. building and site design while development standards and allowable uses allowing increased intensities of use by zoning district. Development standards Its action plan includes: along the corridor where appropriate. identified include setbacks, lot area, lot width, density, floor area ratio, site • Revise the Property Maintenance and coverage, landscaping and open area Sign Ordinances to clearly address
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 1 - 10
INTRODUCTION requirements, height limits, storage, and through 65457 of the California to support the land uses described parking. Government Code, which authorizes local in the plan. governments with certified General Plans City of Rosemead Mixed Use to prepare and adopt specific plans. The 3. Standards and criteria by which Guidelines Specific Plan is adopted by the City development will proceed, and Rosemead’s Mixed Use Guidelines, Council by ordinance and thereby standards for the conservation, released in 2012, provide a context and establishes the zoning regulations for land development, and utilization of strategy for mixed use development use and development within the Specific natural resource, where applicable. throughout Rosemead. To the extent that Plan area. development within the Garvey Avenue 4. A program of implementation Specific Plan area is proposed to be mixed Specifically, these sections of the measures including regulations, use, the Mixed Use Guidelines will offer Government Code establish that a specific programs, public works projects, important guiding principles to follow. plan must, at a minimum, address the and financing measures necessary following: to carry out paragraphs (1), (2), and The Mixed Use Guidelines include (3). sections devoted to: a. A specific plan shall include text and a diagram or diagrams which specify all b. The specific plan shall include a • The public realm and the of the following in detail: statement of the relationship of the pedestrian environment specific plan to the general plan. • Site design 1. The distribution, location, and • Building design extent of the uses of land, including • Building height open space, within the area covered • Storefronts by the plan. • Lighting • Common areas/open space 2. The proposed distribution, location • Compatibility with adjacent and extent and intensity of major properties components of public and private • Parking transportation, sewage, water, • Access drainage, solid waste disposal, energy, and other essential facilities Legal Authority proposed to be located within the The Garvey Avenue Specific Plan is area covered by the plan and needed enacted pursuant to Sections 65450
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CONTEXT AND CONDITIONS Chapter 2
CONTEXT AND CONDITIONS
IN THIS CHAPTER 2.1. COMMUNITY HISTORY
2.1 Community History Rosemead was first settled by Gabrieleno Native Americans and then, later, by the Spanish, who established a mission in the San 2.2 Regional Context Gabriel Valley in 1771.1 Much of the southern part of Rosemead
was part of Rancho Potrero Grande, one of the major original 2.3 Development Patterns Spanish and Mexican Ranchos of Los Angeles County (Figure 2.4 Land Use 2.1). Anglo-American immigration began after the Treaty of Guadalupe ended the Mexican-American War in 1848. Among 2.5 Urban Design the early white settlers was Leonard Rose and his wife established a 600-acre ranch between what is now Rosemead 2.6 Mobility Boulevard and Walnut Grove Avenue. Rose called his ranch Rose’s Meadow, which was later changed to Rosemead, and, 2.7 Infrastructure finally, Rosemead, giving the City its name.
2.8 Public Services and Facilities
1 City of Rosemead. 2010 General Plan Update
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 2 CONTEXT AND CONDITIONS
Figure 2.1 Map of the Old Spanish and Mexican Ranchos Garvey Avenue is named for Richard th located in Los Angeles County Garvey, Sr., a 19 Century mail rider who delivered mail between Arizona and California. Garvey purchased a land along his route between what is now Atlantic Boulevard and San Gabriel Boulevard. He eventually gave a portion of his land to create Garvey Avenue.2
Rosemead was predominantly an agricultural community until 1959, when the city was incorporated. From 1960 to 1970, the population exploded, from 15,000 to nearly 41,000. This growth was a result of suburban tract house development accommodating Los Angeles area workers and their families. The 2014 population was approximately 54,700;3 official predictions anticipate Rosemead will grow to just under 60,000 by 2020.
2.2. REGIONAL CONTEXT
Rosemead is among the 88 cities that comprise Los Angeles County; it sits in the heart of the San Gabriel Valley, roughly 8 miles east of downtown Los Angeles, and 12 miles south of the 6,164- ft San Gabriel Peak in the San Gabriel
2 “Garvey Avenue from Alhambra to El Monte”, 3 State of California, Department of Finance. Mike Sonksen, KCET Departures Columns LA Population Estimates for Cities, Counties, and the Letters, January 2015 State, May 2014
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 3 CONTEXT AND CONDITIONS
Mountains. Since the 1990s, Rosemead Newmark Avenue stands as the Walnut Grove Avenue, and the east-west has become an increasingly diverse southernmost boundary, and Whitmore streets of Valley Boulevard, north of I-10, community as large numbers of Chinese Street is the northernmost boundary, see and Vietnamese immigrants settled and Figure 2.2. Interstate 10 (I-10) is situated established businesses in Rosemead. By about half a mile north of Garvey Avenue 2010, over 60% of Rosemead’s population and has entrance/exit ramps at New identifying themselves as Asian, with Avenue, Del Mar Avenue, and San another 34% identifying as Latino. This Gabriel Boulevard, all providing access to demographic change has resulted in a Garvey Avenue. Route 60 (SR-60) is transformed Garvey Avenue. Excluding located approximately two miles south. chain stores, virtually all retail businesses State Route 19, better known as Rosemead are Asian-oriented. As stated in Boulevard, runs north-south between the Rosemead’s General Plan, it is vital that two freeways, just east of the project area the Garvey Avenue Specific Plan meets boundary. the needs of the diverse population living and working along the corridor. 2.3. DEVELOPMENT PATTERNS Garvey Avenue is primarily an east/west corridor, with the Garvey Avenue Specific Rosemead is 5.2 square miles of relatively Plan portion located in southwest flat land with few topographical Rosemead adjacent to the city boundary impediments to development. with Monterey Park. Excluding the street Rosemead’s development patterns have and its right-of-way, the project area been shaped predominantly by the post- covers 0.14 square miles, encompassing war development resulting in low scale, the commercial and light industrial low intensity development. frontages surrounding an approximate 1.2 mile-length section of Garvey Avenue, as The I-10 freeway bisects Rosemead, shown in Figure 2.2. The easternmost creating a barrier within the city and boundary is Charlotte Avenue, while New dividing local neighborhoods. Other Avenue marks the westernmost boundary significant non-residential development is of the project area. The northern and clustered along major avenues. These southern boundaries of the project area avenues include the north-south streets of vary by segment of Garvey Avenue, but Del Mar Avenue, San Gabriel Boulevard,
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 4 CONTEXT AND CONDITIONS
Figure 2.2 Regional Context Map
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 5 CONTEXT AND CONDITIONS where Rosemead’s downtown is located, The majority of the project area is zoned and Garvey Avenue, south of I-10, the for exclusively commercial uses. Nearly focus of this Garvey Avenue Specific three fourths are zoned C-3 Medium Plan. Commercial. Another 8%, specifically the former LA Auto Auction site, is zoned as 2.4. LAND USE C-4 Regional Commercial. The remainder of the project area is zoned as R-2 Light The Garvey Avenue project area Multiple Residential (9%), Automobile encompasses 88 acres with some 153 Parking (5%), and PD Planned parcels of varying land use. The project Development (3%), see Figures 2.3 -2.5. area is bordered and surrounded by single- family or low-density multifamily housing. A majority of land uses within the project area are commercial/retail, with 84 parcels in commercial or retail use, encompassing 37 acres (42.3% of the total project area). There is a large number of vacant parcels that makes up 30.4% (nearly 27 acres) of the total project land area. The vacant land offers opportunities to develop catalytic projects to help transform Garvey Avenue into a new kind of corridor.
A large amount of land used today exclusively for automobile parking presents infill development opportunities as well. The dearth of open space along the corridor highlights the need for open space and parks. The land along Alhambra Wash (and the Wash itself) is a particular opportunity for new green space along an underutilized water body.
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Figure 2.3 Existing Land Use
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 7 CONTEXT AND CONDITIONS
Figure 2.4 Existing Zoning
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Figure 2.5 Land Use, 2014
Existing land uses are primarily auto-oriented commercial. Small mini-mall plazas like Fortune Plaza are common.
Vacant land use is common. The Square is a major neighborhood node.
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2.5. URBAN DESIGN a monotonous and intimidating pedestrian vibrancy, and interest to the street. Dead Garvey Avenue’s built form – its street experience. There are no community blocks such as these become areas that network, block pattern, parcel pattern, and gathering places, few vibrant public pedestrians want to pass through as building pattern – displays a range of sizes spaces, and few landmarks that serve as quickly as possible. Curb cuts for parking and a diversity of shapes, see Figure 2.6. iconic elements and provide a unique lots, meanwhile, means more cars However, its overall pattern is identity for the Garvey Avenue corridor. crossing the sidewalks, decreasing characteristic of auto-oriented “strip” These elements are needed to make the pedestrians’ sense of safety and comfort. corridors with single-family suburban corridor a real place. development around it. The vacant land and surface parking lots Wide streets with wide traffic lanes like result in a sparse building pattern, with Garvey Avenue and San Gabriel major empty “holes” in development. Boulevard connect well to the surrounding Along Garvey Avenue, there is a handful street grid, benefitting cars; however, of larger office buildings but most narrower streets that are safer and more development is single-story and of low pleasant for pedestrians, like Whitmore building quality. Basic cinderblock or concrete garage-like auto repair shops are and Newmark Avenues, are truncated and do not connect well. The wide arterials common, lending the corridor a gritty encourage fast through-traffic and, at “light industrial” character. Buildings are intersections, create wide crossings that often set back from the street fronted by are challenging for pedestrians to large surface parking lots, which results in navigate. Pedestrian signage is rare with a discontinuous edge with empty spaces more emphasis on signage for vehicles. and gaps along the sidewalk. These “gaps” in the “street wall,” the fabric of buildings Block sizes are quite large, too large for that directly line the sidewalk, have a easy pedestrian circulation. Few midblock significant negative impact on the streetscape and pedestrian environment. alleys, pedestrian passageways, and pedestrian crosswalks are present to help Gaps in the street wall from parking lots pedestrians safely move in and around the signal to pedestrians that the area that has area. Vacant land is cordoned off at the become inactive and vehicle-oriented. The sidewalk with chain-link fences, creating “dead spaces” lack retail, office, or residential uses that bring activity,
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Figure 2.6 Built Form, 2014
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The residential areas surrounding the other street furniture, are limited. In many Garvey Avenue Specific Plan area are areas, on-street parking is underutilized, Do trees really calm traffic? characterized by low-slung ranch homes. see Figure 2.7. They tend to be low, wide, single-story Yes: a growing body of research houses with street-facing garages and supports the conclusion that trees paved driveways and parking areas. can have a strong traffic calming effect. A Texas study showed a 46% The Fencing is common along the decrease in crash rates on ten property line at the sidewalk. Some urban arterial roads across the special design elements help make state after trees were planted. portions of the Garvey Avenue streetscape People perceive streets with trees to lovely. In particular, the majestic and be safer than streets without trees. A massive Eucalyptus trees lining portions clear majority of drivers asked to of the sidewalks are a special and unique choose which street is safer, based element that should be preserved and on images of streets with and enhanced, when possible. They boost the without trees, said the street with streetscape and pedestrian environment, trees is safer. The correlation provide needed shade and air-quality This small roundabout greens the intersection between the presence of street trees benefits, and help calm traffic. In a few with landscape plantings. and lower speeds, and the areas of the corridor, a planted median correlation between lower-speeds contributes even further to these benefits; and streets with fewer crashes is however, the median occurs sporadically. well-established. Drivers in another study who took a simulated ride on Most of Garvey Avenue’s 100’ right-of- two suburban streets, one with trees way is dedicated to vehicles, with and one without, went 3 mph slower disproportionately little space dedicated to on the street with trees. pedestrians and bicycles. Sidewalks on each side average 12’ wide and are sporadically lined with street trees. Other amenities and furnishings that could improve the pedestrian experience, such as pedestrian-scale lighting, seating, and
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Figure 2.7 Urban Pattern, 2014
A typical residential house in the adjacent neighborhood. Existing restaurant along Garvey Avenue.
The majestic San Gabriel Mountains dominate the view at Without a median and trees, the street is less attractive and less Del Mar Avenue. pedestrian friendly.
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2.6. MOBILITY to red for pedestrians, prioritizing vehicle AM and PM peaks in both directions at movement and forcing pedestrians to New Avenue. The Garvey Avenue corridor serves as a press a button to safely cross the street. key connection within the city and between neighborhoods for pedestrians, Conditions for bicyclists are also poor; bicyclists, transit users, and automobiles. there are no dedicated bicycle facilities. Although it is designed primarily for As such, many bicyclists ride on the automobiles, Garvey Avenue is used, to sidewalk for safety. In spite of the lack of varying degrees, as a multi-modal facilities, bicycle ridership on Garvey corridor, see Figure 2.10. It is a major Avenue is relatively high. transit corridor with both a rapid and local bus line, and regular pedestrian and Rapid and local transit along Garvey bicycle activity throughout the day. Avenue competes with private vehicle Vehicle traffic is highest in the AM and traffic on the street, and is given little PM peak hours. The currently posted priority. While bus shelters are provided speed limit of 35 mph is lower than on the sidewalks, there are few other Walnut Grove Avenue and segments of amenities for transit users. San Gabriel Boulevard, which are posted at 40 - 45 mph depending on location. Level-of-service (LOS) vehicle analysis of nine study intersections along the Traffic volumes on Garvey Avenue corridor and in the adjacent areas shows compete with and detract from the that all the study intersections operate at pedestrian environment. The many good LOS values under the current surface parking lots encourage people to conditions. drive rather than walk to the corridor. The few pedestrian crossings are spaced too far Vehicle traffic is highest in the eastern apart to provide safe and easy pedestrian side of the corridor and lowest in the west, access to both side of the street. In with roughly 1,000 vehicles per hour in addition, Garvey Avenue’s long blocks the AM and PM peaks in both directions also discourage pedestrian activity. At at San Gabriel Boulevard, which drops to intersections, crosswalks are set by default roughly 500-700 vehicles per hour in the
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Figure 2.8 Existing and Planned Mobility, 2014
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Figure 2.9 Garvey Avenue Existing Section, 2014
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Figure 2.10 Modes of Mobility, 2014
Many bicyclists use the sidewalk for safety. Garvey Avenue is a major transit corridor.
Pedestrians have few crossing opportunities. Wide intersections can be dangerous and unfriendly.
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2.7. INFRASTRUCTURE 2.8. PUBLIC SERVICES AND large complex encompassing a number of FACILITIES parcels and several buildings. A Jehovah’s Key infrastructure along Garvey Avenue Witness Church, located on Del Mar south includes sewer, water, and stormwater Garvey Avenue has a handful of public of Garvey Avenue, is smaller yet also has management. facilities within and around the Garvey a presence. Avenue Specific Plan area, see Figure Some of the areas’ existing sewers show 2.11. These facilities include schools and capacity deficiencies, as well as institutions, which contribute to the sense maintenance and structural defects. These of community and provide a strong sense facilities will need to be replaced and of place along Garvey Avenue. A major upgraded. presence is Richard Garvey Intermediate School, located between Jackson and Future water demands can be met until Evelyn Avenues. It is a community anchor 2035 based the Golden State Water and a significant trip generator in the Company’s (GSWC) 2010 Urban Water neighborhood. Southwest of Garvey Management Plan - South San Gabriel Intermediate School and just out of the Buddhist Ortho-Creed Association Dharma Seal Temple System. Water lines along Garvey Avenue Garvey Avenue Specific Plan area is have the most capacity for potential Arlene Bitely Elementary School, another increase due to the 12” main fronting the major anchor. Just north of the Garvey Garvey Avenue parcels. Avenue Specific Plan area, along Jackson Avenue, is a third public school, Emerson The Garvey Avenue Specific Plan area’s Elementary School. watershed drains into several stormwater drainage systems. The main drainage The Buddhist Ortho-Creed Association system is a box culvert that runs along Dharma Seal Temple is also a significant Garvey Avenue to the Alhambra Wash, as presence. Though the Dharma Seal well as several pipe drainage systems. Temple is located on Del Mar Avenue, north of the Garvey Avenue, it has a striking visual presence and is a major stakeholder along the corridor. The Association is a major landowner with a
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Figure 2.11 Existing Public Facilities, 2014
Alhambra Wash Garvey Intermediate School
AT&T Building Zapopan Park
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Parks and recreational facilities are and business phone service and internet County Probation Officer, and community notably lacking along the corridor, though services. safety services. there is potentially an opportunity to improve public space along Alhambra Public library facilities are not located Wash, an existing open stormwater within walking distance of the Garvey channel that cuts diagonally through the Avenue corridor. The nearest library, Los
Garvey Avenue Specific Plan area. While Angeles County Public Library, there is a lack of parks and open space in Rosemead branch, is located on Valley the Garvey Avenue Specific Plan area, the Boulevard adjacent to the Rosemead City active Zapopan Park is located just to the Hall. east, under the Southern California Edison power lines. Fire service and emergency medical service are provided by the Los Angeles Power within the Garvey Avenue Specific County Fire Department, which has a Plan area is provided by Southern local station in downtown Rosemead, on Rosemead Public Safety Center California Edison. Power lines have been Valley Boulevard. A second local station undergrounded along Garvey Avenue. is located just south of the project area, on the east side of San Gabriel Boulevard. Natural gas is provided by Southern Rosemead’s police service is provided California Gas, a subsidiary of Sempra through the Los Angeles County Sheriff’s Energy. The nearest major pipelines run Temple Station, in Temple City. Deputies underground along Walnut Grove Avenue assigned to Rosemead work out of (parallel to and east of San Gabriel Rosemead’s Public Safety Center located Boulevard) and Fern Avenue (parallel to on Garvey Avenue adjacent to Zapopan Garvey Avenue east of Walnut Grove Park at Charlotte Avenue. The Public Avenue). Safety Center is managed by Rosemead’s Chief of Police, a Los Angeles County Charter Communications is the primary Sheriff’s Department Lieutenant, and cable provider for Rosemead, while includes local offices for the Los Angeles AT&T is the primary provider of home County Sheriff, the Rosemead Special Assignment Team, the Los Angeles
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LAND USE, ZONING, AND DEVELOPMENT STANDARDSChapter 3
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
IN THIS CHAPTE R This chapter focuses on the major land use and zoning changes in the Garvey Avenue Specific Plan, as well as development 3.1 Garvey Avenue Specific Plan Zoning Districts standards and revitalization strategies that will be key tools in achieving the transformative vision imagined in the Garvey 3.2 Development Potential Avenue Specific Plan. It includes new zoning districts to allow 3.3 Allowed, Prohibited, and Non-Conforming Uses, and for and encourage specific growth patterns and builds on the Special Use Restrictions design guidelines enumerated in the Garvey Avenue Master 3.4 Garvey Avenue Specific Plan Design and Development Plan. For ease of implementation, existing provisions of the Standards Rosemead Municipal Code (RMC) Zoning Code can be assumed to apply unless specifically stated otherwise in this Specific Plan.
