PC - Item 4C - Municipal Code Amenment 10-02, 10-03, Zone Change 10-02ROSEMEAD PLANNING COMMISSION
STAFF REPORT
TO: THE HONORABLE CHAIRWOMAN AND MEMBERS OF THE ROSEMEAD
PLANNING COMMISSION
FROM: PLANNING DIVISION
DATE: APRIL 5, 2010
SUBJECT: MUNICIPAL CODE AMENDMENT 10 -02, MUNICIPAL CODE AMENDMENT
10 -03, ZONE CHANGE 10 -02
SUMMARY
Municipal Code Amendment 10 -02 (MCA 10 -02) and Municipal Code Amendment 10 -03
(MCA 10 -03) consist of City initiated amendments to the Rosemead Municipal Code for the
purpose of establishing residential /commercial mixed -use development standards and
regional commercial development standards. The new development standards reflect the
new planning goals detailed in the City's 2010 General Plan Update (General Plan
Amendment 09 -01). MCA 10 -02 will establish mixed -use development standards for a new
Residential /Commercial Mixed -Use Development Overlay (RCMUDO) zone, and MCA 10-
03 will establish development standards for a new C -4 (Regional Commercial) zone. The
proposal also includes an amendment to the existing Mixed -Use Development Guidelines to
reflect the proposed mixed -use development standards. Lastly, Zone Change 10 -02 is a
proposed comprehensive zoning map update, which if adopted, will bring all zoning
designations on the City of Rosemead Zoning Map into consistency with the land use
designations, goals, and policies outlined in the General Plan. For reference, the proposed
Residential /Commercial Mixed -Use Development Overlay development standards and
amended Mixed -Use Design Guidelines (Ordinance 889), C-4 (Regional Commercial)
development standards (Ordinance 890), and zone change map and ordinance (Ordinance
891) have been attached as Exhibits A through C, respectively.
ENVIRONMENTAL ANALYSIS
The Rosemead City Council adopted a General Plan update and certified an accompanying
Program Environmental Impact Report (Program EIR) on October 14, 2008. The certified
Program EIR provided a program -level assessment of the environmental impacts resulting
from development pursuant to land use policy and implementation of the goals and policies
set forth in all chapters of the updated General Plan, as well as long -term implementation of
the General Plan through a revised Zoning Code.
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April 5, 2010
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A General Plan Amendment (GPA 09 -01) is currently under review by the City of
Rosemead. The Planning Commission recommended the City Council approve GPA 09 -01
on March 1, 2010. The City Council will review the amendment on April 13, 2010.
According to Section 15164, an addendum EIR, along with a new Statement of Overriding
Considerations, is being proposed for GPA 09 -01 based on the 2008 Program EIR.
STAFF RECOMMENDATION
Staff recommends that the Planning Commission:
1. ADOPT Resolution No. 10 -10 with findings (Exhibit D), a resolution recommending
that the City Council ADOPT Ordinance No. 889, amending Title 17 of the
Rosemead Municipal Code to incorporate Chapter 17.74 Residential /Commercial
Mixed -Use Development Overlay zone regulations and modifying the Mixed -Use
Design Guidelines.
2. ADOPT Resolution No. 10 -11 with findings (Exhibit E), a resolution recommending
that the City Council ADOPT Ordinance No. 890, amending Title 17 of the
Rosemead Municipal Code to incorporate Chapter 17.46 C -4 Regional Commercial
zone regulations.
3. ADOPT Resolution No. 10 -12 with findings (Exhibit F), a resolution recommending
that the City Council ADOPT Ordinance No. 891, amending zoning map for the
purpose of bring the map into consistency with the 2010 General Plan Update
(General Plan Amendment 09 -01).
BACKGROUND
On April 14, 2009, the City Council appointed a Subcommittee to discuss the future of
mixed -use development in the City of Rosemead. The Subcommittee was to analyze the
current 2008 General Plan and make recommendations to the Planning Commission and
City Council as to whether the Land Use Element should be amended.
On September 22, 2009, a joint Planning Commission and City Council meeting was held to
review the Subcommittee's recommendation. At that meeting, staff received direction to
embark on a comprehensive General Plan Work Revision Program. This program included,
amending the General Plan to address mixed -use development, preparing mixed -use
development standards, amending the existing mixed -use design guidelines, and
processing a comprehensive Zoning Map update.
Planning Commission Meeting
April 5, 2010
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The General Plan Amendment is currently under review by the City of Rosemead. On
March 1, 2010, the City of Rosemead Planning Commission recommended that the City
Council approve General Plan Amendment 09 -01. This amendment proposed changes
within the Land Use Element to designate four key areas (nodes) in the City for mixed -use
development with limitations on both residential density and building height, as well as the
creation of a new High Intensity Commercial land use designation over two commercial
areas of the City. The City Council will review the General Plan Amendment on April 13,
2010.
The Municipal Code Amendment 10 -02, Municipal Code Amendment 10 -03, and Zone
Change 10 -02 are the development standards and zoning map modifications proposed to
implement the new planning goals detailed in the City's proposed General Plan.
ANALYSIS
Mixed -Use Development Overlay Zone and Development Standards
The Residential /Commercial Mixed -Use Development Overlay ( RCMUDO) zone is
proposed to implement the Mixed -Use Residential /Commercial land use designations in the
General Plan. This overlay zone will provide property owners and developers the
opportunity to either propose a mixed -use project, developed in accordance with RCMUDO
development standards, or the option of developing a commercial project under the base
zoning district's standards. The RCMUDO development standards have been designed to
accomplish the following objectives:
1. Create viable, walkable urban environments that encourage pedestrian activity and
reduce dependence on the automobile, through streetscapes that are connected,
attractive, safe, and engaging.
2. Provide complementary residential and commercial uses within walking distance of
each other.
3. Develop an overall urban design framework to ensure that the quality, appearance
and effects of buildings, improvements, and uses are compatible with the City design
criteria and goals.
4. Create quality residential /commercial mixed -use development that maintains value
through buildings with architectural qualities that create attractive street scenes and
enhance the public realm.
5. Provide a variety of open space, including private, recreation areas and public open
space, and parks.
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April 5, 2010
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6. Revitalize commercial corridors with residential /commercial mixed -use
developments that attract and encourage market - driven private investment.
7. Encourage parking solutions that are incentives for creative planning and
sustainable neighborhood design.
The entitlement review process for project approval would require each project applicant to
submit a comprehensive precise plan of design showing full compliance with the
development standards. Each project would require approval from the City Council after a
recommendation has made by the Planning Commission.
The proposed standards would provide a wide range of permitted uses, as well as
provisions to regulate the public realm and streetscape, site design and circulation, building
form, land use, and architecture. Regulations have been incorporated to require public art
and encourage the use of green construction materials and energy and water efficient
conservation features. Lastly, measures have also been added to address potential
sensitive elements of mixed -use development, such as businesses with late hours of
operation, restaurant establishments with outdoor seating, automated teller machines, and
convenience markets. To ensure that mixed -use developments create pedestrian friendly
and lively street fronts, sit -down restaurants, retail uses and services will be required on the
ground floor.