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3.1 GARVEY AVENUE land, indicate that Garvey Avenue’s A standard is objectively measured and SPECIFIC PLAN ZONING development potential has been focused. Adhering to a standard is DISTRICTS challenged. required.
Land use designations are established to The Garvey Avenue Specific Plan rezones identify the allowed uses and design the entire Specific Plan area and Common design standards include characteristics desired along the Garvey establishes four new zoning districts with building setbacks, heights, etc. A Avenue corridor, and to set forth the targeted new development standards that guideline strongly suggests or allowable density and intensity of offer clear guidance for the types of recommends a desired design or form but development. This Specific Plan builds development that can, over time, it allows for interpretation. Adhering to a upon existing zoning regulations transform the Garvey Avenue corridor contained in the Rosemead Zoning Code, guideline is advocated but not required. modifying allowed uses and development into a new kind of place that is vibrant, Common design guidelines include color standards for each zone to facilitate livable, and neighborhood-oriented. The palettes, roofline shapes, etc. development that will achieve the vision new Specific Plan zoning districts are set and objectives for the corridor. The forth in Table 3.1 and shown on the new Shall versus Should limitations of the corridor’s existing Zoning Map in Figure 3.1. The purpose of “Shall” denotes a mandatory zoning are clearly seen in the state of and standards for each of the new zoning Garvey Avenue today, where the areas are outlined on the following pages. requirement. upgrading of parcels over time that would “Should” denotes a guideline or normally be expected for a developed Standard recommendation urban area like Garvey Avenue has not versus Guideline occurred. The nearly 27 acres of vacant
Table 3.1 Garvey Avenue Specific Plan Zoning Districts and Land Uses Zoning District Label Zoning District Name Allowed and Expected Land Uses GSP-OS/P Garvey Avenue Specific Plan, Open Space/Parking Open Space, Parking GSP-R/C Garvey Avenue Specific Plan, Residential/Commercial Residential, Commercial, Public, Open Space GSP Garvey Avenue Specific Plan Commercial, Public, Open Space GSP-MU Garvey Avenue Specific Plan, Incentivized Mixed-Use Mixed Use, Commercial, Public, Open Space
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LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Figure 3.1 Zoning
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3.1.1 GSP-OS/P GARVEY development. Such development in the will have active retail storefronts, with AVENUE SPECIFIC GSP-R/C area is expected to feature glass windows, open storefronts, and PLAN, OPEN designs and forms that create an setbacks for outdoor dining that offer SPACE/PARKING appropriate pedestrian scale along or pedestrians a varied and interesting ZONING DISTRICT nearby the Garvey Avenue corridor. The experience. Office development and some GSP-R/C zoning district provides public uses are allowed on higher floors. The Garvey Avenue Specific Plan, Open transition areas between single- and multi- The GSP zoning district also allows for Space/Parking (GSP-OS/P) zoning district family residential land uses in the flexible spaces where start-up and locally- allows for open space and parking surrounding neighborhoods, serving as a owned businesses can establish and development on key areas of Garvey buffer for higher land use intensity and maintain small businesses. The GSP Avenue, such as Alhambra Wash. building scale directly on Garvey Avenue. zoning district is focused on the western Currently zoned for parking, the The new zoning enables flexibility in half of the Specific Plan area, west of Del Alhambra Wash is envisioned to become development approaches while requiring Mar Avenue, with some pockets just east a major open space amenity. Continuing high-quality design that respects and adds of Del Mar. Where new guidelines and to allow open space, as well as parking, value to adjacent residential development. standards have not been established, the will help encourage the development of GSP zoning code largely follows the much-needed open space along the Wash. 3.1.3 GSP GARVEY AVENUE existing zoning code for the C-3 Medium SPECIFIC PLAN ZONING Commercial zoning area. However, stand- 3.1.2 GSP-R/C GARVEY DISTRICT alone residential and mixed uses are not AVENUE SPECIFIC permitted. PLAN, RESIDENTIAL/ The purpose of the Garvey Avenue COMMERCIAL ZONING Specific Plan (GSP) zoning district is to 3.1.4 GSP-MU GARVEY DISTRICT facilitate and support a vibrant AVENUE SPECIFIC neighborhood commercial district that PLAN, INCENTIVIZED MIXED USE ZONING The Garvey Avenue Specific Plan, accommodates a diverse range of retail, DISTRICT Residential/Commercial (GSP-R/C) service, and office businesses, with a zoning district, the smallest new zoning focus on businesses that support the needs district in the Specific Plan area, makes of the local community. The GSP zoning The Garvey Avenue Specific Plan, some modifications to the development area is intended to encourage the Incentivized Mixed Use (GSP-MU) standards of the existing R-2 zoning development of attractive retail areas zoning district will transform key pockets district to be more specific to the Plan area where people can walk for dining, of Garvey Avenue into active pedestrian and facilitate greater opportunity for groceries, shopping, limited personal and retail areas with a wide mix of uses to development approaches that includes services, community and social services, serve a variety of needs and stimulate a either residential or commercial and social activities and gatherings. Uses range of environments. The new zoning
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LAND USE, ZONING, AND DEVELOPMENT STANDARDS district allows for the greatest possible Residential/ Commercial Mixed-Use flexibility in development choices, and Development Overlay district.’ allows for a new model of development along the corridor, with residential uses 3.2 DEVELOPMENT carefully integrated into buildings with POTENTIAL active ground-floor commercial frontages. “Horizontal” mixed-use is permissible in The Garvey Avenue Specific Plan area this district, which will enable a large encompasses an area of roughly 88 development site such as the LA Auto developable acres. The land use policies Auction site to be developed with associated with this Specific Plan provide buildings with only one use, provided that the capacity for the development of the overall site is developed to the mixed approximately 1.3 million nonresidential use standards in GSP-MU. square feet1. This development would occur as large vacant parcels are All development in the GSP-MU area developed, as new development replaces would be expected to feature designs and aging commercial properties, and as more forms that create an appropriate pedestrian intensely-developed commercial uses are scale directly on the Garvey Avenue built, either as mixed use projects or stand- corridor, and on any internal or side alone commercial projects. An additional streets. The GSP-MU zoning district is estimated 1,048 dwelling units may be focused on the eastern half of the Specific expected with the implementation the land Plan area, with three development nodes use policies within this Specific Plan. This at the Del Mar intersection, the San would equate to an estimated total Gabriel intersection, and along Garvey population of approximately 2,7102. Most Avenue at the former LA Auto Auction residential development would be built site. Where new guidelines and standards almost exclusively within the GSP-MU have not been established, the GSP-MU zone, Table 3.2 zoning code follows the existing zoning code for the existing R-C MUDO
1 Acres calculated in GIS from Proposed Land Use 2 Population is calculated based on dwelling units Plan PDF, 11/25/14. and persons per multi-family household for the City of Rosemead. 2014 person per household estimate is 3.04.
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Table 3.2 Development Potential
DEVELOPMENT STANDARDS
Maximum Without the Maximum With Zoning Designation Land Uses Allowed Provision of Provision of Community Community Benefits Benefits (see 3.4.2)
DU/Gross DU/Gross FAR FAR Acre Acre Garvey Avenue Specific Plan, GSP-OS/P Open Space, Parking N/A N/A N/A N/A Open Space/Parking Garvey Avenue Specific Plan, Residential, Commercial, GSP-R/C 7 0.75 30 1.0 Residential/Commercial Public, Open Space Commercial, Public, Open GSP Garvey Avenue Specific Plan N/A 0.75 N/A 1.0 Space
Garvey Avenue Specific Plan, Mixed Use, Commercial, 25 1.6 MU 3.0 MU GSP-MU 80 Incentivized Mixed Use Public, Open Space 0.75 Com 1.0 Com
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3.3 ALLOWED USES, Development Director following a Prohibited Use (--) refers to a use NONCONFORMING USES, review and a determination that or activity that is not permitted. AND SPECIAL USE the nature of the proposed use, at RESTRICTIONS the location proposed, is subject to The Community Development Director conditions of use and occupancy may determine that a proposed use not Allowed uses are established for each that may be set, and can be listed in Chapter 3 of the Garvey Avenue specific plan zoning district. Certain uses conducted without detriment to Specific Plan is permissible or may be subject to special conditions nearby properties and uses. conditionally permissible if the use is regarding the location, operation, design, substantially similar to a use permitted in or special permitting requirements of the Certain uses are allowed subject to Chapter 3 of the Garvey Avenue Specific use. References to these provisions are the approval of a Conditional Use Plan and all of the following findings are made in Table 3.3. Permit (CUP), which must be made: approved by the Planning 3.3.1 ALLOWED USES Commission following review and a. The proposed use will be a determination that the nature of consistent with the goals, Allowed land uses within the Specific the proposed use, at the location objectives, and policies of the Plan area are listed in Table 3.3. Use proposed, is subject to conditions General Plan; listings are grouped by a general category of use and occupancy that may be on the basis of common function, product, set, and can be conducted without b. The characteristics of, and or compatibility. Uses may occur detriment to nearby properties and activities associated with, the anywhere within the appropriate zone. uses. proposed use are equivalent to Uses may be allowed in the following those of one or more of the uses ways: Certain uses are allowed subject to listed in the zoning districts as A Permitted Use (P) may be the approval of a Temporary Use allowable, and are no more established as the primary use of a Permit (TUP), which must be detrimental or intensive than the building without discretionary approved by the Community uses listed in the district for which approval. Development Director, in the proposed use is determined to accordance with RMC Section be consistent with; and Certain uses are allowed subject to 17.124 (Temporary Use Permits the approval of an Administrative and Special Events). c. The proposed use will meet the Use Permit (AUP), which must be purpose and intent of the zoning approved by the Community district that is applied to the site
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where the proposed use is to be located.
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Table 3.3 Land Use Table
Allowed Uses Key: GSP-OS/P GSP-R/C GSP GSP-MU Specific Regulations
P Permitted Use CUP Conditional Use Permit Required AUP Administrative Use Permit Required -- Use Not Permitted TUP Temporary Use
RESIDENTIAL Single-Family Dwellings -- P -- -- Two-Family Dwellings (Duplex) -- P -- -- Multi-Family Dwellings -- P -- -- Multi-Family Dwellings (as part of a ------P A mixed use project application must be Mixed Use Project) accompanied by an economic feasibility study prepared by a reputable economic or marketing professional or firm. Economic feasibility study’s findings must support the proposed mixed use project, the land use mix components of the project, and the extent of the land use. City of Rosemead staff will evaluate and determine the marketing professional/firm credentials to prepare such study. The Community Benefit Incentive is not applicable to this economic feasibility study. Second Dwelling Unit (as defined by §17.30.190) -- P -- -- See RMC Section 17.30.190 (Second Dwelling Units) Artist Live/Work Space -- AUP -- P Single-Room Occupancy (as defined by -- CUP -- CUP See RMC Section 17.30.200 (Single §17.30.200) Room Occupancy) Residential accessory uses and structures -- P -- P See RMC Section 17.32 (Accessory Structures) and Section 17.12.030
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Table 3.3 Land Use Table
Allowed Uses Key: GSP-OS/P GSP-R/C GSP GSP-MU Specific Regulations
Home Occupations, including Cottage Food -- P -- P Operations (Accessory) CARE USES Transitional and Supportive Housing -- P -- -- See RMC Section 17.30.160 (Large and Child Care Home, Large Family (9 to 14) -- AUP -- -- Small Family Child Day Care Home Facilities) See RMC Section 17.30.160 (Large and Child Care Home, Small Family (8 or fewer) -- P -- -- Small Family Child Day Care Home Facilities) Residential Care Facilities (6 or fewer) -- P -- --
Residential Care Facilities (7 or more) -- CUP -- -- PUBLIC AND CIVIC Colleges and Universities ------P Cultural Institutions CUP CUP CUP CUP For lighted facilities, see RMC Section Park and Recreation Facilities P P P P 17.68.060 Places of Religious Assembly -- CUP CUP CUP Public Utility Facilities AUP AUP AUP AUP Telecommunication Facilities/Wireless CUP CUP CUP CUP Telecommunication Facilities Educational Institution (Private) -- CUP CUP CUP Community Garden P P P P Open Space, Public P ------Hiking Trails, Public P ------
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COMMERCIAL Animal Grooming Services -- P P P No overnight boarding of animals allowed. Veterinary -- P P P Drive-Through Businesses -- -- AUP -- See RMC Section 17.30.110
Eating and Drinking Establishments: No Alcohol -- P P P P P Beverage Sales Eating and Drinking Establishments: With “On -- -- CUP CUP See RMC Section 17.30.040 (Alcohol Sale” ABC License Beverage Sales)
Sidewalk Dining (accessory use to eating and -- AUP AUP AUP 1) Location Requirements: drinking establishments) (a) A sidewalk dining, where permitted, may be located on the public right-of-way adjacent to the restaurant serving the sidewalk dining. Approval for sidewalk dining may be granted after review of the application by appropriate city departments and issuance of an encroachment permit or license agreement.
(b) All sidewalk dining shall leave clear space for pedestrian movement between the outer edge of the dining and the curb line. Sidewalk dining located at street intersections shall provide a 15-foot clear space radial to the corner. If pedestrian traffic is especially heavy, the Public Works Director may require additional clear space to ensure adequate room for pedestrian movements.
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(c) No sidewalk dining shall be located within 15 feet of a bus stop or bus shelter.
2) Physical Design Requirements:
(a) All furnishings of a sidewalk dining including, but not limited to, tables, chairs and decorative accessories, shall be readily movable.
(b) No part of sidewalk dining may be permanently attached to public space. The person to whom the business license for the dining is issued shall repair any damage done by the dining to public property.
(c) When a sidewalk dining or the adjacent restaurant is occupied, no exit door shall be locked, bolted or otherwise fastened or obstructed so that the door cannot be opened from the inside.
(d) Chairs and tables shall be arranged so as to provide for clear access to an exit. No part of an aisle shall be used in any way that will obstruct its use as an exit or that will constitute a hazardous condition.
(e) Sidewalk dining shall not be arranged so as to restrict the use of emergency exits, fire escapes
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on adjacent buildings and access to fire hydrants.
(f) Freestanding or table mounted shade umbrellas shall be kept in good repair and may be used only where space permits.
(g) Freestanding lamps are not permitted. Flashing or moving lights are not permitted. Table candles may be used. Electric wiring shall not be placed in pedestrian areas.
(h) Awnings shall be kept in good repair.
(i) Seating and accessories and other components of the sidewalk dining shall be maintained in a neat and safe manner.
(j) The height of a railing, fence, or planter (including plantings) used to establish boundaries of seating areas shall be at least 24 inches in height but not higher than 36 inches. Planters and/or plantings shall be maintained in a neat and orderly manner, and shall not encroach past the approved sidewalk dining area.
(k) Plank-style picnic tables with bench seating are not permitted.
3) Dining Operation Requirements:
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(a) Sidewalk dining shall be operated and maintained in accordance with the applicant's building plans approved by the Community Development Director and the Public Works Director.
(b) The owner(s) shall be responsible for the removal of all wrappings, litter, and food, and shall provide thorough and sanitary cleaning for sidewalk dining area and the immediate surroundings of such area each day after the eating and drinking establishment closes.
(c) Sidewalk dining shall not operate earlier than 8:00 a.m. or later than 12:00 a.m. (midnight).
(d) If alcoholic beverages are permitted in the sidewalk dining area by a Conditional Use Permit (CUP), a landscape separation shall be required to prevent the passing and/or carrying of alcoholic beverages out of the sidewalk area and signs noting such requirement shall be posted in conspicuous locations.
Entertainment and Spectator Sports: -- -- CUP CUP 1-149 seats or under 15,000 square feet Entertainment and Spectator Sports: 150+ seats ------CUP or over 15,000 square feet Financial Services -- P P P
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See RMC Section 17.30.040 (Alcohol Food and Beverage Retail Sales -- P P P Beverage Sales) Gas Stations -- -- CUP -- See RMC Section 17.30.130
A hotel project application must be accompanied by an Economic Feasibility Study prepared by a reputable economic or marketing professional or firm. Study’s findings must support the proposed hotel project. City of Rosemead staff will Hotel (50+ guest rooms) -- -- CUP CUP evaluate and determine the marketing professional/firm credentials to prepare such study. The Community Benefit Incentive is not applicable to this economic feasibility study.