Examples of the proposed key mixed -use development regulations are highlighted in the
following table. The complete set of standards is outlined in Ordinance 889 (Exhibit A).
Planning Commission Meeting
April 5, 2010
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Table 1.0
Proposed RCMUDO Development Standards
Lot Size
30,000 square feet (minimum)
Residential: Two (2) parking spaces per dwelling unit, and one (1) guest parking
space for each two (2) dwelling units.
' A reduction in the number of residential parking spaces may be approved upon the
Parking Requirements
determination by the City Council that a parking demand analysis prepared by a
competent traffic and transportation engineer demonstrates that the required
number of spaces exceeds actual expected demand.
Commercial: The parking requirements shall be provided in accordance with RMC
Section 17.84.
Interior Side Lot Lines: zero feet or 10 feet
Side Street Lot Lines: No minimum required, unless rear yard abuts side yard
residential uses, school or park, in which case a setback of 20 feet shall be
maintained within 25 feet of the established common property line.
Rear: (1) If the site abuts residential uses, school or park 10 feet set back is
required. (2) If the site abuts non - residential uses, the minimum setback from the
Setbacks
rear lot line may be zero (0) but shall be a minimum of ten (10) feet if more than
zero (0). (3) All buildings that abut an alley shall be setback a minimum of ten (10).
and a minimum of 20 feet if ingress and egress access is provided to a covered
p arking structure.
'A Variable Height Limitation will also be required when abutting R -1 and R -2
zones
Front: 0 to 3 feet for building and 10 feet for parking lots
60 du/ac and 4 Stories: 55 feet
Building Height
30 du/ac and 3 Stories: 45 feet
Mixed -Use Design Guidelines
On September 25, 2007, the City Council approved Mixed -Use Design Guidelines. The
guidelines are intended to supplement the new mixed -use development standards, and are
a useful handout for the public to ensure attractive mixed -use design. Revisions are being
proposed to the guidelines, which reflect the new development standards outlined in the
RCMUDO zone. The revised criteria will help to positively influence the livability and
aesthetic value of the City's established mixed -use neighborhoods in the community. The
revised guidelines have been attached to Ordinance 889 as Exhibit A.
C-4 Regional Commercial Zone Regulations
A new C -4 Regional Commercial zone is proposed to implement the goals and policies of
the new High Intensity Commercial land use designation that is proposed in the 2010
Planning Commission Meeting
April 5, 2010
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General Plan Update (General Plan Amendment 09 -01). This new zoning designation will
be applied to the "Auto Auction" and "Barr Lumber" sites (3900 and 3910 Walnut Grove
Avenue, 8614 Valley Boulevard, 7867, 7907, 7913, 7919, 7931, and 8001 Garvey Avenue,
3011 and 3033 Denton Avenue, and 7938 Virginia Street).
The intent of this zone is to promote redevelopment of these sites into cohesively planned
sub - regional commercial centers that provide goods and services in a larger retail form, with
ancillary smaller retail uses supporting the sub - regional commercial uses. To accomplish
this, the development standards require minimum site areas, as well as specify the
permitted land uses and building sizes for each of the project areas. Furthermore,
measures have been added to regulate the public realm and streetscape, site design and
circulation, building form, land use, and architecture. Lastly, standards have been added to
require public art and encourage the use of green construction materials and energy and
water efficient conservation features.
The proposed permitted uses and minimum building sizes are highlighted in the following
tables. The complete set of standards is outlined in Ordinance 890 (Exhibit B).
Table 2 -0
Land Use and Building Size Requirements
for Project Area 1, as Identified in the General Plan
The primary use of the site shall have a Major Anchor tenant
(75,000 - 140,000 square feet) and /or a hotel use.
Permitted Uses
Allowable Building sloes
Large Retail Center with Anchor Tenants: Consumer electronics and appliances retail,
75.000 - 140,000 square feet
department store. discount and variety store. home improvement, and hardware store
General Retail Outlets: Home furnishing and housewares retail, music, video. book and
entertainment retail. office products retail: sporting and recreational equipment retail, hobby
15,000- 35,000 square feet
and craft retail: and other specialty retail
Restaurant - Related Uses: Casual dining restaurants. specialty eateries, and upscale dining
5.000 - 10.000 square feet
Hotel, when approved with a Conditional Use Permit
100 guest rooms (minimum)
Ancillary Commercial Uses, include the following as well as uses of similar character
as approved by the Community Development Director: Eating and Drinking
Establishments (restaurants, fast food facilities, including drive - through services, candy and
confectionaries shops, delicatessens, donut shops, and coffee sales). Financial Institutions
(banks, savings and loans, and credit unions). Food and Beverage Sales (markets. catering
1,500 -3,000 square feet
services, and retail bakeries). Personal Services and Sales (beauty and barbershops,
including beauty supply, Flonst shops, photography studios, private postal service, travel
agencies. tailors, shoe repairs, video sales and /or rental), Specialized Retail (consumer
electronics, fabric store. hobbies and crafts, apparel and accessories. books and magazines,
jewelry , sporting good (sales and rental), photography, and stationery sales)
Planning Commission Meeting
April 5, 2010
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Table 2 -1
Land Use and Building Size Requirements
for Project Area 2, as Identified in the General Plan
The primary use of the site shall have a minimum of one
General Retail Outlet and /or a Hotel use.
Permitted Uses
Allowable Building Sizes
General Retail Outlets: Home furnishing and housewares retail.
music, video, book and entertainment retail, office products retail;
15.000- 35.000 square feet
sporting and recreational equipment retail; hobby and craft retail; and
other specialty retail
Restaurant - Related Uses: Casual dining restaurants, specialty
5,000- 10,000 square feet
eateries, and upscale dining
Hotel, when approved with a Conditional Use Permit
100 guest rooms (minimum)
Ancillary Commercial Uses, include the following as well as uses
of similar character as approved by the Community Development
Director:: Eating and Drinking Establishments (restaurants. fast food
facilities, including drive - through services, candy and confectionaries
shops, delicatessens, donut shops, and coffee sales). Financial
Institutions (banks, savings and loans, and credit unions), Food and
Beverage Sales (markets, catering services, and retail bakeries),
1.500 -3.000 square feet
Personal Services and Sales (beauty and barbershops. including
beauty supply, florist shops, photography studios, private postal
service, travel agencies, tailors, shoe repairs, video sales and /or
rental), Specialized Retail (consumer electronics, fabric store,
hobbies and crafts, apparel and accessories. books and magazines,
jewelry. sporting good (sales and rental), photography, and stationery
sales)
Comprehensive Zoning Map Update
California State law requires zoning to be compliant with the goals, objectives and policies
of the General Plan. Zone Change 10 -02 will satisfy this requirement, if adopted by the City
Council. The zoning map revision will specifically bring all zoning designations into
compliance with the proposed General Plan land use designations, goals, policies, as well
as establish the new Residential /Commercial Mixed -Use Development Overlay and C -4
Regional Commercial zones. Exhibit G highlights the locations of individual parcels that
are proposed to change in this zoning map update. Exhibit A of Ordinance 891 identifies
the zoning designations for the entire City.
Conclusion
Municipal Code Amendment 10 -02, Municipal Code Amendment 10 -03, and Zone Change
10 -02 are compliant with the programs, goals, and policies identified in the 2010 General
Planning Commission Meeting
April 5, 2010
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Plan Update (Amendment 09 -01). The C -4 Regional Commercial and
Residential /Commercial Mixed -Use Development Overlay standards will promote stronger
and enhanced commercial business districts, as well as stimulate and revitalize commercial
corridors with both needed housing and commercial retail services.
MUNICIPAL CODE REQUIREMENTS
Chapter 17.116 of the Rosemead Municipal Code sets forth the procedures and
requirements for zone changes and amendments. A zone change and municipal code
amendments may be permitted whenever the public necessity, convenience, general
welfare or good zoning practice justifies such action.
A. Land Use: California State law requires zoning to be compliant with the goals,
objectives and policies of the General Plan, Municipal Code Amendment 10 -02,
Municipal Code Amendment 10 -03, and Zone Change 10 -02 will accomplish this
requirement. The zoning map revision will specifically bring all zoning designations
into compliance with the goals and policies of the 2010 General Plan land use
designations. Municipal Code Amendment 10 -03 consists of requiring approval of a
Design Review (DR) entitlement application for any new commercial project within
the C -4 Regional Commercial zone. Municipal Code Amendment 10 -02 consists of
requiring approval of a Design Review (DR) entitlement application for any
residential /commercial mixed -use projects within the Residential /Commercial Mixed -
Use Development Overlay zone. The code amendments will provide provisions for a
wide range of permitted uses, as well as standards to regulate the public realm and
streetscape, site design and circulation, building form, land use, and architecture.
The propose code amendments will achieve the goal of providing an overall urban
design framework to ensure that the quality, appearance and effects of buildings,
improvements and uses are compatible with the City design criteria and goals.
B. Circulation: Zone Change 10 -02 will bring City zoning designations into compliance
with the goals, objectives, and policies of the General Plan. Municipal Code
Amendment 10 -02 and Municipal Code Amendment 10 -03 propose detailed site
access and circulation criteria, as well as parking requirements. Potential impacts to
traffic and transportation depend on the extent of a proposed project and local
conditions. Each new project will be required to provide efficient vehicular access to
the site. Furthermore, new development will be required to satisfy the parking
requirements outlined in the municipal code.
C. Housing: The proposed municipal code amendments and zone change will not
induce substantial new population growth nor displace existing housing units or
people. The municipal code amendments are not proposing higher densities and
Floor Area Ratios (FAR) than what is already established in the City's General Plan.
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April 5, 2010
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The zoning map update will bring City zoning designations into compliance with the
goals, objectives, and policies of the General Plan.
D. Resource Management: Municipal Code Amendment 10 -02 establishes provisions
which require a variety of open space, including private, recreation areas and public
open space, and parks for mixed -use developments. Both Municipal Code
Amendment 10 -02 and Municipal Code Amendment 10 -03 encourage the use of
green construction materials, and energy and water efficient conservation features.
Any proposed development resulting from these municipal code amendments would
be located in a developed urban area, and as such, will not result in any impact upon
natural resources. Lastly, Zone Change 10 -02 implements the goals and policies
established in the 2010 General Plan Update (General Plan Amendment 09 -01).
E. Noise: Municipal Code Amendment 10 -02, Municipal Code Amendment 10 -03, and
Zone Change 10 -02 would implement the goals and policies established in the 2010
General Plan Update (General Plan Amendment 09 -01). The associated
development standards to the zones identified and established in this update will
require new developments to developments to comply with the City's Noise
Ordinance. Noise impacts would be similar to and possibly less than, the level of
impacts identified in the 2008 General Plan EIR.
F. Public Safety: There will not be a new increase in population or density as a result
of Municipal Code Amendment 10 -02, Municipal Code Amendment 10 -03, and Zone
Change 10 -02, so the need for more public safety and public areas is not impacted.
Instead, the improvements will significantly improve the appearance, play
opportunities, efficiency, safety, and accessibility to the parks. The entire City of
Rosemead is located in Flood Zone C (flood insurance is not mandatory) and is free
from any flood hazard designations.
STATE LAW REQUIREMENTS
Section 65860 et seq of the California Government Code states that a zoning ordinance
shall be consistent with the city general plan if the city has officially adopted such plan and
the various land uses authorized by the ordinance are compatible with the objectives,
policies, general land uses, and programs specified in the plan.
PUBLIC NOTICE PROCESS
Pursuant to California Government Code Section 65091, this public hearing notice has been
published in at least one newspaper of general circulation within the local agency, as the
number of owners of real property within 300 feet of the project site is greater 1,000. Lastly,
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April 5, 2010
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this notice is also posted in six (6) public locations, specifying the availability of the
application, plus the date, time and location of the public hearing.
Prepared by:
Submitted by:
Sheri Bermejo Stan Wong
Principal Planner Community Development Director
Exhibits:
A. Ordinance 889 (with Exhibit A, Mixed -Use Design Guidelines)
C. Ordinance 891 (with Exhibit "A," Complete Zoning Map)
D. Resolution 10 -10
E. Resolution 10 -11
F. Resolution 10 -12
G. Complete Zoning Map (Proposed Changes)
ORDINANCE NO. 889
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF
CALIFORNIA APPROVING MUNICIPAL CODE AMENDMENT 10-
02, ADDING THE RCMUDO "RESIDENTIAL /COMMERCIAL
MIXED -USE DEVELOPMENT OVERLAY" ZONE AND CHAPTER
17.74 TO THE CITY'S MUNICIPAL CODE TO ESTABLISH
STANDARDS FOR THAT ZONE.
THE CITY COUNCIL OF THE CITY OF ROSEMEAD DOES
HEREBY ORDAIN AS FOLLOWS:
Section 1 . Findings. The following findings are adopted in support of the
addition of Chapter 17.74 "Residential /Commercial Mixed -Use Development
Overlay ( RCMUDO)" zone to the Rosemead Municipal Code and amendments to
the mixed -use design guidelines by the City of Rosemead to regulate
residential /commercial mixed -use development.
A. The City Council of the City of Rosemead recently adopted an
amendment to the Land Use Element of the General Plan, which
established two new mixed -use land use designations.
B. The current Zoning Code does not provide adequate provisions to
regulate such developments, and approval of such projects could
have substantial adverse health and safety impacts on the
community if they are not regulated with specific development
standards.
C. The City approved Mixed -Use Design Guidelines by order of the
Council on September 25, 2007, and wishes to amend those
existing design guidelines and formally adopt mixed -use
development standards to ensure careful regulation and well -
designed mixed -use projects through effective land use planning.