Two public bus parking spaces are required to be provided by a hotel facility in the GSP-MU zone. Health/Fitness Club (Small) -- P P P Health/Fitness Club (Large) -- AUP AUP AUP Medical Office Prohibited medical services: extended care, specifically, convalescent health or -- -- P P nursing care; medical or custodial care provided in cases of prolonged illness or rehabilitation. Office -- P P P Parking, Commercial (Non-accessory) P AUP AUP -- Tour Bus Parking (Accessory - Hotel only) Two public bus parking spaces are ------P required to be provided by a hotel facility located in the GSP-MU zone. Personal Service (General and Studio) -- P P P Repair Service (including bicycles, excluding -- P P P automotive)
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Retail Sales (General) Prohibited Retail Uses: building materials -- P P P and supplies sales, firearms sales, liquor stores, second hand stores, and pawn stores. Tutoring Services (Small) -- P P P Tutoring Services (Large) -- AUP AUP AUP Donation Box ------
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3.3.3 NONCONFORMING USES abandonment/discontinuation clause Community Benefit Incentive program. (RMC Section 17.72.030B) In place of An economic feasibility study must be The Garvey Avenue Specific Plan area has the abandonment/discontinuation clause, prepared by a reputable economic or long been developed with some light- a nonconforming use in the Garvey market professional or firm. The industrial uses – including construction- Avenue Specific Plan area which has been economic feasibility study must affirm or related and auto repair/service businesses abandoned or has been discontinued for a support the land use mix and the extent of with outdoor operations – which the City period of 90 days shall not be the proposed land uses. The City of has long encouraged to phase out due to reestablished and any subsequent reuse or Rosemead staff will affirm the economic their incompatibility with surrounding any new use established shall conform to or market professional or firm’s residences and the aesthetic, noise, and the provisions of the Garvey Avenue credentials to prepare such study, and traffic impacts on the corridor. Specific Plan. affirm study’s findings. Implementation of this Garvey Avenue Specific Plan will render certain light- 3.3.4 SPECIFIC USE 3.4 GARVEY AVENUE industrial and auto-oriented commercial RESTRICTIONS SPECIFIC PLAN DESIGN uses nonconforming with regard to the use AND DEVELOPMENT provisions of this Garvey Avenue Specific The following restrictions on uses shall GUIDELINES AND Plan. To contribute to the improvement of apply in the GSP-MU zone: STANDARDS the aesthetic quality and economic vitality To promote active nonresidential along the corridor, and to ensure that land development on ground floors, the The Garvey Avenue Specific Plan design uses are consistent with the vision following uses are prohibited on ground and development guidelines and standards presented in the Garvey Avenue Specific floors, but, if permitted within the zoning provide specific policies for how parcels Plan, the conditions under which legal area, may be permitted on upper floors: and buildings shall be developed, such as nonconforming uses may continue is setbacks and parking requirements, or limited. Specifically, legal nonconforming Medical Office height and density limits (Figures 3.2 and uses may remain but cannot expand, Office 3.3). They are intended to supplement the change use, rebuild, and must be development standards in Rosemead’s continually operated. If these conditions 3.3.5 ECONOMIC FEASIBILITY General Plan, as well as the design are not met, the nonconforming use is no STUDY guidelines outlined in the Garvey Avenue longer a legal nonconforming use and is Master Plan and in Rosemead’s Mixed- subject to the City of Rosemead’s An economic feasibility study is required Use Design Guidelines, both of which are Nonconforming Use Amortization Policy, for all hotel and mixed use project incorporated by reference. These RMC Section 17.72.090, with the applications. The required economic documents specifically addressed many exception of the feasibility study is not eligible for the design guidelines important to this
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Specific Plan, including but not limited to family residential and other those that relate to the public realm and mixed-use projects; pedestrian environment, building and Inviting and supporting transit and storefront design, parking, and utilities. active transportation; The design standards and guidelines of Crafting smart parking this Garvey Avenue Specific Plan are requirements that balance parking largely consistent with those in the Garvey Avenue Master Plan and Rosemead’s needs with updated standards that Mixed-Use Guidelines, and, likewise, give flexibility to developers, largely share the same goals as those in the manage parking as efficiently as Garvey Avenue Master Plan and possible, and minimize the Rosemead’s Mixed-Use Guidelines. negative impacts of parking on the These goals include: neighborhood; and Integrating high-quality landscape Upgrading the image and appeal of and streetscape design that is Garvey Avenue as a safe, consistent throughout the corridor. attractive, and high-quality commercial environment; The Garvey Avenue Specific Plan design Encouraging high quality infill and development standards provide the and mixed-use redevelopment of foundation for a distinct corridor identity. vacant lots and underutilized Through the use of these custom-tailored properties to their highest and best design guidelines and development use, whether commercial, standards, Rosemead can leverage residential, office, entertainment, successful existing land uses, redevelop or open space; underutilized sites to their highest and best Activating the street and use, and capitalize on once-in-a-lifetime enhancing the pedestrian opportunities to redevelop several large environment and scale; and catalytic vacant sites, such as the Ensuring compatibility between former L.A. Auto Auction site. adjacent uses, especially single-
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Figure 3.2 Specific Plan Vision
The Specific Plan seeks to create vibrant new places to walk and shop. Gathering places and community spaces will activate the public realm.
A green streetscape and distinct branding will identify Garvey Avenue as Bicyclists, pedestrians, and drivers will integrate seamlessly into a special. strengthened network. GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 20
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
3.4.1 USE OF THE DESIGN AND remodeling activity shall comply with all expectations. City staff and others use DEVELOPMENT development standards set forth in this these standards and guidelines to STANDARDS Garvey Avenue Specific Plan. understand proposed projects in All subdivisions, new land uses and relationship to approved objectives, goals, structures, and substantial rehabilitation, The Garvey Avenue Specific Plan design standards, and guidelines. alterations, and/or remodeling of existing standards and guidelines should be used land uses and structures shall be designed, by landowners, developers, tenants, and The Garvey Avenue Specific Plan constructed, and established in their consultants, such as architects, who development standards are outlined in compliance with the requirements of this propose any alteration, addition, Table 3.4. A map of height limits for Section, in addition to the applicable constructions and/or development projects development along Garvey Avenue is standards in Title 17 (Zoning) of the within the Garvey Avenue Specific Plan shown in Figure 3.4. Rosemead Municipal Code unless area. City staff should use the Plan to explicitly defined, stated, or delineated review projects for 1) compliance with the otherwise in this Garvey Avenue Specific design standards, and 2) compliance with Plan. Principal and accessory structures the intent of the design guidelines. shall meet the same development Individuals and entities proposing projects standards unless otherwise modified in within the Garvey Avenue Specific Plan this Garvey Avenue Specific Plan. With area should review and understand these regard to the substantial rehabilitation, standards and guidelines before initiating alterations, and/or remodeling of existing the design and development process. To land uses and structures, whenever such facilitate project approvals, questions activity involves removal of more than regarding the design standards and 50% of the exterior walls of a structure guidelines, as well as other development- (this shall mean the removal of the related questions, should be discussed following examples of building materials: with the Community Development wood, siding of any type, stucco, Director or designee as early in the windows, framing materials, and will not development process as possible. require the demolition of the structural Individuals and entities proposing projects elements/materials of the wall(s) to be should use these design standards and considered within the 50%), the guidelines at each project stage to shape replacement construction is considered to concepts and designs to realize compatible constitute a new structure, and such architecture and urban design that meets rehabilitation, alteration, and/or City of Rosemead requirements and
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Figure 3.3 Additional Specific Plan Vision
Modulated storefronts with signage complement a green pedestrian realm. Outdoor dining invites pedestrians to shop and eat.
An enhanced pedestrian realm benefits all community members. A consistent building edge with varied modulation and no gaps.
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Table 3.4 Development Standards Specific Plan GSP-OS/P GSP-R/C GSP GSP-MU Comments Standards DEVELOPMENT INTENSITY AND NEIGHBORHOOD COMPATIBILITY
See RMC Section 17.08.050 regarding lot area and dimension requirements for direction on an undeveloped, substandard, or nonconforming lot. Minimum Lot Size 5,000 sq. Mixed Use 10,000 s.f. None 6,500 s.f. Other 5,000 s.f. Minimum Lot Width 50’ 70’ 70’ 100’ Minimum Lot Area per N/A 1,000 sq./dwelling unit N/A 500 sq./dwelling unit Dwelling Maximum Density Without the Provision of N/A 7 dwelling units/gross acre N/A 25 dwelling units/gross acre Community Benefits Maximum Density With the Provision of N/A 25 dwelling units/gross acre N/A 80 dwelling units/gross acre Community Benefits Minimum Unit Size 600 s.f. 600 s.f. Studio N/A N/A
650 s.f. 650 s.f. One-Bedroom N/A N/A
800 s.f. 800 s.f. Two-Bedroom N/A N/A
An additional 200 s.f./ An additional 200 s.f./ Each Additional Bedroom N/A bedroom bedroom COMMERCIAL DEVELOPMENT INTENSITY
Floor Area Ratio (FAR) 0.75 Commercial: 0.75 maximum Without the Provision of None 0.75 maximum maximum Mixed Use: 1.6 maximum Community Benefits FAR With the Provision of Commercial: 1.0 maximum None 1.0 maximum 1.0 maximum Community Benefits Mixed Use: 3.0 maximum Lots with 50’ or less of street frontage: 800 sq., minimum
Lots with 51’ or more of street frontage: 20% of the lot area, Required Floor Area of the Where multiple minimum. Ground Floor Space in a vertical mixed use N/A N/A N/A Vertical Mixed Use Building buildings located Where multiple vertical mixed located along Garvey Avenue within a single lot, buildings are located on a single lot, a minimum of 20% of the building footprint shall be dedicated to ground floor space. BUILDING HEIGHT AND FORM
Maximum height is calculated to the top of roofline or roof structures including but not limited to elevator housing,
Maximum Height stairways, tanks, ventilating fans, roof signs, etc. 35’ 35’ 75’ 75’ An additional 5’ beyond the height limit is allowed for unique architectural elements as determined by the Section 3.4.2 of Height Exception Community Development Director. this Specific Plan Maximum Building Length Building façade lengths may not exceed 300 feet. BUILDING RELATIONSHIP TO STREET
Section 3.4.4 of Minimum lot frontage that must be developed by a building Minimum Building Placement this Specific Plan on Lot Frontage None 60% 60% 75% Nonresidential: 14’ minimum Section 3.4.8 of Ground Floor Height 14’minimum 10’ minimum 14’ minimum Residential: 10’ minimum this Specific Plan Elevation Above Street Level 2’ minimum 2’ minimum Section 3.4.8 of Ground Floor Living Space N/A N/A 3’ maximum 3’ maximum this Specific Plan 0’ minimum Ground Floor Nonresidential 2’ maximum Minimum height for nonresidential building facades at or near the street frontage, measured to the top of the façade. Section 3.4.8 of For single story buildings, a false front or parapet should be used to achieve this minimum height. Where exterior this Specific Plan Nonresidential Facade Height frontage height varies along the building frontage, the minimum height shall be considered to be the average height and Figure 3.9 at or near Street Frontage of the building frontage. N/A 25’ minimum 25’ minimum 25’ minimum
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Specific Plan GSP-OS/P GSP-R/C GSP GSP-MU Comments Standards GROUND FLOOR BUILDING DESIGN The amount of the ground level wall area directly visible from the street allowed to be left blank. The ground level Figure 3.8 of this Ground Floor Blank Walls wall area is defined as that portion of the building elevation from grade to a height of 9 feet. Specific Plan 25% maximum Ground Floor Wall The area of ground level wall area that must be glazed with clear glass display windows and entries. Glazing Nonresidential: 50% minimum Section 3.4.5 and Residential: 40% minimum 3.4.8 of this Specific Plan and Figure 3.7 SETBACKS FOR LIGHT, AIR, AND PRIVACY Setbacks Nonresidential: No minimum Nonresidential: No minimum Front N/A No minimum Residential: 10’ Ground Floor Residential: 10’ Side – Adjacent to Nonresidential Use or 5’ minimum 5’ minimum N/A No minimum Zoning District Other Than R-1 and R-2 Side – Adjacent to Existing Residential, School, or Park N/A 10’ minimum Use All residential, nonresidential, and mixed use developments shall have a side variable height when abutting R-1 or R- Side – Adjacent to R-1 or 2. This specifies a setback minimum of 10’ from the property line, with the height increasing at a 60 degree angle R-2 Zoning District from that point. N/A 10’minimum
Residential: The lesser of 20’ or 20% of lot depth 20’ minimum if 20’ minimum if abutting Rear abutting residential, existing residential use, school, N/A Nonresidential: 20’ minimum if otherwise no minimum or park, otherwise no minimum abutting residential, otherwise required required no minimum required
All residential, commercial, and mixed-use developments shall have a rear variable height when abutting R-1 or R-2 Rear – Adjacent to R-1 or zones. This specifies a setback minimum of 25’ from the property line, increasing at a 60 degree angle from that R-2 Zoning Districts point. PEDESTRIAN-FRIENDLY AUTO CIRCULATION & ACCESS
Access Driveway Width One Way: 14’ minimum, 20’ maximum Two Way: 24’ minimum, 30’ maximum 1 curb cut/lot, if lot has less than 300 feet of property frontage. Section 3.4.9 of this Curb Cuts 1 curb cut/300’ of lot frontage, if lot frontage is greater than or equal to 300 feet. Example: 450’ lot frontage is Specific Plan and allowed 1 curb cut; 600’ lot frontage is allowed 2 curb cuts. Figure 3.11
Frontage Dedicated to 30% of lot frontage maximum 20% of lot frontage maximum Parking and/or Driveways SMART PARKING MANAGEMENT
Vehicle Parking - Nonresidential Restaurants with floor area less than 2,500 s.f.: 1 standard sized parking space per 400 s.f. All stalls shall be 1 standard sized Restaurant N/A N/A double striped and parking space/300 s.f. Restaurants with floor area standard sized greater than or equal to 2,500 s.f.: 1 standard sized parking space per 200 s.f. 1 standard sized parking space per living or sleeping unit plus:
1 standard sized parking space for every 50 s.f. of dance hall, exhibition space, meeting room; All stalls shall be
Hotel N/A N/A N/A double striped and 1 standard sized parking space standard sized per 300 s.f. for restaurant space; and
1 standard sized parking space per 400 sq. of all other uses within the hotel
All stalls shall be double striped and standard sized. The Nonresidential other than 1 standard sized parking 1 standard sized 1 standard sized parking required parking N/A Restaurant and Hotel space/300 s.f. parking space/300 s.f. space/400 s.f. stalls may include up to 25% of the total stalls as compact parking
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Specific Plan GSP-OS/P GSP-R/C GSP GSP-MU Comments Standards
For residential developments, For residential developments, the project shall provide no less the project shall provide no less than 1.0 standard sized parking than 1.0 standard sized parking space/dwelling unit, and no space/dwelling unit, and no more than 1.5 standard sized more than 1.5 standard sized parking space/dwelling unit. parking space/dwelling unit. In addition to the residential All stalls shall be In addition to the residential spaces described above, 0.5 double stripped and spaces described above, 0.5 standard sized parking standard sized. The Vehicle Parking – standard sized parking space/dwelling unit is required required parking Residential (includes guest N/A N/A space/dwelling unit is required guest parking. stalls may include up parking) guest parking. to 25% of the total Parking provided for residential stalls as compact Parking provided for residential uses or the residential parking. uses must be covered, secure, component of a mixed use and separated from parking structure must be covered, provided for nonresidential secure, and separated from uses. Guest parking may be parking provided for uncovered. nonresidential uses. Guest parking may be uncovered.
See RMC Section 12.32.030 (B).
See RMC Section Bicycle parking spaces See RMC Section 12.32.030 (B). See RMC Section Bicycle Parking provided for residential use 12.32.030 (B). 17.28.030(D)(2)(c). must be covered, secure, and
located separately from bicycle parking spaces provided for nonresidential uses. LANDSCAPING AND OPEN SPACE
For residential developments, the project shall provide a minimum of 20%. Landscaping N/A 6% minimum 6% minimum For commercial developments, the project shall provide a minimum of 6%.