D. The proposed municipal code amendment includes guidelines that
ensure and maintain internal consistency with all of the objectives,
policies, general land uses, programs, and actions of all elements
of the General Plan. The amendment does not conflict with current
General Plan policies, objectives or programs.
E. The proposed amendments would not be detrimental to the public
convenience, health, safety, or general welfare of the City.
F. The proposed amendment and guidelines will not have significant
adverse effects on the environment.
Exhibit A
Section 2 . The Rosemead City Council adopted a General Plan update
and certified an accompanying Program Environmental Impact Report (Program
EIR) on October 14, 2008. The certified Program EIR provided a program -level
assessment of the environmental impacts resulting from development pursuant
to land use policy and implementation of the goals and policies set forth in all
chapters of the updated General Plan, as well as long -term implementation of the
General Plan through a revised Zoning Code. On the City Council
adopted an addendum EIR, along with a new Statement of Overriding
Considerations, for the 2010 General Plan Update. The Addendum EIR is based
on the 2008 Program EIR in accordance with CEQA Guidelines Section 15164.
Municipal Code Amendment 10 -02 is consistent with the Program EIR and
Addendum, and pursuant to Public Resources Code 21083.3 and CEQA
Guidelines sections 15162, 15168, and 15183 is exempt from the requirement
that additional environmental documentation be prepared.
The City Council, having final approval authority over this project, has
reviewed and considered all comments received during the public review period
prior to the approval of this project.
Section 3. The City Council HEREBY FINDS AND DETERMINES that
Municipal Code Amendment 10 -02 is in the best interest of the public necessity
and general welfare, and good city planning practice dictates and supports the
proposed municipal code amendment, in that the change to the Rosemead
Municipal Code and Mixed -Use Design Guidelines will provide a superior level of
planning and protection to the quality and character of the City.
Section 4. The City Council FURTHER FINDS AND DETERMINES that
Municipal Code Amendment 10 -02 is consistent with the Rosemead General
Plan as follows:
1. A. Land Use: Municipal Code Amendment 10 -02 consists of requiring
approval of a Design Review (DR) entitlement application for any
residential /commercial mixed -use projects within the
Residential /Commercial Mixed -Use Development Overlay zone. The code
amendment will provide provisions for a wide range of permitted uses, as
well as standards to regulate the public realm and streetscape, site design
and circulation, building form, land use, and architecture. Measures have
also been added to address potential sensitive elements of mixed -use
development, such as businesses with late hours of operation, restaurant
establishments with outdoor seating, automated teller machines, and
convenience markets. The propose code amendment will achieve the
goal of providing an overall urban design framework to ensure that the
V
quality, appearance and effects of buildings, improvements and uses are
compatible with the City design criteria and goals. The provisions will also
ensure quality residential /commercial mixed -use development that
maintains value through buildings with architectural qualities that create
attractive street scenes and enhance the public realm.
B. Circulation: Municipal Code Amendment 10 -02 proposes detailed
site access and circulation criteria, as well as parking requirements. Potential
impacts to traffic and transportation depend on the extent of a proposed project
and local conditions. Each new proposed residential /commercial mixed -use
project will be required to provide efficient vehicular access to the site.
Furthermore, new development will be required to satisfy the parking
requirements outlined in the municipal code.
C. Housing: The proposed municipal code amendment will not induce
substantial new population growth nor displace existing housing units or people.
The municipal code amendment is not proposing a higher density than what is
already established in the City's General Plan. Furthermore, the municipal code
amendment will not alter the current allowable maximum Floor Area Ratio (FAR)
in the Residential /Commercial Mixed -Use Development Overlay zone.
Therefore, the amount of living area on a lot will continue to be regulated
by the existing standards.
D. Resource Management: Municipal Code Amendment 10 -02
establishes provisions which require a variety of open space, including private,
recreation areas and public open space, and parks. The standards also
encourage the use of green construction materials, and energy and water
efficient conservation features. Any proposed development resulting from this
municipal code amendment would be located in a developed urban area, and as
such, will not result in any impact upon natural resources.
E. Noise: Municipal Code Amendment 10 -02 establishes regulations
for noise abatement. It sets strict standards that prohibit loudspeakers, bells,
gongs, buzzers that exceed 60 decibels between the hours of 7:00 a.m. and
10:00 p.m. or 45 decibels between the hours of 10:00 p.m. and 7:00 a.m. at any
one time beyond the boundaries of the property. The development standards
will also require residential units to be designed to limit the interior noise caused
by the commercial and parking elements of a mixed -use development, as well as
regulate the placement of mechanical equipment to prevent noise disturbance.
Lastly, all new developments will be required to comply with the City's Noise
Ordinance.
G. Public Safety: Impacts to law or fire enforcement, parks, and public
facilities are area or community specific. The proposed municipal
3
code amendment would not impact police, fire, or school services,
and there would be no change in demand for or use of public parks.
The entire City of Rosemead is located in Flood Zone C (flood
insurance is not mandatory) and is free from any flood hazard
designations.
Section 5. CODE AMENDMENT Section 17.08.010 is hereby amended to
include the following established zone: RCMUDO Residential /Commercial Mixed -
Use Development Overlay.
Section 6. CODE AMENDMENT. Chapter 17.74 "Residential /Commercial
Mixed -Use Development Overlay" is hereby added to the Rosemead Municipal
Code to read as follows:
Chapter 17.74
Sections:
17.74.010
17.74.020
17.74.030
17.74.040
17.74.050
17.74.060
RESIDENTIAL /COMMERCIAL MIXED -USE
DEVELOPMENT OVERLAY ZONE
Purpose and intent.
Applicability.
Approval procedure.
Permitted uses.
Development standards.
General requirements.
17.74.010 Purpose and Intent.
A. Purpose. The purpose of the Residential /Commercial Mixed -Use
Development Overlay Zone ( RCMUDO) is to provide opportunities for well -
designed development projects that combine residential with non - residential
uses, including office, retail, business services, personal services, public
spaces and uses, and other community amenities designated with the mixed -
use land use designations in the City of Rosemead General Plan, and
consistent with the policy direction in the General Plan.
B. Intent. The intent of this overlay zone is to accomplish the following
objectives:
1. Create a viable, walkable urban environment that encourages
pedestrian activity and reduces dependence on the automobile,
through a streetscape that is connected, attractive, safe and
engaging.
H
2. Provide complementary residential and commercial uses within
walking distance of each other.
3. Develop an overall urban design framework to ensure that the
quality, appearance and effects of buildings, improvements and
uses are compatible with the City design criteria and goals.
4. Create quality residential /commercial mixed -use development that
maintains value through buildings with architectural qualities that
create attractive street scenes and enhance the public realm.
5. Provide a variety of open space, including private, recreation areas
and public open space and parks.
6. Revitalize commercial corridors with residential /commercial mixed -
use developments that attract and encourage market - driven private
investment.
7. Encourage parking solutions that are incentives for creative
planning and sustainable neighborhood design.
17.74.020 Applicability.
A. The RCMUDO is an overlay zone, which may be applied to existing zoning
districts as designated in the General Plan.
B. Land classified in a RCMUDO overlay zone shall also be classified in another
zone. When such a district is established, the Residential /Commercial Mixed -
Use Development Overlay Zone shall be shown as an overlay to the
underlying districts by the designation of RCMUDO on the zoning map. A
RCMUDO may overlay several base districts, however, the uses permitted in
each base district are limited to the boundaries of that base district, except as
otherwise provided herein. The RCMUDO Zone district shall provide the
option of developing under the base zone district or developing a
residential /commercial mixed -use development under the overlay zone.
C. Residential /commercial mixed -use development shall be a development that
combines and integrates residential uses with commercial, institutional, and
office uses utilizing a strong pedestrian orientation. The mix of uses may be
combined in a vertical residential /commercial mixed -use building or combined
in separate buildings located on one property and /or under unified control.
The mix of uses percentage shall be as designated in the General Plan.
17.74.030 Approval procedure.
A. General Requirements.
5
1. A precise plan of design for a residential /commercial mixed -use
development shall be submitted and approved in accordance with the
requirements of Section 17.72.060, with the exception that the City Council
shall approve or disapprove such project upon receiving a recommendation
from the Planning Commission.
2. The precise plan of design must comply with the provisions of this chapter
and the Mixed Use Design Guidelines.
3. Only one (1) application for a precise plan of design shall be required for a
residential /commercial mixed -use development in the D Design Overlay
Zone.
17.74.040 Permitted uses.
A. The following uses are permitted in a residential /commercial mixed -use
development: Retail stores and businesses, provided there is no
manufacturing, processing or treatment of products other than what is
clearly incidental to the retail business conducted on the premises, and
not more than twenty (20) percent of the floor area of the building shall be
used in the manufacturing, processing or treatment of products, and that
such operations or products are not objectionable due to noise, odor, dust
smoke, vibration or other similar causes;
Art studios;
ATM facilities subject to the requirements of Section 17.74.050(A);
Bakery products shops;
Banks, savings and loan associations, and financial institutions, excluding
check cashing or other pay day loan services;
Barber shops, beauty shops and manicure parlors;
Book stores,
Clothing and shoe stores;
Confectionery retail shops;
Department and variety stores;
Drug stores and pharmacies;
Dry cleaning stores, drop -off and pick -up only;
Electric appliance stores and repairs;
Employment agencies;
Fabric and yardage stores;
Florist shops,
Food stores, bakery shops, delicatessens and markets,
Furniture stores, limited to new furniture, except that used furniture taken
in trade may be sold provided used furniture sales do not exceed twenty -
five (25) percent of the gross floor area or twenty -five (25) percent of total
retail floor area, whichever is less,
Grocery, fruit and vegetable stores,
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Hardware stores;
Health centers, and similar personal service establishments, with
massage as an incidental use and occupying no more than twenty -five
percent (25 %) of the floor area,
Hobby shops;
Interior decorating shops;
Jewelry stores;
Music stores;
Paint stores;
Pet supply stores;
Photo -copy, printing or desktop facilities
Photographic studio, supply shop, or film pick -up and drop -off point;
Radio and television stores and repair,
Restaurants, take -out and other eating establishments,
Retail sales of automotive parts without installation and no outside
storage;
Self- service laundries subject to the requirements of Section 17.74.050(E);
Shoe stores or shoe repair shops,
Tailor, clothing or wearing apparel shops; and
Travel agencies.
B. The following professional and business office uses are permitted in a
residential /commercial mixed -use development:
Accountant;
Acupuncturist and acupressure, without massage or retail sales;
Advertising agency,
Architect;
Attorney;
Auditor;
Bookkeeping service;
Business consultant;
Chiropodist,
Chiropractor,
Dental office,
Engineer;
Governmental buildings and offices;
Insurance agency;
Optician,
Optometrist,
Ophthalmologist;
Osteopath;
Physician,
Psychiatrist;
Real estate broker,
Secretarial service;
X -ray technician; and
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Similar professional business uses may be permitted subject to the
approval of the Planning Division.
C. Notwithstanding the provisions of Section 17.112.020, the following uses shall
be the only uses for which a Conditional Uses Permit may be applied for
and granted in a residential /commercial mixed -use development.
Antique stores;
Any commercial use that operates after midnight;
Any eating establishment with outdoor seating,
Any establishment having an off -sale license for alcoholic beverages;
Any establishment having an on -sale license for alcoholic beverages;
Arcades;
Conservatories of music;
Convenience markets subject to the requirements of Section
17.74.050(6);
Libraries and museums; and
Music and vocal instructions,
D. Except as provided in sections 17.74.040(A), 17.74.040(6) and
17.74.040(C), all commercial uses and nonresidential uses are strictly
prohibited in residential /commercial mixed -use developments.
E. Residential units shall be permitted in a residential /commercial mixed -use
development per the following:
1. Densities shall be consistent with the General Plan.
F. Location of Uses
1. Retail /Commercial Uses shall be permitted on the ground floor or second
floor in a residential /commercial mixed -use development.
2. Retail /Commercial Uses shall not be permitted above any professional and
business office uses or residential uses.
3. Professional and business office uses shall be permitted above the
commercial component of a street frontage building, behind the commercial
component on the first floor or on second -floor or above with same use
street frontage but below any residential uses in a residential /commercial
mixed -use development.
4. Residential uses shall be located either above the commercial and /or office
components of a street frontage building or located behind the commercial
or office component on any floor where there is a distinct separation of uses
and access, provided pedestrian connections are furnished as part of a
unified development theme.
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17.74.050 Development standards.
A. Public Realm and Streetscape
1. Public Sidewalks
a. The following shall apply to public sidewalks:
(1) The minimum building setback shall be twelve (12) feet as
measured from the curb face, and shall be in the form of both
existing right -of -way and a recorded pedestrian access and utility
easement,
(2) The minimum building setback area shall include a minimum
seven (7) -foot wide detached sidewalk (clear zone) and a minimum
five (5) -foot wide parkway (amenity zone) adjacent to all streets.
The amenity zone shall be located between the curb face and the
clear zone. The clear zone shall be located between the building
and the amenity zone;
(3) The sidewalk in the clear zone shall be constructed of concrete,
comply with ADA accessibility standards and be subject to the
review of the City Engineer,
(4) The clear zone shall be unobstructed by any permanent or
nonpermanent element for a minimum width of seven (7) feet and a
minimum height of eight (8) feet; and
(5) The amenity zone shall include street trees, landscaping, public
signs, public art, street lighting, street furniture, and other
pedestrian- oriented amenities, as appropriate.
2. Street Trees
a. All species of mature oak trees shall be preserved or otherwise
dealt with in accordance with RMC Section 17.100.120.
b. The removal of other mature trees shall be subject to the review
and approval of the Urban Forester.
c. Mature street trees that are approved for removal by the Urban
Forester shall be replaced with a minimum of three (3) new mature
box trees that have at least a twenty -four (24) inch box and are the
same species of the replaced mature street trees or a species
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approved by the Urban Forester. The City reserves the right to
increase the number of trees if it deems necessary in order to
compensate for mature tree loss.
d. The amenity zone shall be planted with street trees at an average
spacing not greater than thirty (30) feet on center.