Usable Public Open Space – Nonresidential Uses or Section 3.4.11 of N/A 5% of total parcel area, minimum Nonresidential Component this Specific Plan of Mixed Use
Section 3.4.11 of Required Landscaping of this Specific Plan Public Open Space for 40% of usable public open 40% of usable public 50% of usable public open (Additional Nonresidential Uses or N/A space, minimum open space, minimum space, minimum landscaping may be Nonresidential Component required outside of Mixed Use open space areas)
Usable Private Common Open Space – Residential 150 s.f./dwelling unit Section 3.4.11 of N/A 150 s.f./dwelling unit minimum N/A Uses and Residential minimum this Specific Plan Component of Mixed Use Private open space must be open to air, not fully enclosed with walls. Private open space cannot be covered by a roof by more than 50% of the area; however, balconies can have up to 100% ceiling coverage. Private open space includes Private Usable Open Space balconies, patios, or yards. Section 3.4.11 of N/A 75 s.f./dwelling unit minimum N/A 100 s.f./unit minimum this Specific Plan Private Open Space Section 3.4.11 of N/A 8’ in any direction minimum N/A 8’ in any direction minimum Ground Floor Dimension this Specific Plan
Private Open Space Section 3.4.11 of N/A 5’ in any direction minimum N/A 5’ in any direction minimum Balcony Dimension this Specific Plan
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Figure 3.4 Height Limits
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3.4.2 HEIGHT EXCEPTION Community Benefit Program (See age requirements for housing for 3.4.3.2). older persons pursuant to Section A 5’ bonus may be granted by the 798.76 or 799.5 of the Civil Code. Planning Commission, upon 3.4.3.1 DENSITY BONUS FOR d. Ten percent of the total dwelling recommendation from the Community AFFORDABLE units in a common interest Development Director and in accordance HOUSING, SENIOR development as defined in Section with the requirements of Section HOUSING 1351 of the State Civil Code for 17.28.030(D)(13)(a)(2)(a), if it is persons and families of moderate determined that the additional height A residential or mixed-use development income, as defined in Section would provide unique architectural that includes five or more dwelling units 50093 of the State Health and elements that would enhance the project and meets one or more of the following Safety Code, provided that all overall. criteria is entitled to a density bonus and units in the development are one or more incentives under State offered to the public for purchase. 3.4.3 COMMUNITY BENEFITS Government Code Section 65915: INCENTIVES Density bonuses for residential a. Ten percent of the total units of a developments shall also apply for any Community Benefit Incentives are housing development for lower residential or mixed use buildings in the provided to allow developer and property income households, as defined in Garvey Avenue Specific Plan area, under owners to increase the development Section 50079.5 of the State RMC Section 17.12.030, and as outlined potential if community benefits are Health and Safety Code. in RMC Table 17.12.030.2. identified as part of the development application, constructed as part of the b. Five percent of the total units of a If a density bonus under State Bill 1818 is project development, and operated in housing development for very low granted, density or intensity bonus perpetuity. Restrictions and/or covenants income households, as defined in associated with the provision of are required to be recorded on the property Section 50105 of the State Health Community Benefits will not be granted. to ensure the benefits or amenities and Safety Code. provided to earn the Community Benefit Concessions considered by the City for Incentive are maintained in perpetuity. c. A senior citizen housing projects complying with SB 1818 shall not Benefits can be obtained in two ways – development, as defined in include an increase in height beyond the Affordable Housing and Senior Housing Sections 51.3 and 51.12 of the 75-foot limitation. An increase in height (See 3.4.3.1) or Garvey Avenue State Civil Code, or Mobile Home above the 75-foot limitation would create Park that limits residency based on significant adverse impacts on the Garvey
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LAND USE, ZONING, AND DEVELOPMENT STANDARDS Avenue Specific Plan area and increase in height for new surrounding areas for the following buildings above the 75-foot The Garvey Avenue Community Benefit reasons: threshold would reduce the access Program is based on a point system. Each 1) The Garvey Avenue Specific Plan to sunlight. community benefit type is assigned a height limit of 75 feet has been number of Community Benefit points, as carefully determined to achieve The 75-foot height limitation includes the the goals of the Plan while consideration for design standards. This described in Table 3.5. A project may earn preserving the line of sight, view desired goal for the Garvey Avenue points from a single or multiple corridors, and open air Specific Plan considers scale, massing, categories, depending on the project environment for both the Plan area character and elevations which contribute applicant’s preference. The number of and surrounding areas. Disrupting to the overall quality and uniformity of Community Benefit points earned is then these factors would become a design elements. Height increase above translated into the increased density or significant barrier to the quality of the 75-foot mark would detract from this. FAR. The increase varies by zone and land life. use type as shown in Table 3.6. Table 3.6 3.4.3.2 GARVEY AVENUE indicates the maximum density or FAR 2) The 75-foot height limitation has COMMUNITY BENEFIT permitted. been set to preserve access to PROGRAM direct wind which is currently The Garvey Avenue Community Benefit For example, if a retail development afforded to the surrounding homes program allows for substantial proposed in the GSP-R/C zone proposes to and businesses. Heights in excess redevelopment or new development be LEED Gold certified and provides an of 75 feet could curtail or eliminate projects to have an increased residential economic feasibility study that supports this access, particularly the access density and/or nonresidential intensity the retail use, the proposed development of properties to the north to with the provision of specific community would earn 30 bonus points. The 30 bonus onshore/cooling winds coming benefits. The Garvey Avenue Community points allows the proposed development from the south. Benefit Program is applicable to all to have a maximum 0.85 FAR, an increase parcels within the Garvey Avenue of 0.1 above the maximum FAR without 3) The 75-foot height limitation and Specific Plan Corridor. However, if a the Community Benefit Incentive. associated development standards density bonus is granted in accordance are crafted to allow buildings in with Senate Bill 1818, a density or The types of community amenities or the Garvey Avenue Specific Plan intensity bonus associated with the benefits eligible to receive the Community area and adjacent to the area to provision of Community Benefits will not Benefit Incentive, as shown in Table 3.5, maintain access to sunlight. An be granted. are: public open space above the required,
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LAND USE, ZONING, AND DEVELOPMENT STANDARDS public park, ADA park amenities, public parking above the required, lot consolidation, siting taller buildings within in the center of the proposed development, project sustainable design, project alternative energy production, “family friendly” development, and provision of an economic feasibility study for uses other than hotel and mixed use. Additional types of community benefits and associated incentives may be determined by a Rosemead City Council resolution adoption.
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Table 3.5 Community Benefit Amenities and Associated Points
Type of Benefit Provided for the Community Benefit Maximum Basis for Calculating Points Incentive Points Public Open Spaces/Public Parks 74 Public open spaces are defined as an open space area that is intended for use by all Exceeding Open Space and Park Standards as set forth in this Specific Plan or other members of the community throughout the day. Public spaces may occur in the form City of Rosemead plan or document. of plazas, courtyards, parks, parklets, and greenways. If a courtyard or outdoor space is intended for a specific private use (such as a singular restaurant), then the space is not a “public open space” but rather a “private outdoor dining area”. In this case, the outdoor space would not be eligible for community benefit. Walkways or sidewalks used for pedestrian travel are not eligible for community benefit.
If public spaces are privately-owned, these open spaces must be maintained by the property owner(s) and must remain open to the public at all times. Public spaces may also be deeded to the City to become public plazas or parks and under the management of Rosemead’s Parks and Recreation Department, with the City of Rosemead’s approval and acceptance.
30 Pts: For 10% or more of the site area provided the open space and/or park is landscaped with drought tolerant turf and shrubs, provides shade trees and shade structures, shaded seating areas, bicycle racks, and trash receptacles.
OR
50 Pts: For 15% or more of the site area provided the open space and/or park is landscaped and amenities provided as described above, and additional amenities are provided such as: stage, band shell, play structures, public restrooms.
24 Pts: For each Accessible or Inclusive Playground Equipment designed and constructed in accordance with ADA requirements, 4 points will be awarded. Equipment qualifying for this bonus includes: ramps with a1:12 slope and transition decks, safety surfaces, ADA swings, ADA slide and play structure, ADA drinking fountains, ADA picnic tables, ADA benches, up to a maximum of 24 points.
Alhambra Wash Public Park or Open Space 45 25 Pts. For the capping of the Alhambra Wash and development of usable, landscaped park space 25 Pts. For the development, landscaping, and maintenance of a public park
Up to a maximum of 45 points.
Density or intensity bonus must be applied to a single building or structure located immediately adjacent to the Alhambra Wash and shall not be applied to other buildings or structures on the parcel. Public Parking 50 2 Pts: For every 1 standard sized parking space marked for public use and permanently available for public use, provided the project meets the minimum number
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Table 3.5 Community Benefit Amenities and Associated Points
Type of Benefit Provided for the Community Benefit Maximum Basis for Calculating Points Incentive Points of required public and private spaces, per this Specific Plan or the City of Rosemead up to a maximum of 50 points.
Lot Consolidation 35 For every one or more parcels or lots that are consolidated to form a single parcel or lot and the lot consolidation is recorded with the City of Rosemead, 35 points will be awarded for each final parcel or lot. Taller Buildings Center of Development 40 40 Pts: If buildings fronting Garvey Avenue, fronting San Gabriel Boulevard, or adjacent to existing residential uses are no more than 48’ tall. Sustainable Design 70 40 Pts: If 50% or more of total building roof is an accessible, operational eco roof.
30Pts: LEEDTM Platinum or equivalent (third-party certification required)
20 Pts: LEEDTM Gold or equivalent (third-party certification required)
The increased density or intensity will be granted to the qualifying building not the entire development or site area. Alternative Energy 30 30 Pts: If 25% of total building energy load is provided by solar panels or other on- site renewable sources, provided the other on-site sources are approved by the City of Rosemead, local energy regulators, and local air quality district, as appropriate. Family Friendly Development 50 30 Pts: Projects providing more than 10 percent of housing units as three bedroom or larger units.
20 Pts: 1 point for each 15 sq. ft. per unit of common area open space above the required minimum as stated in this Specific Plan, provided the common area open space contains at least two of the following: tot lot play equipment (swings, slide, climbing structure), community garden, or library, up to a maximum of 20 points. Economic Feasibility Study 10 10 Pts: Provided the economic feasibility study is prepared by a reputable professional economic or market analysis firm, the City of Rosemead affirms economic feasibility study author’s credentials and economic feasibility study’s findings, and the economic feasibility study supports the proposed land use. The economic feasibility study Community Benefit is applicable to uses other than hotel and mixed use. Retail Component of Mixed Use Development Sites 20 20 Pts: In order to provide for significant opportunities for national and regional retail tenants, a bonus shall be granted if the non-residential component of a mixed use site provides for tenant space with an average size of 2,000 square feet or more (minimum size of 800 square feet for each tenant space), then the maximum percentage of 65% residential to 35% commercial will receive a 5% increase in residential to make the split 70% residential to 30% commercial.
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LAND USE, ZONING, AND DEVELOPMENT STANDARDS Table 3.6 Community Benefit Incentive Maximum FAR or Density
Maximum FAR or Density Permitted With the Provision of Community Benefits
GSP-MU Zone Community Benefit Points GSP-R/C Zone GSP Zone Commercial Land Use Mixed Use Land Use Earned FAR Density FAR FAR FAR Density 0 0.75 7 0.75 0.75 1.6 25 1-20 0.8 11 0.8 0.8 1.78 32 21-40 0.85 14 0.85 0.85 1.96 39 41-60 0.9 18 0.9 0.9 2.14 46 61-80 0.95 21 0.95 0.95 2.32 53 81-100 1.0 25 1.0 1.0 2.5 60 101-115 N/A N/A N/A 1.0 2.68 67 116-130 N/A N/A N/A 1.0 2.86 74 130 and above N/A N/A N/A 1.0 3.0 80
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3.4.4 BUILDING PLACEMENT Figure 3.5 Building Placement
Buildings shall be placed on the street frontage property line or front setback line. Specifically, lots located in the GSP- R/C or GSP zones, 60 percent of the building must be placed on the property line (nonresidential) or setback (residential) (Figure 3.5). For the GSP- MU district, this percentage increases to 75 percent.
When the building frontage is on Garvey Avenue, a second floor’s building overhang (drip line) may be considered the building frontage if the outdoor ground floor contains a restaurant dining space or pedestrian plaza. The outdoor dining space or the outdoor pedestrian plaza must be designed for such use and include both decorative hardscape and landscape.
The Review Authority may grant exceptions for:
a. A narrow lot under 50’ in which a b. The initial phases of a multi- 3.4.5 BUILDING DESIGN 24’ driveway is necessary because phased building project that will no side street, alley, or easement occupy the entire frontage upon As previously stated, the design standards can provide access to required completion. and guidelines of this Garvey Avenue parking on the rear of the lot or Specific Plan are largely consistent with site; those in the Garvey Avenue Master Plan and Rosemead’s Mixed-Use Guidelines.
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LAND USE, ZONING, AND DEVELOPMENT STANDARDS The two previous plans have already Figure 3.6 Façade Plane Modulation extensively addressed guidelines for building design that should be followed in the Garvey Avenue Specific Plan area. However, the Garvey Avenue Specific Plan underscores the importance of high- quality building design in all development within the Garvey Avenue Specific Plan area. Building modulation is required. Porches, patios, stoops, and terraces at the entrances of ground-related units, sidewalk arcades fronting commercial uses, and open-to-the-air roof terraces and shallow step-backs at the top floors of structures are encouraged to create transitions from public to private spaces, more of the following types of facing façades shall be modulated emphasize sheltering at entrances, modulation. a minimum of 18 inches encourage indoor and outdoor use of Building modulation. New perpendicular to the plane at least ground-floor space, relate new buildings buildings and additions should once every 60 feet, as measured to existing buildings, and to create human- utilize modulation of mass and along the property line. Façades scale massing accents within the context bulk to reference adjacent building should be modulated with of overall building bulk. heights and existing massing elements including but not limited patterns seen along Garvey to vertical and horizontal breaks in All buildings constructed in the Garvey Avenue to create transitions and the building façade plane, setbacks Avenue Specific Plan area shall be relationships between new and old at upper levels, changes in material designed to maximize the privacy of the and to relate the scale and massing or color, use of ornament, changes adjacent homes, backyards, and of new structures to the scale and in height, and incorporation of residential neighborhoods. massing of the surrounding other design elements that create neighborhoods. differentiation in the architecture New buildings and additions to existing to create visual and architectural buildings shall incorporate at least one or Façade plane modulation is interest, see Figure 3.6. required. The wall plane of street-
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LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Façade depth modulation. The Figure 3.7 Minimum Building Glazing design of windows within building facades should emphasize individual windows that are setback into walls to create distinct patterns of shade and shadow.
Façade material modulation. Use of high-quality materials like smooth finish stucco, brick, wood, and stone are encouraged.
Street-facing facades of all buildings shall incorporate glazing (windows) and openings providing light to adjacent spaces, rooms, and uses (Figure 3.7). As outlined in Table 3.4, windows and openings facing streets shall constitute a minimum of the following percentage of street-facing building faces:
50 percent of the wall for nonresidential ground floor uses;
30 percent of the wall for nonresidential upper floor uses;
40 percent of the wall for residential ground floor uses; and
30 percent of the wall for residential upper floor uses.
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LAND USE, ZONING, AND DEVELOPMENT STANDARDS 3.4.6 ROOF AND SKYLINE entrance that shall serve as the primary include entrances to ground-floor uses, FORMS entrance to the business. residential units, clusters of residential units, lobbies, or private courtyards. The design of varied roof and skyline Pedestrian-priority primary entrances forms including pitched roofs, variation in on Garvey Avenue. Paseos and pedestrian walkways. roof heights on a single building, high- Interior space shall be arranged to orient Pedestrian walkways or sidewalks shall quality roof materials (such as tile and toward the Garvey Avenue entrance as the connect all primary building entrances to metal), corner towers, and mixing of primary entrance. Signage shall be used to one another. Pedestrian walkways shall pitched and flat roofs is encouraged. direct persons toward the primary also connect all onsite common areas, entrance. Street-facing nonresidential parking areas, storage areas, public open Design of roof and skyline forms. entrances shall be unlocked and accessible spaces, and recreational facilities. Public Penthouses, parapets, stair and elevator to the public during business hours. paseos are strongly encouraged to enhance enclosures, and air conditioning units and pedestrian mobility throughout the mechanical equipment shall be fully Residential ground-floor, on-street Garvey Avenue Specific Plan area for all integrated into the overall architectural entrances. residents and visitors. design and expression of the building or Residents of a mixed use development addition through the use of equivalent shall have a separate and secure on-street Elevated walkways, skyways, and materials and colors that match the overall pedestrian access to the residential units. pedestrian bridges are prohibited. design. All rooftop mechanical To enhance the sense of connection One of the Garvey Avenue Specific Plan components shall be fully screened from between ground floor residential units and purposes is to encourage Garvey the view of public right-of-ways or adjacent right-of-ways, entries to these Avenue’s pedestrian orientation, residentially zoned properties. units should incorporate stoops, front walkability, and street life. Elevated yards separated from sidewalks by low walkways, skywalks, and bridges 3.4.7 BUILDING ENTRANCES walls and gates, entry alcoves, awnings, decrease the likelihood of pedestrians canopies, architectural accents, surrounds, walking at street level. As such, elevated For parcels fronting Garvey Avenue, the and details. walkways, skyways, and bridges between primary entrance to a ground floor use buildings are limited. Elevated walkways, shall face Garvey Avenue. Residential Entrance Frequency. skyways, and bridges between buildings uses should have their own on-street On street frontages, ground-related are allowed under the following entrance, while nonresidential uses entrances shall occur at least once every conditions: abutting Garvey Avenue shall provide at 150 feet, as measured along the front least one street-facing, pedestrian-priority property line. Ground-related entrances
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Elevated walkways, skyways, or 3.4.8 GROUND FLOOR integral signs and sign boards, see Figure bridges shall connect buildings DESIGN 3.8. located internally to a site. Elevated walkways, skyways, or Ground floor design shall be high-quality, Ground floor residential units allowed. bridges shall not connect buildings pedestrian-oriented, and sensitive to the In mixed use settings, ground floor located on Garvey Avenue, San use. Residential units’ ground floor design residential dwelling units are allowed on Gabriel Boulevard, nor be adjacent should be significantly different than the any lot and on any street frontage, to an existing residential use. design for nonresidential. Storefront provided storefronts and usable configurations and details providing a commercial space are located along a An elevated walkway, skyway, or sense of human scale, variety, and interest minimum of 50 percent of the length of the bridge is only allowed to facilitate within the overall context of buildings building frontage adjoining Garvey resident access to an adjacent bays and groupings of bays are Avenue. Storefronts and usable buildings’ recreational amenity. encouraged. Such details include but are nonresidential spaces shall comply with not limited to recessed entries at all standards and guidelines in Each building shall be connected storefronts, recessed storefronts, display Rosemead’s Mixed-Use Design to no more than one other building. windows, projecting bays, integral Guidelines and of Section 5.5.1. awning, utilization of true dividing A maximum of one elevated mullions, transoms over entries, and First Floor Elevation: Nonresidential walkway, skyway, or bridge is Figure 3.8 Example uses permitted per building. For Nonresidential The first habitable floor shall be located example, if an elevated walkway no more than two feet above or below the Building Façade connects two buildings on their existing grade at any point along a street third floors, no other elevated property line. walkway is permitted to connect any other on any other floor. First Floor Elevation: Residential uses
The first habitable floor of a residential- Elevated walkways, skyways, or only building shall be located at least two bridges shall not cross over a feet above existing grade and no more street, public park, or public open than three feet along a street property line. space.
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LAND USE, ZONING, AND DEVELOPMENT STANDARDS Minimum ground floor height. percent of the length of the building The minimum height of nonresidential frontage and in no case be less than 20 feet ground floor spaces shall be 14 feet. The in depth. At a corner lot where storefronts minimum height of residential ground and nonresidential uses are required, floor spaces shall be 10 feet. This height storefronts and nonresidential spaces shall shall be measured from the floor of the turn and wrap around the corner for a first story to the floor of the second story. minimum length of 20 feet, see Figure If there is no second story, the height shall 3.10. be measured to the top of roof, see Figure 3.9. Glazing at ground floors. Use of mirrored and reflective glazing Figure 3.9 Building Height materials and glass is prohibited. At the ground floor of buildings where the use is nonresidential, use of clear glass is required. After installation, clear glass windows at the ground floor of nonresidential uses shall not later be treated so as to become opaque or to be blocked so as to prevent visibility of the ground floor interior from the sidewalk.
Storefronts and nonresidential uses required at ground floors. Storefronts and usable nonresidential space shall be located along the required ground floor street frontages of buildings per Table 3.4 of this Plan and have a minimum usable depth of 40 feet along 60
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Figure 3.10 Minimum Usable Depth
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LAND USE, ZONING, AND DEVELOPMENT STANDARDS Security elements and decorative 3.4.9 PARKING STANDARDS grillwork at ground floors. AND DRIVEWAYS
Upward rolling, side folding, or moveable Required parking shall be determined by security grills and elements shall not be the standards outlined in Table 3.4 of this installed on the exterior side of ground Garvey Avenue Specific Plan. Parking floor and street-facing storefronts, standards and driveways shall comply windows, openings, entries, and facades. with the following requirements: On the interior side of ground floor and street-facing storefronts, windows, Parking location. openings, entries and facades, upward Surface parking along Garvey Avenue is rolling, side folding, or moveable security not allowed in the front of buildings. grills and elements are allowed and should Surface parking in the rear of a lot shall be be designed to be integral to the permitted. Notwithstanding the architecture of the building and opening. requirements of Table 3.4, partially Such devices should utilize dedicated subterranean and fully subterranean interior side pockets and ceiling cavities parking may extend to street-fronting such that the grill and all mechanisms property lines. For corner lots, surface associated with the security element are parking lots shall be accessed from a side not visible from the adjacent public right- street or alley. of-way and sidewalk and regardless of installation method shall be at least 80 Residential and nonresidential percent open to perpendicular view. Fixed separation. decorative grillwork and railings are Residential parking may share an entrance allowed at the ground floor and shall be at with nonresidential parking, but shall be least 80 percent open to perpendicular separate from the nonresidential parking view. area, with access restrictions where necessary.
Decorative Grillwork Examples
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Driveway or curb cut frequency. Tuck-under parking. For parcels of less than 300 feet in length, Openings to tuck-under parking spaces Open Space only one vehicular access point may be shall not be visible from the street or from Vibrant, thriving communities or permitted. For all other lot frontages, a an adjacent property. neighborhoods provide a variety of maximum of one vehicular access point open spaces for different users. for each 300 feet of street frontage is Tandem parking. permitted, see Figure 3.11. Tandem parking within allowed parking Usable Public Open Space provides areas may be allowed with an AUP for placemaking, community gathering Figure 3.11 Curb Cuts multi-family projects and the residential spaces and provides a welcoming component of mixed use projects. pedestrian orientation for the entire community. Usable Public Open Space 3.4.10 LOADING SPACE can occur in the form of plazas, On the same premise with every building, recreation areas, parks, etc. structure, or part thereof erected or occupied for goods display, wholesale or Usable Common Private Open Space retail, hotel, restaurant, or other similar provides gathering space or recreation use involving the receipt or distribution of facilities/amenities to the residents or materials or merchandise via trucks or users of a particular neighborhood, or vans, a minimum of one off-street loading condominium or townhouse development. space for each 6,000 square feet of building floor area dedicated to the retail, Usable Private Open Space provides an commercial, hotel, restaurant use is individual, family, or user their own required for the standing, loading and personal open space. Private Open unloading services in order to avoid Space occurs as a home’s backyard, interference with the public use of balcony, or patio. adjacent streets or alleys. Required Landscape buffers. loading space shall not be included within
Parking that is visible from streets and the required parking space adjacent to a sidewalks or located along rear, side, or building or structure. interior lot lines shall be buffered from the street, sidewalk, or lot line by a minimum five-foot in-depth landscape buffer.
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LAND USE, ZONING, AND DEVELOPMENT STANDARDS 3.4.11 OPEN SPACE d. Usable public open space does not mechanical equipment is located, ANDRECREATION include libraries, gymnasiums, nor if the open space is adequately recreation rooms. mitigated for noise, odor, Each type of open space has a different vibration, or other impact and is purpose and user; the requirements for one e. All required usable public open approved by the Community type of open space cannot be satisfied by space shall be developed and Development Director and another. professionally maintained in Building Official. accordance with approved Usable Public Open Space landscape and irrigation. All d. There shall be a minimum distance a. All open space shall be public landscaping should use high- of 15 feet measured horizontally unless parcel location does not quality materials. between any swimming pool and allow public access. the nearest point of any balcony, Usable Private Common Open Space porch, second story patio, sun b. Open space amenities for public a. All usable common open space deck, or other architectural feature use such as trees, seating, and shall be conveniently located and of a building or structure with recreational amenities should be readily accessible from all windows, doors, or other openings provided in open space. High- residential units in a residential or of sufficient size to permit the quality porous pavers, porous mixed use development. passage of persons. concrete or other porous paving materials shall be used for all b. Each usable common open space e. Courtyards internal to a project, or plazas and hardscape. Shade trees shall have no side with a enclosed on at least three sides, should be provided in all open dimension of less than 10 feet and shall have a minimum width of 40 space. Parks and greenways may incorporate any areas of the feet, and shall be landscaped with should be designed with high- site except where it is within five a ratio of hardscape to planting not quality benches, lighting, paving, feet of public rights-of-way, exceeding a ratio of one square and landscaping. private streets and alleys, and shall foot of landscape to one square not include or incorporate any foot of hardscape. Pools and spas c. Community Benefit Incentives are driveways or parking areas, trash shall be excluded from this ratio. available for providing more open pickup or storage areas, or utility space than is required, see 3.4.2. areas. f. All required usable common open space shall be developed and c. Private common open space may professionally maintained in be provided on a rooftop where
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accordance with approved Plan, with the exception of mixed-use Condominium Conversions (RMC landscape and irrigation. All projects, which shall follow the sign Section 17.36.070) also apply as general landscaping should use high- standards outlined in Title 17, Article 2, in development guidelines. quality materials. Section 17.28.030. Bi-lingual signage is allowed, and encouraged in areas where All condominium applications shall g. Usable common open space may shoppers are most likely to benefit from it. include: include libraries, gymnasiums, or When storefronts use bi-lingual signage, 1) Proposed Site Plan recreation rooms. Nonresidential signage shall identify the type of business (e.g. “restaurant”, 2) Preliminary Grading Plan Usable Private Open Space “market”) in the English language and a. No portion of any private patio or should be clearly located in the center of 3) Preliminary Landscaping Plan balcony shall be used for the the storefront signage. permanent storage of rubbish, 4) Preliminary Lighting Plan junk, clotheslines, or garbage 3.4.13 CONDOMINIUM receptacles. "Permanent storage," SUBDIVISION 5) Preliminary Master Sign Plan as used in this subsection, means STANDARDS the presence for a period of 48 or 6) Proposed Condominium Documents more consecutive hours on a patio Nonresidential and residential or balcony. condominiums are permitted in the GSP- 7) Delineation of Shared Spaces and R/C and GSP-MU zones. All Access b. Private open space must be open condominium subdivisions within the air, not fully enclosed with walls. Garvey Avenue Specific Plan area, 8) Other Information that the Private open space cannot be whatever the parcel size, shall be Community Development Director covered by a roof by more than 50 processed and developed in accordance determines may be necessary to percent of the area; however, with the provisions of the development evaluate the proposed project to balconies can have up to 100 standards and requirements set forth in ensure consistency with the Garvey percent ceiling coverage. this Garvey Avenue Specific Plan. Avenue Specific Plan, Rosemead’s Existing provisions in Rosemead’s General Plan, the Zoning Code, and 3.4.12 SIGNAGE STANDARDS Zoning Code relating to Procedure and other applicable City regulations and Submittal Requirements (RMC Section requirements. All signage shall comply with guidelines 17.36.050), Development Standards outlined in the Garvey Avenue Master (RMC Section 17.36.060), and
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LAND USE, ZONING, AND DEVELOPMENT STANDARDS Earned community benefit incentives may be applied over entire project area, even if the property is subdivided for residential condominiums or other financing purpose, with the approval of the Community Development Director.
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OPPORTUNITY PROJECTSChapter AND SITES 4
OPPORTUNITY PROJECTS AND SITES
IN THIS CHAPTER The ideas and inspirations on the following pages represent vital, tangible opportunities to re-energize and catalyze development along Garvey Avenue. Taken together, they 4.1 Garvey Avenue LA Auto Auction and provide a vision for a revitalized Garvey Avenue, with Landwin Property Sites Mixed Use successful new businesses in previously vacant storefronts, Destination new residents in mixed use developments with active ground
floor retail on formerly empty and desolate parcels, and a 4.2 Garvey Avenue “West Gateway” Specialty vibrant new streetscape design that calms traffic and Retail Destination welcomes pedestrians and bicyclists. Garvey Avenue’s
catalytic projects have the potential to remake the area into a 4.3 Garvey Avenue “Prototypical Development” vibrant place and neighborhood, with a bright, light future. Opportunity Sites
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In the future, a transformed LA Auto 4. 1. GARVEY AVENUE LA here. Figures 4.2 and 4.3 show the Auction site becomes a central mixed-use AUTO AUCTION AND location and existing condition of the walkable community destination, filled LANDWIN PROPERTY Former LA Auto Auction site and the with stores, outdoor dining, entertainment SITES MIXED USE Landwin Property. venues, parks, greenways, and new DESTINATION homes. A re-imagined Landwin Property The Former LA Auto Auction and site complements the redeveloped LA A once-in-a-lifetime development Landwin Property Sites Today Auto Auction site with a new hotel, opportunity, the former LA Auto Auction Due to its size and development potential, ground floor retail and open space along a and Landwin Property sites have the the former LA Auto Auction site currently vision for the revitalized Alhambra Wash greatest potential to transform Garvey has a special designation in Rosemead’s – the first big step in achieving a major Avenue and be a catalyst for further General Plan as a “high-intensity” new greenway corridor. A vacant site at development up and down the street. It is commercial area, specifically High Prospect Avenue becomes a specialty an unprecedented opportunity to guide Intensity Commercial Area 1. It is shopping hub for the neighborhood and development in ways that can make and currently zoned C-4 Regional drawing residents from other nearby spur dramatic and tangible improvements Commercial. The zoning effectively calls neighborhoods. Up and down Garvey in the livability and attractiveness of the for the former LA Auto Auction site to be Avenue, vacant or underutilized sites are entire street. The LA Auto Auction site is developed with “big box” and chain-store redeveloped to their highest and best use, both the largest parcel and the largest retail, along with a hotel. To accommodate with new high-quality nonresidential and vacant parcel in the Garvey Avenue this kind of development, much of the land mixed use buildings that bring life, Specific Plan area, over 17 acres in size. It would be developed with surface parking energy, and people to the street. is located on the north side of Garvey lots. The development would be Avenue between Strathmore Avenue and essentially car-oriented with little to no Figure 4.1 shows the breadth and overall Pine Street, and centered on Kelburn pedestrian-orientation; as a result, new car vision for catalytic development projects Avenue. It directly borders another key traffic from around the entire region on Garvey Avenue. These are visions — opportunity project site, the Landwin would be expected to significantly examples of what may occur on the sites, Property, which extends from the eastern increase. The existing zoning and but is not required. boundary of the LA Auto Auction site to development designation is out of step Alhambra Wash, with a small extension with the needs and character of the through to San Gabriel Boulevard. Though the two properties are owned separately, for purposes of an overall integrated development vision for this area, the two sites are considered together
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Figure 4.1 Map of Opportunity Projects and Sites
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Figure 4.2 Aerial Map of LA Auto Auction and Landwin Property Sites
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Figure 4.3 Landwin Property and LA Auto Auction Site Photographs, 2014
Alhambra Wash cuts through the Landwin Property. The Landwin Property east of Alhambra Wash is undeveloped.
The massive LA Auto Auction site is a forlorn, weedy parking lot today. The LA Auto Auction site is an attractive parcel for redevelopment.
GARVEY AVENUE SPECIFIC PLAN, AUGUS T 2016 4 - 6 OPPORTUNITY PROJECTS AND SITES surrounding neighborhoods, and does not The Vision represent the kind of development The Garvey Avenue Specific Plan envisioned for Garvey Avenue in either envisions and suggests an entirely the Garvey Avenue Master Plan or this different kind of development for the LA Garvey Avenue Specific Plan. It would Auto Auction and Landwin Property sites, significantly change Garvey Avenue, but a mixed use destination that is pedestrian- largely in negative ways. Furthermore, oriented, neighborhood- and small due to the site’s location not on a major business-focused, and with a network of freeway or near a major crossroads, the parks, open spaces, and greenways instead kind of large-scale, regional big-box of large surface parking lots. It could development currently envisioned for the accommodate a significant amount of site is not considered economically commercial and entertainment feasible. development, but in a far more livable and sustainable way that develops the land Non-residential building height and massing The Landwin Property, sited directly east more efficiently and cost-effectively. with a public plaza. of the former LA Auto Auction site (Figure 4.4), has similar transformative It would create high-quality public parks, potential. Much of the Landwin Property open spaces, and greenways, and build a sits empty and undeveloped today. The significant amount of attractive residential property straddles Alhambra Wash, a development to accommodate major green amenity that is not being Rosemead’s growing population. Parking utilized to its greatest potential, fenced off would be minimized, centralized, and from the public. It is a large combined tucked out of sight to minimize its parcel, though not nearly as large as the negative impacts as much as possible. LA Auto Auction site. Its western half is Safe, pedestrian-friendly new currently in use, as the Paradise Trailer neighborhood streets would be Park. Though the trailer park may not be reconnected through the site; the scale the site’s highest and best use, it is and character of the surrounding nonetheless home to a number of people. neighborhoods would be respected throughout the development. The entire area would be neighborhood, rather than regional-focused.
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Figure 4.4 LA Auto Auction and Landwin Property Site Map, 2014
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Design Principles crossings and enhanced existing creek edges with new development, The Garvey Avenue Specific Plan crossings, whenever possible. whenever possible. identifies seven strongly recommended Narrow and improve Garvey Avenue Highlight the Wash at Garvey Avenue key design principles for the LA Auto crossings at Brighton, Strathmore, with wayfinding, educational signage Auction and Landwin Property sites. All Denton, Kelburn, Falling Leaf, and and special design features. achievable principles shall be applied to Pine Streets for pedestrian and driver each individual project. safety. Study extending the greenway along the Wash throughout Rosemead, Restore the Street Grid for Ingress and Narrow and improve San Gabriel where possible, to eventually connect Egress Avenue crossings into site, at Virginia to Rio Hondo and Whittier Narrows and Park Streets. Recreation Area. Extend Denton, Kelburn, Falling Leaf, and Pine Streets across Garvey Design blocks at a pedestrian scale, Active Garvey Avenue Street Frontage Avenue and into site, connecting to including alleys and mews, and keep Virginia Street, which would itself be new streets narrow for pedestrian Redevelop sites with active, extended east to San Gabriel safety and livability. pedestrian-friendly ground floor retail Boulevard. Note for environmental along Garvey Avenue. review purposes, a minimum of three Invest in a new network of greenways new connections to Garvey Avenue that connect open spaces, residential, Ensure the entire street wall along and one new connection to San and retail areas, and encourage active Garvey Avenue is activated with retail Gabriel Boulevard are assumed. transportation and recreation. for the length of the site.
Include paseos, midblock crossings, Restore Alhambra Wash Enhance Garvey Avenue’s streetscape and pedestrian passageways to further with new landscaping, street trees, break up the street grid and ensure full Capitalize on development on parcels lighting, street furniture, bike parking, pedestrian connectivity bordering Alhambra Wash to begin and other amenities. restoring this natural feature and Foster Walkable Neighborhoods revitalize this open space amenity. Design Sensitive Transitions
Improve pedestrian safety on Garvey Best efforts to provide public access Ensure new development follows Avenue, including new midblock along the Wash itself, and provide new design guidelines in this Garvey public greenways to be built along the Avenue Specific Plan, and ensure
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neighborhoods, rather than being A diagram series in Figure 4.5 illustrates Guidelines in the Garvey Avenue internally-focused, closed off, and these design principles. Master Plan, and that new mixed use unwelcoming. development follows the design guidelines in Rosemead’s Mixed-Use Ensure permeability by designing a Guidelines. network of streets, alleys, and greenways that connects to and Use context-sensitive design to ensure through the site from neighborhoods. all new development respects the scale and character of the surrounding Include neighborhood-serving retail residential neighborhoods. that nearby residents can walk and bike to and family-friendly Build smaller buildings along site entertainment that appeals to edges and larger buildings internally; Rosemead’s residents. require building setbacks to soften the impact of higher buildings. Design with Tallest Buildings Internal to Site Use green buffers along property lines This entry welcomes people with glass façade; nice and greenways and creek buffers Build tallest buildings internally, set example of onsite landscaping adjacent to the along Alhambra Wash to respect back from Garvey Avenue, San public realm. neighbors and ensure public access to Gabriel Boulevard, and the residential key natural features. neighborhoods to the north and west.