3. Transit Stops
a. Transit stops shall be designed as integral elements of a
residential /commercial mixed -use development by collocating them
with pedestrian oriented amenities, such as pocket parks,
courtyards, plazas, etc. whenever possible.
b. When an existing transit stop is located on a sidewalk adjacent to
the location of a development, a shelter for transit patrons shall be
constructed that:
(1) Incorporates architectural features of the development and is
compatible with the development; and
(2) Includes a shelter, bench and lighting.
4. Corner Lot
a. On intersection corners, where both streets have four (4) lanes:
(1) Building architecture on intersection corners, where both streets
have four (4) lanes or more, shall receive special treatment to
enhance the pedestrian experience, and create visual interest and
focal points at the entryways, such as but not limited to, building
cut -offs and corner entrances with additional architectural detail,
decorative landscaping, hardscape, planters, canopy, overhang or
other architectural covering over the building entry; and
(2) Buildings shall have a five (5) -foot angled corner setback
measured from both intersecting property lines.
a. On intersection corners, regardless of the number of lanes on each
street:
(1) Retail and office uses within buildings facing two (2) or more
streets shall have at least one (1) customer entrance facing the
primary street and one (1) customer entrance facing the second
street or instead of two (2) entrances, a corner entrance; and
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(2) Buildings on corner lots shall address both streets with an equal
level of architectural detail.
5. Outdoor Seating
a. No permanent seats or structures shall be placed in the public right -
of -way without the review and approval of the City Engineer.
b. Outdoor seating furniture shall not be located within the clear zone
without prior review and approval of the City Engineer.
c. Outdoor seating furniture shall be a minimum of ten (10) feet from
the nearest transit stop.
d. Any outdoor dining area may be separated from the sidewalk only
with planters, shrubs, or fencing with a maximum height of forty -two
(42) inches.
6. Undergrounding of Utilities
a. Utility lines to a development from the building to the property line,
including but not limited to electric, communications, street lighting
and cable television shall be placed underground.
b. Utility lines within the right -of way shall be placed underground to
the maximum extent practicable. The requirements of this section
may be waived by the City Council upon recommendation from the
City Engineer if it is determined that topographical, soil or any other
conditions make such underground installations unreasonable or
impractical.
B. Site Design and Circulation
1. Lot Size
a. The minimum lot size for a residential /commercial mixed -use
development shall be thirty thousand (30,000) square feet.
2. On -site Tree Preservation
e. All species of mature oak trees shall be preserved or otherwise
dealt with in accordance with RMC Section 17.100.120.
a. The removal of other mature trees shall be subject to the review
and approval of the City Council.
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b. Mature trees that are approved for removal by the City Council shall
be replaced with new mature trees that have at least a twenty -four
(24) inch box and are the same species of the replaced mature
trees.
3. Bicycle Parking
a. Bicycle parking spaces shall be equal to ten (10) percent of
required off - street parking, with a minimum eight (8) bicycle parking
spaces per residential /commercial mixed -use development.
b. Bicycle parking facilities shall be:
(1) Securely anchored to the lot surface so they cannot be easily
removed and shall be of sufficient strength to resist theft,
(2) Separated by a physical barrier to protect the bicycle from
damage by motor vehicles if located within a vehicle parking area;
and
(3) Motor vehicle entrances shall display adequate signs to indicate
the availability and location of the bicycle parking facilities.
4. Access and Location of Off - Street Parking
a. At -grade parking shall not be located between any building and the
street frontage.
b. Vehicular access to corner lot developments shall be from an alley
or from a side street.
c. Access to parking on interior lots shall have only one (1) vehicular
access, which shall not be from the street if the lot abuts an alley.
A second vehicular access may be allowed for lots that have a
street frontage of three - hundred fifty (350) feet or more and do not
abut an alley. Developments on those lots may have additional
driveways that are not closer than three - hundred (300) feet apart.
5. Parking Requirements
a. Residential:
(1) Two (2) parking spaces shall be provided for every dwelling unit;
(2) One (1) guest parking space shall be provided for each two (2)
dwelling units in a multiple - family dwelling project;
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(3) Residential parking shall be separate from commercial parking
and accessed through a secure gated entrance; and
(4) A reduction in the number of residential parking spaces may be
approved upon the determination by the City Council that a parking
demand analysis prepared by a competent traffic and transportation
engineer demonstrates that the required number of spaces
exceeds actual expected demand.
b. Commercial
(1) The parking requirements shall be provided in accordance with
Chapter 17.84, and
(2) Commercial parking shall be separate from residential parking
by a secure gated entrance to the residential areas.
6. Separation of Access to Residential and Commercial
a. Access to floors with residential units shall be secure and through a
locking gate or entry way.
7. Trash and Loading Areas
a. Trash and refuse collection, and recycling areas shall be provided
in accordance with RMC Section 17.12.240.
b. All trash enclosures shall be fully enclosed with self - closing and
self - latching doors, and each enclosure shall accommodate both
trash and recyclable bins.
c. Trash enclosures shall be an integral part of the building design
whenever possible.
d. Trash enclosures shall be of the same architectural style as the
development.
e. Trash chutes are encouraged. However, chute access must be
screened from public view, be fully contained within a "chute closet'
that is accessible by a self latching door, and have a safety hatch
that is necessary to pull in order to dispose of trash.
f. Loading areas shall be clearly designated.
g. Loading areas shall be screened from public view to avoid negative
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noise, visual, and illumination impacts on the residential portion of
the development and may be accomplished by the construction of
six (6) foot high perimeter walls that are architecturally compatible
with the primary structures and on -site landscaping.
h. All screening walls shall be landscaped using vines, hedges, or
other plant material necessary to provide a minimum fifty percent
(50 %) coverage.
i. Trash pick -up and loading activities are permitted only during the
hours of 7a.m. to 7p.m.
8. Ground -floor Access
a. Commercial uses that have street frontage shall be accessible to
the public through the street front entrance during all hours the
business is open.
b. Residents of a development shall have a separate and secure
street access to the residential units.
c. Pedestrian walkways or sidewalks shall connect all primary building
entrances to one another. Pedestrian walkways shall also connect
all on -site common areas, parking areas, storage areas, open
space, and recreational facilities.
9. Open Space and Recreation
a. Usable Common Open Space
(1) Each residential /commercial mixed -use development shall have
at least one - hundred fifty (150) square feet of usable common open
space per dwelling unit.
(2) All usable common open space shall be conveniently located
and readily accessible from all residential units in a
residential /commercial mixed -use development.
(3) Each usable common open space shall have no side with a
dimension of less than ten (10) feet and may incorporate any areas
of the site except where it is within five (5) feet of public rights -of-
way, private streets and alleys, and shall not include or incorporate
any driveways or parking areas, trash pickup or storage areas,
utility areas, or on any roof top where mechanical equipment is
located.