Use green buffers and cladding on and Capitalize on Community Benefit around any stand-alone parking Incentives to bring needed community facilities. benefits to the neighborhood like open space and parks. Serve and Support Surrounding Neighborhoods Consider wind and shadow impacts; assure minimal shadows on parks and Ensure all development opens to and open spaces welcomes residents from surrounding
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Figure 4.5 Diagram Series – LA Auto Auction and Landwin Property Recommended Site Design Principles
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Recommended Design Concept offices or residences on higher floors and at the rear of the site, in a centralized would line Garvey Avenue. Retail garage structure with a green buffer for the For purposes of development integration, commercial development would range existing single-family housing bordering the Garvey Avenue Specific Plan design from large restaurants to smaller specialty the site’s northern edge. While the concept considers the former LA Auto or neighborhood retail, as well as a hotel, development would have sufficient Auction site and the Landwin Property movie theatres, active recreation facilities, parking, residential parking permits could together, as one integrated site, even and other family-oriented entertainment. be considered for adjoining though the properties are separate and are These buildings could surround a public neighborhoods if spillover parking under separate ownership. The design central square or park with a pedestrian became a concern. Another new concepts expressed here are intended to promenade that served as the main central neighborhood park could buffer existing serve as a best-practice design vision, gathering place for the neighborhood. single-family housing along the site’s meant to guide rather than be prescriptive, Outdoor dining and restaurants could line west edge. or to limit development to the concepts the edges of the central square. expressed in this Garvey Avenue Specific These two sites (Auto Auction and Plan. Alternatives may be put forth, This concept suggests two- to four-story Landwin), and the Park Monterey Site provided they are consistent with the townhomes would line the northern edge (generally bounded by the Western City design principles and vision expressed of the site, with private rear open space boundary, North from Garvey Ave., to here. along a greenway buffer that would also Prospect Place on the East), will be the be an amenity for Whitmore Street major mixed use sites within the Garvey The Garvey Avenue Specific Plan allows residents whose rear yards would also Avenue Specific Plan. If a proposed for the entire site to be developed with a border the greenway. The greenway project is submitted to the City, which is range of mixed use buildings of up to 75 would be designed to connect with a new within the Garvey Avenue Specific Plan, feet in height, as well as a hotel. Both greenway trail along Alhambra Wash, and as may be the case with these sites, with a vertical (within one building) and to Zapopan Park directly to the east, along request to record more than one parcel horizontal (spread among several Park Street. A network of calm, narrow map within the project site, the minimum buildings) mixed use would be allowed; streets, alleys, and greenways would parcel size will be one (1) acre. Under this the Garvey Avenue Specific Plan expects connect the neighborhood to Garvey scenario the total project site will be some mixed use development to be Avenue, and to surrounding evaluated by City staff, with the horizontal, which would result in some neighborhoods. The westernmost parcels applicable FAR and Density being taken buildings with only one use, such as major allow for new lower density residential into consideration. With the commercial or entertainment buildings or uses to be integrated into the existing understanding that multiple parcels may residential townhomes. Mixed use neighborhood. All parking would be be required in order to make the projects buildings with ground-floor retail, and consolidated within or below buildings, financially feasible to develop and parcels
GARVEY AVENUE SPECIFIC PLAN, AUGUS T 2016 4 - 18 OPPORTUNITY PROJECTS AND SITES may be sold after approvals. With this enlarge on and revitalize the existing scenario taken into consideration, it will public land and pedestrian bridge at be required to provide reciprocal Whitmore Avenue, and could serve as the agreements from each parcel in order to anchor to a major new greenway for provide easements, shared parking, Rosemead. Townhomes at the northern building setbacks, required landscape edge of the site would help transition to areas, and other items to ensure cohesive the surrounding residential and viable connectivity from one parcel to neighborhoods. The design concept for the the next. This arrangement will be LA Auto Auction and Landwin Property recorded as conditions of approval, set by sites is shown in Figure 4.6. the Community Development Director and Public Works Director.
Recycled water features have a calming effect in The Landwin Property site, directly east, green space. should be integrated seamlessly into any development of the former LA Auto
Auction site. A hotel with approximately
150 rooms could anchor the Landwin Property site, along with additional mixed use office-retail buildings. All would take advantage of a revitalized Alhambra Wash, its channel naturalized and its banks planted with trees and made green and accessible, and along which a new regional greenway would connect Garvey This storefront features integrated blade signs, Avenue to the southeast with a new neighborhood park at Whitmore Avenue awnings, and lighting. to the northwest. This new park would
Building projections and landscaped retaining walls create a layered effect.
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Figure 4.6 LA Auto Auction and Landwin Site Conceptual Design Concept
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4. 2. GARVEY AVENUE “WEST Figure 4.7 Existing West Gateway Conditions, 2014 GATEWAY” SPECIALTY RETAIL DESTINATION
A vacant lot at 7430-7450 Garvey Avenue presents another catalytic development opportunity along Garvey Avenue in the western edge of the Specific Plan area – a new “West Gateway.” Currently, the parcel is vacant land surrounded by a chain link fence. Photos in Figure 4.7 show the existing condition of the site, while Figure 4.8 shows the existing condition in a rendered perspective.
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Figure 4.8 West Gateway Conditions, 2014
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Recommended Design Concept would be 29,966 square feet, of which the shows a rendered vision of the three-story The primary design concept suggested is majority would be on the second floor, West Gateway specialty retail destination. an all-retail, pedestrian-friendly, small- with the remainder in the front half of the An alternative design concept would scale mall with a central garden atrium first floor. The building would have an develop the site with commercial and specialty retail shops. In design, by FAR of 0.73. development (Figure 4.10). This concept fronting the street with public space and is intended to serve as a guide for an retail rather than parking, it represents a The three-story alternative envisions a improved version of a specific kind of rethinking of the typical mini-mall, both narrower building with retail space in the development that also occurs in places enhancing the street with shops fronting front half of the ground floor and taking along the corridor. The development onto a narrow gateway plaza on Garvey up the entire second and third floors, with would front directly on the street, with Avenue and offering an indoor garden parking in the rear of the ground floor and active and lively ground floor retail and a experience for the public accessing the on two to three underground levels. This strong pedestrian-oriented presence along small-scale shops inside. The building alternative includes new public space and Garvey Avenue. would be set back from the street, but other environmentally sustainable rather than having parking in the front like building practices that would allow it to The buildings could be two stories, and a typical auto-oriented mini-mall, which receive the Community Benefit Incentive would have pedestrian-friendly retail on degrades the street and pedestrian and a maximum 1.0 FAR. The the ground floor, and offices above. There experience, the building would meet the developable retail space would be 41,265 would be 10,000 square feet of both retail street with a public plaza activated by the square feet of which the majority would be and office development. The FAR would sidewalk-facing ground floor retail, with on the second and third floors, with the be 0.59. space for gathering and seating – and remainder in the front half of the first maintained by the property owner. The floor. Small public plaza spaces or outdoor building could be two stories with one dining areas could be created in building underground parking level, or three stories In the two-story building scenario, the rear setbacks, and pedestrian paseos could run with two underground parking levels. The 60 feet of the lot to the back of the between buildings. Parking could be two-story alternative envisions specialty property line would be used for access to located either in surface lot in the rear of retail space in the front half of the ground the structured parking as well as a green the building, as is shown is Figure 4.10, or floor and taking up the entire second floor, buffer and setback space for existing in an attached garage in the rear of the with parking in the rear of the ground floor residential development; in the three-story building on both levels, which could and on one to three underground levels. building, the rear 80 feet of the building potentially allow for more of the site to be The maximum developable retail space would be used for parking. Figure 4.9
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developed and would increase the amount of square footage and the FAR.
Whimsical features add charm and character to the streetscape and plazas.
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Figure 4.9 Suggested West Gateway Vision, Garden Mall Alternative
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Figure 4.10 Suggested West Gateway Vision, Retail/Office Alternative
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4. 3. GARVEY AVENUE or more typical parcels in width, whether Recommended Design Concept “PROTOTYPICAL 100, 150, or 350 feet. Higher-quality and DEVELOPMENT” more cost-effective development could be Remodel OPPORTUNITY SITES built with wider parcels; combining parcels is encouraged, in line with similar In this “light touch” alternative, existing This concept is designed with flexibility in recommendations in the Garvey Avenue development and site access would remain mind; it is an attempt to address the many Master Plan. Figure 4.12 shows potential as is but building facades and site parcels and small groups of parcels along locations within the Specific Plan area that frontages will undergo a face lift, with the corridor that share a similar existing are vacant or undeveloped and could be significant landscaping improvements and condition and would have similar candidates for “prototypical streetscape enhancements to improve the development opportunities and development”. Figure 4.13 shows a pedestrian experience and bring all parcels constraints. The concept seeks specifically rendered image of the typical existing up to a basic level of quality in terms of to address small (typically single or conditions in a prototypical site. their interaction with the sidewalk and double) parcels with a marginal existing street. use. Typically, buildings are one-story and The Specific Plan allows for a range of of low building quality and are sited well development concepts for prototypical back from the street, with parking in front. sites ranging from a bare minimum, Photos in Figure 4.11 show the existing mostly cosmetic site remodel, that would conditions on a range of prototypical sites. improve a site’s interaction with the street and the pedestrian experience, to more Numerous sites along the corridor make significant redevelopment that would good candidates for prototypical develop much of the lot area, with development. The type of development setbacks and building modulation to that could be achieved on each site transition to surrounding, lower-scale depends on the width of each parcel, and residential development. The concepts are on whether it reaches the side street to be Remodel, Re-Use, and Redevelop. They a corner lot or is mid-block. The proposed are shown in a series of renderings in development would work on some of the Figures 4.14 through 4.16, and detailed narrowest parcels on Garvey Avenue, below. which are typically 50 feet or just under, and it would work on parcels that are two
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Figure 4.11 Prototypical Development Site Conditions, 2014
Empty lots are prime candidates for development. This barren site property can be transformed with a catalytic development.
Infill development on parking lots is a possibility. An example of underutilized development sites.
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Figure 4.12 Potential Prototypical Development Locations Diagram
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Re-Use Redevelopment Option: Two-story Redevelopment Option: Three- to four- Commercial - Retail/Office (GSP). story Mixed Use Residential-Retail In this alternative, some buildings could This development option develops the site (GSP-MU). remain, but the use could be intensified on with a two-story retail and office building, This alternative develops the site with a the parcels with new buildings along the with retail on the ground floor and office three- to four-story mixed use residential- street wall, possibly with an space above. Surface parking would be in retail building, with two to three levels of accompanying change in land use (if the rear of the building. The building structured parking in the rear of the located in a GSP-MU zone, for example). would be 27 feet high, the full width of the building. The building would be the full Streetscape and landscape design will be parcel, and 44 feet deep. The remaining width of the parcel, and 110 feet deep. The enhanced; vehicle access will be distance to the back of the property line remaining distance to the back of the consolidated and improved for pedestrian would be used for surface parking as well property line (this is assumed to be 25 feet, safety. Parking could be shared as a green buffer and setback space. The in a standard 135-foot deep parcel) would cooperatively for efficient land use. FAR would be 0.59. be used for parking access as well as a green buffer and setback space. Redevelop Redevelopment Option: Two-story Mixed Use Residential-Retail (GSP-MU). In this alternative, existing buildings will This alternative develops a prototypical be removed or, when possible, development site with a two-story mixed- significantly remodeled, resulting in a use residential-retail building, with higher intensity use (including, when surface parking in the rear of the building. appropriate, mixed use) of two- to four- The building would be the full width of the story buildings directly fronting the street, parcel, and 55 feet deep. The remaining with parking in rear attached garages or distance to the back of the property line underground. Active ground floor retail would be used for surface parking as well will replace surface parking lots, and the as a green buffer and setback space. The sidewalk and streetscape along the parcel density would be 17 dwelling units per would be completely upgraded with acre. pedestrian safety and comfort in mind. Several different types of full redevelopment are detailed below.
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Figure 4.13 Prototypical Development 2014 Conditions
GARVEY AVENUE SPECIFIC PLAN, AUGUS T 2016 4 - 31 OPPORTUNITY PROJECTS AND SITES Figure 4.14 Prototypical Development Remodel Recommendation
GARVEY AVENUE SPECIFIC PLAN, AUGUS T 2016 4 - 32 OPPORTUNITY PROJECTS AND SITES Figure 4.15 Prototypical Development Re-Use Recommendation
GARVEY AVENUE SPECIFIC PLAN, AUGUS T 2016 4 - 33 OPPORTUNITY PROJECTS AND SITES Figure 4.16 Prototypical Development Redevelop Recommendation
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INTRODUCTION Chapter 5 5
INFRASTRUCTURE AND
STREETSCAPE
IN THIS CHAPTER This Infrastructure and Streetscape chapter identifies mobility, streetscape, and public works infrastructure, and public services 5.1 Mobility and Streetscape Infrastructure needed to serve the Garvey Avenue corridor. Key infrastructure along Garvey Avenue includes streets and sidewalks, sewer system, water 5.2 Infrastructure supply system, and a storm drainage system. Public services include
parks, schools, utilities, libraries, and emergency services. 5.3 Public Facilities
Particular to the Garvey Avenue Corridor, a redesigned streetscape (partially funded by and complementing the new private realm catalytic development) signals the dawn of a whole new street. – a real place with a strong identity and gracious new community space that invites and prioritizes pedestrians and rapid transit users; with new
bikeways that create safe, comfortable passage for bicyclists; and with cohesive new landscaping like new trees and sidewalk gardens, a green median, and green swales that manage stormwater – all of which help calm vehicle traffic, reduce noise, improve air quality, and provide shade and respite for a livable and appealing urban environment.
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INFRASTRUCTURE
MOBILITY AND Streetscape and Roadway Configuration development opportunities will dictate the STREETSCAPE Roadways traversing the study area allowed spacing, landscape areas, INFRASTRUCTURE include Garvey Avenue, New Avenue, parking, and related configurations. The Del Mar Avenue, and San Gabriel Public Works Director will make the final Infrastructure for Garvey Avenue, a Boulevard. Garvey Avenue will be determinations as development and multimodal corridor, serves automobiles, improved to include the: projects occur over the lifespan of the bus transit, bicycles, and pedestrians. Specific Plan. Garvey Avenue is a major arterial through Provision of landscaped medians; Rosemead and the San Gabriel Valley. Garvey Avenue is a four lane facility and Provision of bikeways; often includes left turn and right turn lanes. On-street parallel parking is Provision of on-street parking; provided on both sides of the street throughout much of the corridor. A Provision of bus loading bays; landscaped median is sporadically located along the length of the corridor. Restriping to create additional through Sidewalks are provided on both sides of lanes, dual left turn lanes, and right the street; however, formalized bike lanes turn pockets; and are not. Traffic signal upgrades From a transportation perspective, the Specific Plan is intended to balance the The proposed roadway lane configuration needs of the various roadway users. is shown in Figure 5.1. Garvey Avenue cross sections are illustrated in Figures 5.2 The aim of the Specific Plan is to spur and 5.3 Right-of-way improvements are to implementation of a full street redesign, occur within the existing right-of-way. whenever possible, to help the street These figures are to be utilized for become a more livable place and potential scenarios of the roadway attractive destination with a striking improvements. Funding and future design that fosters a strong pedestrian environment while serving a wide range of transportation.
GARVEY AVENUE SPECIFIC PLAN , AUGUST 2016 5 - 3 INFRASTRUCTURE
Figure 5.1 Garvey Avenue Lane Configuration and Streetscape Design
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INFRASTRUCTURE
Figure 5.2 Proposed Garvey Avenue Section: Raised Bike Lanes with Parking and Median
Garvey Avenue Proposed Section: Raised bike lanes with parking, reduced median
GARVEY AVENUE SPECIFIC PLAN , AUGUST 2016 5 - 5 INFRASTRUCTURE
Figure 5.3 Proposed Garvey Avenue Section: Separated Bike Lanes with Parking, Reduced Median, and Left Turns
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INFRASTRUCTURE
Traffic Signal Recommendations and/or Landwin Property sites. Travel Metro Line 176 (Highland Park to Traffic signals in the Garvey Avenue patterns along Garvey Avenue are Montebello), Montebello Line 20 (San corridor affect the mobility of all modes anticipated to change over time. To Gabriel to Montebello), and Rosemead of travel and are important elements in address such changes, traffic signal Explorer Routes 1 and 2 (circular routes maintaining a balance among the operations need to be periodically within Rosemead). The Specific Plan competing needs of the pedestrian, adjusted to continue to adequately encourages the continued use and bicyclists, and vehicles. Garvey Avenue address mobility for all modes. expansion of transit usage through the traffic signal locations include: New proposed land uses and their intensities Avenue, Jackson Avenue, Del Mar Bus Transit and the inclusion of transit amenities Avenue, Kelburn Avenue, and San Bus transit provides a viable alternative within the proposed streetscape. Gabriel Boulevard. This plan anticipates to the use of private automobiles. Bus Specifically, bus loading bays are that additional traffic signals may be transit occurring on Garvey Avenue identified (Figure 5.1) and proposed necessary to facilitate the includes Metro Lines 70 and 770 amenities include improved bus redevelopment of the Auto Auction (Downtown Los Angeles to El Monte), shelters, benches, and trash receptacles.
Shaded bus stop amenities make transit usage more pleasant.
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INFRASTRUCTURE
Pedestrian Infrastructure, Streetscape, and trees, such as the Fruitless Ginkgo Biloba Landscaping (Maidenhair), Pink Trumpet (Tabebuia), Garvey Avenue experiences different White Crape Myrtle (Lagerstroemia, levels of traffic along its length. As such it Natchez), and Brisbane Box (Tristania has differing mobility and pedestrian Conferta), will provide much needed needs, depending on location. To enhance shade as well as visual interest along the the pedestrian experience along the length corridor. Street tree types and spacing of the corridor, especially as related to must be approved by the City. Minimum Brisbane Box (Tristania Conferta) new uses, sidewalk widths at key tree size at the time of planting shall be 48- intersections may be increased and inch box and planted within a tree well enhanced with urban design elements such with a tree grate covering the well. as decorative crosswalks, landscaping, Parkways or swale buffers shall not be less and street furniture. Additional marked than 3 ½ feet in width unless ADA crosswalks will enhance pedestrian requirements for minimum sidewalk connectivity along Garvey Avenue. width cannot be maintained. In this case, a Where crosswalks are provided, and as parkway shall not be required. The feasible, curb extensions into intersections parkways shall be planted in their entirety may be used to enhance pedestrian safety. with small shrubs, groundcover, and water Pink Trumpet (Tabebuia) Where street blocks are long, midblock conserving plant materials. crossings can be considered.
Pedestrian-scaled street lamps should be provided throughout the corridor to enhance safety. Where possible, light standards shall provide both roadway lighting and sidewalk lighting.
New and infill street trees provide shade Fruitless Ginkgo Biloba (Maidenhair) White Crape Myrtle (Lagerstroemia, Natchez) and identity to connect the corridor from end to end. Canopy and beautification
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INFRASTRUCTURE
Bicycle Infrastructure, Streetscape, and Landscaping
To enhance bicyclist opportunities, a bikeway raised to the sidewalk grade will be considered throughout the corridor.
The bikeway may descend to street level as the bikeways approach street Decorative crosswalks and midblock crossings intersections as needed to facilitate delineate the pedestrian realm while providing a vehicle turning lanes. The bikeways, if distinctive character to the corridor. constructed, should be separated from the sidewalks by a narrow planting strip or barrier that clearly delineates pedestrian and bicycle space.
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Implementation of the Specific Plan Water Management Plan - South San streetscape improvements will require Gabriel System. planning, design, and funding. As such, short-term “quick fixes,” for a cost- The existing Garvey Avenue water line effective streetscape redesign will provide contains three segments of 6-inch, 8-inch, interim bicycle and streetscape and 12-inch diameter water mains, see improvements. Figure 5.4. From New Avenue to Jackson Avenue, there are two existing water 5.2.INFRASTRUCTURE mains, including one 6-inch main and one 12-inch main. New Avenue contains a 10- The Garvey Avenue corridor is largely inch water main north of Garvey Avenue built out and includes established and a 12-inch water main south of Garvey infrastructure systems to support the Avenue. From Del Mar Avenue to existing population and businesses. Charlotte Avenue, there are two existing Infrastructure systems include sewer, 12-inch water mains. San Gabriel water, storm drainage, and solid waste Boulevard has a 10-inch water main north disposal. of Garvey Avenue and an 8-inch main south of Garvey Avenue. Water The City of Rosemead obtains water from All future development within the six water suppliers but the Garvey Avenue Specific Plan area will be assessed on a Specific Plan area falls within the Golden project by project basis for their fire-pump State Water Company’s (GSWC) service and fire-flow requirements. area. The water system has the capacity to accommodate the Specific Plan’s anticipated development. Future water demands can be met until 2035 based on the land use assumptions for the Specific Plan area and the GSWC’s 2010 Urban
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INFRASTRUCTURE
Figure 5.4 Garvey Avenue Corridor Water Infrastructure
* This graphic and corresponding data is available at City Hall.
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Sewer The majority of the existing sewer pipes in The sewer system within the area has the Specific Plan area are 8-inch-diameter, existing capacity and structural with varied slopes along the flow path that deficiencies; a sewer capacity analysis connect to downstream sewer trunk based on an assumed General Plan connections, see Figure 5.5. There are five buildout projection for the Garvey Avenue sewer trunk connections. Specific Plan shows additional capacity issues. From New to Del Mar Avenues, two existing 8” sewer lines on both sides of The two sewer lines beneath Garvey Garvey Avenue flow downstream into a Avenue have structural defects requiring 36” trunk sewer. From Del Mar Avenue to pipe replacement; in particular, the San Gabriel Boulevard, two existing 8” segments between Brighton Street and sewers on both sides of Garvey Avenue Strathmore Avenue require immediate flow downstream to a 27” trunk sewer. replacement. These upgrades could be The sewers within these areas have pursued in conjunction with streetscape adequate short-term capacity. Based on improvements or repaving. In addition, this Plan’s buildout assumptions, the the 1996 City of Rosemead Sewer Study downstream sewers may have inadequate identifies existing sewer facilities capacity capacity and may require improvement. deficiencies. The “at capacity” pipes As such, this Plan calls for additional include those within the reaches along Del infrastructure studies to determine specific Mar Avenue to the 36” trunk connection infrastructure capacity requirements. The at Emerson Place (New Avenue/Del Mar area along Garvey Avenue from San Avenue study area); and reaches along Gabriel Boulevard to Charlotte Avenue is San Gabriel Boulevard to the 21” trunk tributary to 8” sewer lines along San connection (San Gabriel Gabriel Boulevard and Garvey Avenue; Boulevard/Garvey Avenue study area). all flow is discharged downstream to a 21” Further analysis is required as trunk sewer. The areas to the north and development is considered. south of Garvey Avenue have adequate capacities to the 8” sewer line along Garvey Avenue.
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INFRASTRUCTURE INFRASTRUCTURE
Figure 5.5 Sewer Tributary Area Map
* This graphic and corresponding data is available at City Hall.
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Stormwater The Garvey Avenue Specific Plan area’s continue to encourage solid waste The Garvey Avenue Specific Plan and all watershed drains into several drainage reduction and recycling efforts including potential future development allowed by it systems. The main drainage system is a expanding public outreach programs will need to be assessed for its demand and reinforced concrete (RC) box culvert that focusing on recycling and composting potential impacts to the existing storm runs along Garvey Avenue to the education. drainage system. Future development Alhambra Wash and several reinforced must minimize the amount of storm water concrete (RC) pipes drainage systems. runoff into the storm drainage system. The Other storm drainage facilities include proposed Streetscape Plan for Garvey reinforced concrete (RC) pipes and catch Avenue would manage as much of the basins, depending on the section of street’s existing stormwater on-site as Garvey Avenue, see Figures 5.6-5.8. possible, using a variety of Low-Impact Development (LID) measures such as The drainage areas to the north of Garvey swales and rain gardens. Avenue from Brighton Street to the Alhambra Wash, and north of the Any new stormwater infrastructure must Alhambra Wash and San Gabriel be analyzed to meet all regulatory Boulevard, are all collected and requirements, including but not limited to: discharged to Alhambra Wash.
Hydrology and Hydraulics Reports, Solid Waste and Recycling While the Rosemead Department of Standard Urban Storm Water Public Works is responsible for solid Mitigation Plan (SUSMP), waste collection and disposal for all residential properties, it contracts with Low Impact Development (LID,) Republic Services to provide these Water Quality Management Plan services. The Department also oversees a (WQMP), and curbside recycling program, which includes collection of paper and City and/or County standards such as cardboard, cans/aluminum, plastic, and on-site retention/detention. glass, as well as green waste for grass, leaves, and plant trimmings. The City will
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INFRASTRUCTURE
Figure 5.6 Garvey Avenue Corridor Stormwater Infrastructure, New to Jackson Avenues INFRASTRUCTURE INFRASTRUCTURE
* This graphic and corresponding data is available at City Hall.
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INFRASTRUCTURE
Figure 5.7 Garvey Avenue Corridor Stormwater Infrastructure, Jackson to Del Mar Avenues
* This graphic and corresponding data is available at City Hall.
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INFRASTRUCTURE
Figure 5.8 Garvey Avenue Corridor Stormwater Infrastructure, Del Mar to Charlotte Avenues
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5.3.PUBLICFACILITIES/ Avenue is expected to result in an Emergency Services SERVICES estimated 620 additional K-12 students Fire and emergency medical services are (based on State of California generation provided by the Los Angeles County Fire Garvey Avenue has a handful of public rates). Department, which has local stations on facilities/services within and around the Valley Boulevard and San Gabriel Specific Plan area. These include schools Utilities Boulevard in Rosemead. Rosemead’s and institutions, utilities, and emergency Electrical power within the Specific Plan police service is provided through the Los services. The services provided by the area is provided by Southern California Angeles County Sheriff’s Temple Station, public facilities help to provide a strong Edison. The company has a major power in Temple City. Deputies assigned to sense of community and place along station due south of New Avenue, along Rosemead work out of Rosemead’s Public Garvey Avenue. SR 60. Power lines have been Safety Center located on Garvey Avenue undergrounded along Garvey Avenue. next to Zapopan Park at Charlotte Avenue. Parks Gas is provided by Southern California The center is managed by Rosemead’s Parks, recreational facilities, and open Gas, a subsidiary of Sempra Energy. The Chief of Police, and includes local offices space are lacking along the corridor. The nearest major pipelines run underground for the Los Angeles County Sheriff, the Specific Plan’s open space requirements along: Los Angeles County Probation and the identified open space Department, and community safety enhancements (such as those along Walnut Grove Avenue, services. Alhambra Wash) are anticipated to result Parallel to and east of San Gabriel in new development that provides Boulevard, and additional park, recreation, and open Fern Avenue, east of Walnut Grove spaces for the corridor and nearby Avenue. residents and visitors use and enjoyment. Charter Communications is the primary Schools cable provider for Rosemead, while Improvements along the corridor are AT&T is the primary provider of home, intended to help integrate Richard Garvey business phone, and internet services. Intermediate School, a community anchor, into the neighborhood fabric. The anticipated development along Garvey
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IMPLEMENTATION
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 6 - 1
IMPLEMENTATION Chapter 6
IMPLEMENTATION
IN THIS CHAPTER The Garvey Avenue Specific Plan identifies the location and 6.1 Financing type of desired development along Garvey Avenue, consistent with the City of Rosemead’s General Plan. Achieving this 6.2 Garvey Avenue Specific Plan Administration vision required a concerted and cooperative public/private and General Provisions partnership, including significant capital investment. This chapter outlines the “how to” steps necessary to create positive change along Garvey Avenue in the short and long terms. This
chapter also establishes the basis for the Plan’s administration. This chapter creates a solid foundation, from which the City can support the growth of existing businesses, attract new businesses and investment, allocate limited resources, and foster collaboration through strong public-private partnerships. While the Specific Plan remains visionary in its ambition, the action
steps put forth a realistic and practical approach to assist economic growth, promote the “greening” of the neighborhood, improve walkability and bikeability, and ensure a successful, vibrant future for the Garvey Avenue Specific Plan area.
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IMPLEMENTATION
6.1 FINANCING As a primary means of ensuring that front financing of improvements new development pays its “fair benefitting other properties that develop share” of future infrastructure costs, later. Development of the Garvey Avenue Specific Plan area will be primarily the City has established a “Development Impact Fee (DIF)”1 The construction of water, sewer, privately financed by the developers of drainage, street, and streetscape individual projects. The following that fairly allocates the cost of public improvements needed to serve new improvements shall either be completed policies shall govern the funding of by the utilities, the City of Rosemead, or infrastructure, community facilities and development in the Plan area; The City is currently in the process of under the direct direction of these public services for the Garvey Avenue agencies. All water, sewer, drainage, Specific Plan area: determining the specific DIF related to the sewer system serving the street, and streetscape facilities will continue to be maintained by the The costs of infrastructure projects GASP. This fee will be adopted by Resolution, at a later date. In agencies or their appointed designees. will be allocated to future new development projects within the addition, if there are any other fee(s) determined necessary as result of Whenever possible, pay-as-you-go Plan area based on benefit received, financing shall be used. Debt financing with appropriate consideration of the GASP, then they will also be adopted by Resolution. should only be used when it is essential the potential impacts on the financial to provide facilities necessary to permit feasibility of proposed projects; Developers may proceed ahead of development or to maintain service standards. All new development will pay the the City’s streetscape and infrastructure plans if they pay the full cost of infrastructure needed to While the infrastructure improvements serve future private development cost of extending the core infrastructure to their project(s), shall be, primarily, the responsibility of projects within the Plan area; the private development community, subject to future reimbursement; and some portion may be publically Private development will also fund The impact fee structure will include financed subject to available funding the costs of mitigating any adverse a method for future reimbursement sources. For these public expenditures, a impacts of future projects on the of landowners who opt to provide up- number of grant, loan, and value capture City’s existing infrastructure;
1 The City has recently adopted its development impact fee schedule for Citywide fees; implementation of additional fees unique to the Garvey Avenue Specific Plan area would require a nexus study quantifying future infrastructure costs and allocating them by future land use.