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(4) Forty -five percent (45 %) of the required usable common open
space shall provide active recreation facilities such as recreational
buildings, sports courts and swimming pools, children's play areas,
and barbeque and picnic areas. The remainder of the required
usable common open space shall be landscaped, accessible and
available to all of the residents of the residential /commercial mixed -
use development for outdoor activities.
(5) There shall be a minimum distance of fifteen (15) feet measured
horizontally between any swimming pool and the nearest point of
any balcony, porch, second story patio, sun deck, or other
architectural feature of a building or structure with windows, doors,
or other openings of sufficient size to permit the passage of
persons.
(6) Courtyards internal to a project, or enclosed on at least three (3)
sides, shall have a minimum width of forty (40) feet, and shall be
landscaped with a ratio of hardscape to planting not exceeding a
ratio of one (1) square foot of landscape to one (1) square foot of
hardscape. Pools and spas shall be excluded from this ratio.
(7) All required usable common open space shall be developed and
professionally maintained in accordance with approved landscape
and irrigation plans.
b. Usable Private Open Space
(1) Each dwelling unit shall also have a private patio or balcony for
usable private open space that is not less than sixty (60) square
feet in area, and shall have an average depth of not less than five
(5) feet. No portion of any private patio or balcony shall be used for
the permanent storage of rubbish, junk, clotheslines, or garbage
receptacles. "Permanent storage," as used in this subsection,
means the presence for a period of forty -eight (48) or more
consecutive hours on a patio or balcony.
10. Landscaping
a. A landscape and irrigation plan shall be prepared by a professional
landscape architect and shall be submitted and approved by the
Planning Division along with the application for a precise plan of
design. All usable open space, such as pedestrian walkways,
separations between buildings, yard areas, and common recreation
areas shall be landscaped and provided with permanent, moisture
sensing devices, control timer, and underground irrigation systems.
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Said landscaping shall be developed in accordance with the
submitted and approved landscaping plan and shall include a plan
for continued maintenance. The landscape plan shall satisfy the
following requirements:
(1) The landscaping plan shall consist of a combination of trees,
shrubs and groundcovers with careful consideration given to size at
maturity. The minimum planting material size standards for
identified landscaped or open areas are:
(a) Specimen size tree materials (thirty (30) inch box) shall
be provided for the ultimate coverage of no less than ten
percent of the area to be devoted to landscaping, or ten
trees, whichever is greater.
(b) Tree material (fifteen (15) gallon) shall be provided for
the ultimate coverage of fifteen percent (15 %) of the area
devoted to landscaping or twenty (20) trees, whichever is
greater.
(c) All shrubs shall be a minimum of five (5) gallons in size
and shall be used to enhance all entrances, walkways,
building walls, and separation walls in a manner which
compliments the entire project.
(2) The landscape and irrigation plan shall make use of moisture
sensors and controlled timing devices in regard to landscape
irrigation concept for one hundred (100) percent watering to all
planted areas.
(a) Landscape design must incorporate energy and water
conservation measures, and comply with RMC Chapter
13.08 Water Efficient Landscaping where applicable.
(b) Non - deciduous trees shall be planted in un- covered
surface parking lots at a minimum of one (1) tree per ten (10)
spaces or to provide a fifty (50) percent shade canopy
coverage within a minimum of ten (10) years after planting.
All trees within the parking area shall be a minimum of
twenty -four inch (24 ") box size at planting. However, larger
trees (e.g. 36 -inch box, and 48 -inch box) may be required by
the City Council. Each tree shall have a deep root watering
system and a root barrier.
(c) The developer and subsequent owners shall be
responsible for maintaining the landscaping as shown on the
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approved plan. Maintenance shall include regular irrigation,
weeding, fertilizing, and pruning and replacement of dead
materials.
11. On -site Facilities
a. A laundry area shall be provided in each unit, or a common laundry
area shall be provided. Such facilities shall consist of not less than
one (1) automatic washer and dryer for each five (5) units or
fraction thereof.
b. A single area of private and secure storage space shall be provided
for each dwelling unit. Such storage may be co- located with a utility
closet so long as the required storage space remains clear of
mechanical equipment and appurtenances, be located outside of
the unit accessible from a common hallway or balcony /patio, or in
the garage, provided it does not interfere with automobile parking.
12. Lighting
a. A photometric survey (lighting plan) shall be approved by the
Planning Commission for each mixed -use development.
b. All residential /commercial mixed -use developments shall have
exterior lighting that provides adequate visibility at entrances, public
sidewalks and open areas with a safe level of illumination at night.
c. Exterior lighting shall be of low intensity and shielded so that light
will not spill out onto surrounding properties or project above the
horizontal plane.
d. Lighting shall not blink, flash, oscillate or be of unusually high
intensity of brightness. Exposed neon or unshielded or uncovered
lighting shall be prohibited.
e. Lighting for commercial uses shall be appropriately shielded to not
negatively impact the on -site residential units.
f. All lighting shall be integrated with landscaping wherever possible.
13. Walls and Fences
a. A six -foot high masonry wall shall be constructed along the property
line of any lot where construction of any residential /commercial
mixed -use development is adjacent to property zoned and or used
for residential purposes. Said wall shall be limited in height to forty-
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two (42) inches where it abuts the required front yard setback on
the adjacent property zoned or used for residential purposes.
b. Walls shall have a decorative texture that matches the walls of the
development. Vines shall be planted six (6) feet apart along all
masonry walls to soften a wall's appearance.
c. Chain -link, wood fences, barbed wire, razor -wire, and spikes shall
be prohibited.
C. Building Form
1. Setbacks
a. Interior Lot Lines
(1) The minimum setback area from an interior side lot line may be
zero (0) but shall be a minimum of ten (10) feet if more than zero
(0).
b. Side Street
(1) No minimum setback is required except where rear of lot abuts
side of residential uses, school or park, in which case a setback of
twenty (20) feet shall be maintained within twenty -five (25) feet of
the established common property line. This required setback area
may be used to meet the landscaping requirements, or for required
open space, so long as all other provisions in this code are
satisfied.
c. Rear
(1) If the site abuts residential uses, school or park a minimum ten
(10) feet set back is required.
(2) If the site abuts non - residential uses, the minimum setback from
the rear lot line may be zero (0) but shall be a minimum of ten (10)
feet if more than zero (0).
(3) If the site abuts an alley, the minimum setback from the property
line shall be ten (10) feet, provided the setback does not contain an
egress or ingress access way to or from a covered parking
structure. If an egress or ingress access way is provided to or from
a covered parking structure, the minimum setback from the
property line shall be twenty (20) feet within the access way area.