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funding mechanisms (as outlined later in subject to an assessment. The second properties in the district develop or this chapter) can be used to finance the challenge is that assessment districts make use of the improvements. infrastructure and other community require a two-thirds majority vote of improvements. property owners weighted by property Capital Improvement Program (CIP) value to pass. In an area with numerous Capital Improvement Program is a Local Tax Increment and Assessment small properties, achieving the approval comprehensive analysis of needs and Districts of two-thirds of the voting properties available financing for all capital would likely be difficult. improvements in the City. The CIP is Assessment[RD1] Districts updated every five years and Assessment districts provide a Reimbursement District implemented on an annual basis. mechanism for property owners to The City can form a Reimbursement choose to levy an additional tax upon District when one party pays for and Other Local Sources of Funds themselves for identified purposes. constructs or causes to construct California law allows the creation of infrastructure that has the potential to Impact Fees assessment districts for a wide variety of benefit another party. If during the life Impact fee programs can be a funding purposes; these can either fund capital of the reimbursement district (typically source for transportation improvements, improvements or be established for 10-20 years), the benefitted property sewer or storm drainage infrastructure, operating costs (such as lighting and owner makes use of the improvements, streetscape, parks, and recreational open landscaping districts). Specific districts then the reimbursement is due. The space. These fees, paid by new that might be applied to the Garvey process includes preparation of a report residential and commercial Avenue Specific Plan would be a that outlines the improvement costs, the development projects, must only be parking district and/or streetscape method of distributing the costs, the used to pay for improvements that can improvement district. properties involved and includes details be demonstrated to serve new residents of the reimbursement agreement. The and businesses (from new There are two primary challenges in City Council will convene a public development), but these fees can be establishing assessment districts, hearing and owners of property in the combined with other funding sources to particularly for already developed areas. district are given the opportunity to fund a project that serves both new and The first challenge is that total property provide input. Once approved by the existing residents or businesses. A taxes can only increase a certain amount City Council, a resolution is recorded nexus study, which calculates the new before new development is against properties in the district. increment of development, estimates the disadvantaged relative to properties not Reimbursements are collected when portion of an improvement project
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IMPLEMENTATION attributable to that increment of growth, As a unique method for paying for street State Transportation Improvement and allocates the fee among the new light fixture other streetscape elements, Program (STIP) development projects by land use, is a small projected plaque sign could be The STIP is a multi-year capital required by state law for affixed to a light pole with the name or improvement program of transportation implementation. logo of the local merchant, business, projects on and off the State Highway person, entity “purchasing” the fixture. System, funded with revenues from the Revenue Bonds State’s Transportation Investment Fund Public activities that are revenue Development Agreements and other funding sources, including the generating, and create sufficient cash A Development Agreement can be an State Highway Account. A wide variety flow to cover operating costs and debt effective tool encouraging public- of transportation capital projects are service can potentially issue municipal private partnership in large scale eligible for funding, including debt to cover the cost of capital projects that are developed in series of improvements to State highways and improvements. A common example of phases. It provides developers with a local roads, public transit (including this is revenue bonds for parking garage specific level of certainty about the land buses), intercity rail, pedestrian and construction where there is pay parking. use requirements and gives the City an bicycle facilities, and inter-modal opportunity to advance its local facilities. STIP programming generally Other Public Debt planning policies through occurs every two years, with the New commercial and lodging projects comprehensive planning efforts. California Transportation Commission could generate significant new sales tax Benefits to both public and private (CTC) adopting a fund estimate in and transient occupancy (lodging) tax parties include: greater latitude in August of odd years. Transportation revenues that will flow into the City’s enforcing requirements and improvement plans prepared by General Fund. This new money could be contingencies on proposed Caltrans and local agencies are then used to finance debt service on tax- developments and developers have a submitted to CTC for approval by exempt debt obligations so that existing level of certainty about land use and December of odd years. Caltrans activities provided through the General how the regulatory standards will not prepares the Interregional Fund are not impacted. materially affect later development Transportation Improvement Plan phases once the project has been (ITIP), which governs roughly 25 percent “Adopt A Light” Program (Tree, Bench, approved. of allocated funds for intercity projects. etc.) Regional Transportation Improvement State Sources Plans (RTIPs) are prepared by regional agencies including Regional
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Transportation Planning Agencies infrastructure and private development of alternative transportation programs, (RTPAs), County Transportation projects that promote economic including bike and pedestrian trails and Commissions, and Metropolitan development and revitalize infrastructure-related projects for non- Planning Organizations (MPOs). communities. drivers. TAP consolidates funding from the former Transportation Caltrans Planning Grants Federal Sources Enhancements, Recreational Trails, and Caltrans provides planning grants for Safe Routes to Schools programs. studies for sustainable transportation Moving Ahead for Progress in the 21st and transit planning studies, which can Century (MPA-21) 6.2 SPECIFIC PLAN include studies that lead to SB 375 SCS Signed into law in 2012, the Moving ADMINISTRATION AND implementation, corridor studies, Ahead for Progress in the 21st Century GENERAL PROVISIONS evaluations of transportation issues Act (MAP-21) is the nation’s current involving intermodal facilities, and long-term transportation authorization. Applicability complete streets studies, among other Map-21 replaces SAFETTEA-LU, the planning activities. authorizing legislation in effect from The Garvey Avenue Specific Plan 2005 to 2012, though it continues or serves as the implementation tool for the Caltrans also provides grants for restructures many of the funding General Plan. infrastructure projects that benefit programs under the former legislation. bicycle commuters through its Bicycle MAP-21 authorizes $105 billion for The development standards and Transportation Account. The project fiscal years (FY) 2013-14 and 2014-15 guidelines contained in this Specific must increase the safety and to be distributed by the Federal Plan provide for land development and convenience of bicycle commuters. Highway Administration (FHWA) and use within the Specific Plan area. The Federal Transit Administration (FTA) Specific Plan supersedes the otherwise Infrastructure State Revolving Loan through a series of competitive grant applicable City of Rosemead Fund (ISRF) and financial assistance programs for development standards and regulations The California Infrastructure and highway and road, transit, freight, bike, unless stated otherwise in this Economic Development Bank (I-Bank) pedestrian, and multimodal projects. document. Whenever the provisions and loans money for infrastructure projects Programs administered under MAP-21 development standards contained in this around the State. The I-Bank is the include the Transportation Alternatives Specific Plan conflict with those state’s general purpose financing Program (TAP). TAP, $819.9 million in contained in the City of Rosemead authority that finances public FY 2015-16, is to provide for a variety Municipal Code, the provisions of the
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Specific Plan shall take precedence. remainder of this Specific Plan and the whether to approve, approve in Where the Specific Plan is silent, the application of those provisions to other modified form, or disapprove the City of Rosemead Municipal Code shall persons or circumstances shall not be project. apply. affected. City Council Interpretation Required Actions and Entitlements The City Council is empowered by the All interpretation of the provisions of Rosemead Municipal Code to approve, this Specific Plan shall be made by the City of Rosemead Plan Review approve with conditions, or deny the Community Development Director, The City of Rosemead planning, Specific Plan, Zoning Code unless stated otherwise in this building and safety, public works, Amendment, Zoning Map amendment, document, RMC Section 17.40.040. recreation and parks, public safety, Los and the related CEQA document. Upon Angeles County Fire Department, and receipt of the Planning Commission's If an issue, condition, or situation occurs other staff shall be responsible for recommendation, the City Council may that is not sufficiently covered or providing technical review of approve, approve with modifications, or provided for in this Specific Plan, those development proposals for consistency disapprove the Specific Plan based upon that are applicable for the most similar with City policies and regulations, and the following findings: issue, condition, or situation shall be making advisory recommendations to used. Unless otherwise provided, any the Planning Commission and City The proposed specific plan is ambiguity concerning the content or Council. consistent with the objectives, application of the Specific Plan is policies, general land uses, and resolved by the Community Planning Commission programs of the general plan and Development Director in a manner Upon submission of the Specific Plan, a other adopted goals and policies of consistent with the vision, goals, public hearing will be scheduled with the City. objectives, and intent established in the the Planning Commission to review the Garvey Avenue Specific Plan. Specific Plan, Zoning Code The proposed specific plan would not Amendment, Zoning Map amendment, be detrimental to the public interest, Severability and related CEQA document. After a If any provision or portions of any thorough and detailed review of all health, safety, convenience or welfare provisions of this Specific Plan or its aspects of the project, the Planning of the City. application to any person or Commission is authorized to make circumstance are held to be invalid, the recommendations to City Council
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Rosemead throughout the life of the Commission without further fee to the The subject property is physically Garvey Avenue Specific Plan, and as applicant. such should be periodically reviewed suitable for the requested land use Any discretionary action of the Planning and updated by the City to reflect designations and the anticipated land Commission shall be final following a conditions as they change over time. ten-day appeal period, unless appealed to use developments. Development Permits the City Council within ten days of the The proposed specific plan shall All development within the project site Commission’s decision, as stated in RMC ensure development of desirable is subject to the Site Plan Review Section 17.160. character, which will be compatible process as established in the City of with existing and proposed Rosemead Municipal Code. Adoption of Decisions of the City Council are final. development in the surrounding the Specific Plan includes adoption of neighborhood. the design standards and guidelines Appeals shall be processed in accordance contained herein, which provide with RMC Section 17.160. The appeal The adoption of the Specific Plan is also direction for the design of the shall be accompanied by a fee in the development project on the project site. subject to environmental review in amount set by City Council resolution. compliance with CEQA. Appeals Implementation Action Plan Any discretionary action of the The following Implementation Action Community Development Director shall Plan (Table 7.1) lists the specific actions be final, following a ten-day appeal that need to be taken by the City of period, unless appealed to the Planning Rosemead, in coordination with Commission within ten days of the developer or other public agencies, to Director’s decision, as stated in RMC fully implement the vision outlined in Section 17.160. Furthermore, the this Specific Plan. The Implementation Action Plan summarizes each action by Community Development Director may, topical area and provides a priority in his/her discretion, refer to the Planning timeframe, primary responsibilities, and Commission any application for a Minor partners. The Implementation Action Exception or an Administrative Use Plan will be used by the City of Permit for the decision of the Planning
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IMPLEMENTATION TABLE 6.1: IMPLEMENTATION ACTION PLAN
Implementation Action Plan Legend Timeframe Short 1-5 years Medium 5-15 years Long Over 15 years Ongoing throughout the life of the Plan Cost $ <$50,000 $$ $50,000-$250,000 $$$ $250,000-$500,000 $$$$ $500-000-$1,000,000 $$$$$ >$1,000,000
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Potential Enforcement Specific Actions Timeframe Cost Funding Responsibility Source Economic Development Action Positive Business Climate Marketing. In City collaboration with owners of key “opportunity sites” Administration, City; property 1 aggressively market Garvey Avenue's strong Ongoing Community $$ owners competitive location for a variety of retail and Development, commercial businesses. Property Owners Land Use Actions General Plan Amendment. Amend the City's General Plan to achieve consistency with this Specific Plan. Changes including: Land Use Plan (Figure 2-1),Land Use Categories/Buildout Table (Table 2-1), land use definitions, General Plan and Zoning Ordinance Consistency (Table 2-5), Land Use and Population Concurrent with the Community 2 Estimates (Table 2-6), Development and Population $ City Specific Plan adoption Development (Table 2-7), Future Area Intersection Levels (Table 3-3) and subsequent text, Future Area Roadway Segment LOS (Table 3-4), Level of Service Values - Intersections (Figure 3-2), Level of Service Values – Segment (Figure 3-3), and Identified Intersection Approach Improvements (Figure 3-5). Zoning Code Amendment. Amend the Rosemead Zoning Code to allow the standards and provisions in Concurrent with the Community 3 this Specific Plan to take effect. The Garvey Avenue $ City Specific Plan adoption Development Specific Plan's development standards shall replace those in the Zoning Code as indicated. Zoning Map Amendment. In conjunction with the Zoning Code amendment, amend the Zoning Map to Concurrent with the Community 4 $ City replace current zoning district designations with the Specific Plan adoption Development new Garvey Avenue Specific Plan zones. Garvey Avenue Corridor Master Sign Plan. Consider preparing and adopting a Master Sign Plan that will Public Works, 5 improve the Garvey Avenue Corridor brand, reduce Short Community $ City blight, and create a more uniform design throughout Development the corridor. Gateway Improvements Design. Design new Public Works, gateway entry monument signage and landscaping 6 Medium Community $ City features to create a unified theme and clear identity Development for people entering the Garvey Avenue Corridor. Gateway Improvements Installation. Install new gateway entry monument signage and landscaping 7 Medium Public Works, $$ TBD2 features in accordance with the Improvements Design (Action #6) Street Furniture Design. Design new street furniture Public Works, that captures the "unified theme" established in the 8 Medium Community $ City Gateway Improvements and streetscape Development improvements. Street Furniture Installation. Build and install new Public Works, 9 street furniture in accordance with the Street Furniture Medium Community $$ TBD Design program (Action #8) Development Financing Actions Planning and Infrastructure Cost Reimbursement. Seek reimbursement for the planning costs and infrastructure planning, design, and construction City incurred by the City related to the preparation and Administration, 10 maintenance of the Garvey Avenue Specific Plan, the Short $ City Community Garvey Avenue Specific Plan EIR, and any associated Development planning, open space, and/or infrastructure planning and development studies.
Reimbursement District. Establish a Reimbursement City District that allows for a private developer to fund, Administration, 11 construct, and/or cause to construct sewer, water, Short $ City Community storm drainage, streets, streetscape, or public utilities Development infrastructure. Garvey Avenue and New Avenue Intersection Improvement Plans. Prepare plans to replace 12 Short Public Works $ City right/through lane with one through lane and one right turn lane on the eastern leg.
2 Items labeled “TBD” are currently being reviewed by City staff and the consultant team, and will be updated in a subsequent version of the Specific Plan.
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Potential Enforcement Specific Actions Timeframe Cost Funding Responsibility Source Garvey Avenue and New Avenue Intersection Improvements. Install intersection improvements in 13 Short Public Works TBD TBD accordance with the Garvey and New Avenues’ Improvement Plans (Action #12) Garvey Avenue and Del Mar Avenue Intersection Improvements Plans. Prepare plans to add one 14 additional left turn lane on the northern leg; replace Short Public Works $ City the right/through lanes with one through lane and one right turn lane on the eastern and western legs. Garvey Avenue and Del Mar Avenue Intersection Improvements. Install intersection improvements in 15 Short Public Works TBD TBD accordance with the Garvey and Del Mar Avenues Improvement Plans (Action # 14) Garvey Avenue Roadway Reconfiguration/Streetscape Plans. Prepare plans for the installation of green bulbouts and stormwater bulbouts/rain gardens, installation and/or modification of landscaped medians, modification of 16 curblines, installation of raised bikeways and Short Public Works $$ City landscape dividers, installation of shared bikeways, installation of pedestrian-oriented lighting, installation of trees and other landscaping, and restriping Garvey Avenue in accordance with the Garvey Avenue Streetscape Plan (Figure 5.1). Infrastructure Actions Garvey Avenue Roadway Reconfiguration/Streetscape Installation. Install green bulbouts and stormwater bulbouts/rain gardens, install and/or modify landscaped medians, modify curblines, TBD (MTA 17 install raised bikeways and landscape dividers, install Long Public Works TBD grant) shared bikeways, install pedestrian-oriented lighting, install trees and other landscaping, and restripe Garvey Avenue in accordance with the Garvey Avenue Roadway Reconfiguration/Streetscape Plans (Action #16) Bus Service and Stop Improvements Coordination and Plan. Coordinate with METRO to develop a City, METRO, 18 corridor-wide bus stop plan that provides for additional Medium Public Works $ Federal bus stop amenities ensuring every bus stop has a Funding bench, shade, and adequate signage. Bus Service and Stop Improvements Installation. Provide additional bus stop amenities in accordance 19 Medium Public Works TBD METRO with the Bus Service and Stop Improvement Plan (Action #18) Bicycle and Pedestrian Connectivity Plan. Develop bicycle and pedestrian improvements plans that 20 Ongoing Public Works $ City connect Garvey Avenue Corridor plan area to adjacent areas’ bicycle and pedestrian amenities. Bicycle and Pedestrian Amenities. Install and implement bicycle and pedestrian improvements as Grants (ATP, 21 Ongoing Public Works $$$ determined in the Bicycle and Pedestrian Connectivity etc.) Plan (Action # 20) Shade Trees and Open Space. Continue to implement carbon sequestration goals through the provision of open space and tree planting. Emphasize planting of 22 Ongoing Public Works $ City trees to shade sidewalks, parking lots, and public plazas in order to mitigate the heat island effect and encourage pedestrian activity. Providing Shade Trees and Open Space. Plant trees to shade sidewalks, parking lots, and public plazas as Private 23 Ongoing Public Works $ determined in the Garvey Avenue streetscape plans, Development the Garvey Roadway Reconfiguration/Streetscape Plans. Sewer Infrastructure Improvement Plans. Prepare plans or cause the preparation of plans to repair, retrofit, and expand sewer infrastructure addressing 24 Short, Ongoing Public Works $ City baseline defects and capacity deficiencies and to provide additional capacity to accommodate anticipated new land uses.
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Potential Enforcement Specific Actions Timeframe Cost Funding Responsibility Source Sewer Infrastructure Improvements. Repair, retrofit, Private 25 and expand sewer infrastructure as specified in the Short, Ongoing Public Works TBD3 Development Sewer Infrastructure Improvement Plans (Action #24) (impact fee) Storm Drainage Infrastructure Improvement Plans. Prepare plans or cause the preparation of plans to repair, retrofit, and expand storm drainage 26 Short, Ongoing Public Works $ City infrastructure addressing baseline defects and capacity deficiencies and to provide additional capacity to accommodate anticipated new land uses. Storm Drainage Infrastructure Improvements. Repair, Public Works, Los 27 retrofit, and expand sewer infrastructure as specified in Short, Ongoing Angeles County TBD TBD the Sewer Infrastructure Improvement Plans (Action #26) Flood Control Water Infrastructure Improvement Plans. Prepare Public Works, City, Golden plans or cause the preparation of plans to expand water 28 Short, Ongoing Golden State $ State Water infrastructure to accommodate anticipated new land Water Company Company use and development Water Infrastructure Improvements. Expand water Public Works, 29 infrastructure to accommodate anticipated new land Short, Ongoing Golden State TBD TBD use and development (Action #28) Water Company Biofiltration Treatment Features. Adopt alternative standards for stormwater bulbouts/rain gardens, parking lots, and landscaped areas enabling proven Public Works, 30 biofiltration treatment features to be integrated into Short Community $ City public thoroughfares and private development projects Development as provided by the Regional Water Quality Control Board. Utilities Relocation and Expansion. Relocate and Private expand major electrical, cable, and other 31 Ongoing Public Utilities TBD Development, communication utilities as necessary to accommodate City new land uses and land use patterns. Grant Funding Applications. Consider identifying and Public Works, applying for grant funding to initiate public realm 32 Ongoing Community $ City mobility, streetscape, infrastructure, and gateway Development improvements. Nexus Study for Specific Plan Development Impact Fees. Undertake a nexus study to quantify the potential infrastructure needs (and related costs) of future Public Works, development within the Plan area. Utilize study as a City, Private 33 Short Community $ basis for updating City’s existing Development Impact Development Development Fee schedule to include additional fees unique to the Plan area (cost of nexus study can ultimately be recovered via the impact fees).
3 City is currently completing a study that will refine sewer improvement costs and recommended a potential impact fee to fund needed improvements.
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Subdivision Maps changes, in the event a Specific Plan Demonstrate the proposed Approval of subdivision maps pursuant amendment request is made. amendments will meet the goals and to the State Subdivision Map Act objectives of Garvey Avenue Specific (Government Code Sections 66410- Substantive Changes - Defined Plan and the General Plan; 66499.58, and as may be amended) and As determined by the Community Title 16 of the Rosemead Municipal Development Director, any substantive Update any technical studies and/ or Code may occur with or subsequent to changes will require a Specific Plan provide additional environmental the adoption of the Specific Plan. The Amendment. Substantive changes studies as determined by the project may include parcel map(s), lot include: Community Development Director line adjustments, and/or other and incorporate all mitigation subdivision actions. Any increase in the residential measures into the project design; and density or nonresidential intensity. Specific Plan Amendments Provide revised Specific Plan text and Amendment to the Specific Plan may be Any proposed expansions of the maps (where relevant) that reflects requested by the applicant or by the City geographic area included in the the amendment requested. at any time pursuant to Section 65453(a) Specific Plan. of the California Government Code and Authority to Approve Minor Rosemead Municipal Code Title 17, Any departures from the design Modifications Article 5, Chapter 17.150. Amendment standards and/or guidelines that The Community Development Director shall be processed pursuant to the significantly change the overall may approve minor modifications to the provisions of the Government Code for character or appearance of the Specific Plan without a Specific Plan Specific Plan and the City of Rosemead project. Amendment. Minor modifications shall Municipal Code. include: A proposed Specific Plan amendment General shall reflect the comprehensive analysis Changes to landscaping/hardscaping/ Approval of this Specific Plan by the that has been undertaken in Specific streetscape. City Council is considered acceptance Plan’s adoption and may require of the general framework and specific additional environmental review. As a Changes in building materials and development standards contained within condition of consideration for any related architectural treatments. Garvey Avenue Specific Plan. The Specific Plan amendment, it shall be the following section describes a process for applicant’s responsibility to: Any other modification determined by the Community Development
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Director deemed to be minor in that it would not materially change the project approved by the City Council.
Maintenance and Monitoring As the conditions present in 2015 are anticipated to change throughout the implementation of this Specific Plan, periodic maintenance and monitoring of the Plan will be necessary. The Specific Plan shall be reviewed at least every five years to assess progress towards implementation, and if necessary, identify new or revised implementation measures to meet Specific Plan objectives. The review shall examine development projects completed and/or proposed, capital improvement projects completed and planned, and any other programs or projects that are or have been implemented. The review shall be presented to all appropriate City advisory bodies.
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