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d. Front
(1) The front setback on an arterial street may be zero (0) with a
maximum setback of three (3) feet. In any case where the public
sidewalk setback results in a greater setback, the sidewalk setback
shall prevail. The setback area for the ground floor may be
expanded beyond three (3) feet up to an additional ten (10) feet to
provide enhanced building entrances, outdoor dining areas,
courtyards, pedestrian arcades, and /or landscaping, etc.
e. Any area of a surface parking lot that abuts a public street shall be
set back from the sidewalk a minimum of ten (10) feet and
screened by landscaping and a decorative three (3) foot high
masonry wall. Landscaping shall include trees planted a maximum
of twenty -five (25) feet on center and other plantings to achieve
sixty (60) percent ground coverage within two (2) years of planting.
f. Variable setback
(1) All residential /commercial mixed -use developments shall have a
variable height limitation when abutting R -1 and R -2 zones.
(a) The second floor and above shall be stepped back from
the rear property line as follows: establishing a height at six
(6) feet above finished grade of the adjacent residential
property line, a twenty (20) degree incline plane is projected
that establishes the height limitation of the
residential /commercial mixed -use development.
(b) The second floor and above shall be stepped back from
the side property line as follows: buildings shall be a
maximum height of fifteen (15) feet, twenty (20) feet from the
side property line, with a forty (40) degree inclined plane
projected six feet high from property line to establish the
height limitation of the residential /commercial mixed -use
development.
g. Encroachments
(1) No part of the structure, permanent attachment or other similar
architectural feature:
(a) May extend into a required front, side or rear yard or
minimum distance between buildings for more than two (2)
feet. and
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(b) May extend into the public right -of -way without approval
of an encroachment permit.
(2) Hedges or any other shrubs or landscaping shall not encroach
onto a curb or sidewalk or over a lot line.
2. Building Mass
a. The maximum floor area ratio (FAR) and the number of dwelling
units per acre for any residential /commercial mixed -use
development shall be as established by the General Plan as
outlined below.
b. Mixed -Use: Residential /Commercial shall be developed with 25 -30
dwelling units per acre and a maximum 1.6:1 FAR. The project
shall consist of a 67% residential and 33% commercial land use
mix. Minor deviations from the land use percentage mix may be
approved by the City Council.
c. Mixed -Use: High Density Residential /Commercial shall be
developed with 40 -60 dwelling units per acre and a maximum 2.0:1
FAR. The project shall consist of a 75% residential and 25%
commercial land use mix. Minor deviations from the land use
percentage mix may be approved by the City Council.
3. Height
a. The maximum height of a residential /commercial mixed -use
development shall be consistent with the land use element of the
General Plan as outlined below:
b. Mixed -Use: Residential /Commercial (25 -30 du /ac; 3 stories) shall
have a maximum height of 45 feet.
c. Mixed -Use: High Density Residential /Commercial (40 -60 du /ac; 4
stories) shall have a maximum height of 55 feet.
4. Screening
a. Rooftops should be designed in a way that acknowledges their
visibility from other buildings and the street. Equipment shall be
screened on all four (4) sides from both the street and neighboring
buildings using parapets or similar architectural features and from
the top where visible from an adjacent building of greater height.
b. Service and loading zones where visibility from public streets and
041"
views from neighboring buildings and properties shall be screened
by the use of decorative walls and /or dense landscaping that will
serve as both a visual and a noise barrier.
D. Land Use
1. Ground Floor Uses
a. The ground floor uses on the street frontage shall be
retail /commercial.
b. Outdoor seating may be allowed on private property with a
conditional use permit.
c. When alcoholic beverages are permitted in outdoor seating areas
that are immediately adjacent to a public pedestrian way, the
landscape separation physical design and plant material should
compliment the design of the building and prevent passing or
carrying alcoholic beverages outside the restaurant seating area
and a sign shall be posted.
2. Vertical Compatibility of Uses
a. Commercial uses shall be designed and operated such that
neighboring residents or residential units on the floors above are
not exposed to offensive noise, especially from traffic, trash
collection, routine deliveries or late night activity.
b. A conditional use permit shall be required for commercial uses that
operate after midnight.
c. No use, activity or process shall produce continual vibrations or
noxious odors that are perceptible without instruments at the
property lines of the site or within the interior of residential units on
the site.
I Noise Abatement
a. Loudspeakers, bells, gongs, buzzers, or other noise attention or
attracting devices that exceed 60 decibels between the hours of
7:00 a.m. and 10:00 p.m. or 45 decibels between the hours of
10:00 p.m. and 7:00 a.m. at any one time beyond the boundaries of
the property or within office or residential uses on the floors above
shall not be permitted.
b. All windows in residential units in a residential /commercial mixed-
21
use development shall be double - paned.
c. Mechanical equipment shall be set back a minimum of four (4) feet
from any residential property line and shall be insulated to prevent
any noise disturbance.
d. Residential portions of the project shall be designed to limit the
interior noise caused by the commercial and parking elements of
the development. Proper design may include, but shall not be
limited to, building orientation, double or extra- strength windows,
wall and ceiling insulation, and orientation and insulation of vents.
E. Architecture
1. Ground Floor Fagade
a. There shall be articulated fagades at the ground floor street
frontage, which may include such measures as indentation in
plane, change of materials in a complimentary manner, and
sensitive composition and juxtaposition of openings.
b. A building shall have no more than twenty (20) feet of continuous
linear street -level frontage that is without windows or entrances or
other architectural detail.
c. A minimum of fifty (50) percent of the ground floor fagade facing
any arterial street to a height of eight (8) feet shall be visually
transparent into the building or provide a minimum depth of three
(3) feet for window merchandise display.
2. Window Placement
a. Windows of residential units in residential /commercial mixed -use
developments shall not directly face windows of other residential
units within the residential /commercial mixed -use development and
windows of residential units on lots that abut the
residential /commercial mixed -use development in order to
maximize privacy.
3. Design Differentiation Between Floors
a. The area where the first floor meets the second floor shall clearly
define a change in materials, colors, and style between the first and
second floors.
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4. Signs
a. A uniform sign program shall be approved by the Planning Division
for each residential /commercial mixed -use development.
b. Permitted sign types shall be limited to wall, window, awning and
monument signs and shall not be located above the first floor.
c. Building mounted signs, including wall, window and awning, shall
not exceed a cumulative total of one (1) square foot of sign area
per one (1) lineal foot of building frontage of each business.
d. Pole signs shall be prohibited.
e. A monument sign shall be used only to identify multiple businesses
in the commercial portion of a residential /commercial mixed -use
development based on the following criteria:
(1) One -third (1/3) square foot of monument sign area per one
lineal foot of lot frontage with a maximum of fifty (50) square feet.
(2) The entire sign structure shall be considered as sign area.
(3) The sign copy area shall not exceed sixty percent (60 %) of the
background wall area.
(4) All monument signs shall contain only the name of the
development and /or the names of the businesses.
(5) Monument signs shall not encroach into any required
landscaped setback area when abutting open areas or encroach
more than one -half the required landscaped setback area when
located in front of a building.
(6) Sign copy shall be back - lighted or indirectly lighted.
(7) The background wall of the monument sign shall not exceed six
feet in height.
(8) A maximum of one (1) sign per development; and
(9) The monument sign shall be setback a minimum of three (3)
feet from the property line at a location where the building is
setback a minimum of ten (10) feet.
5. Roofline Variation
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a. Flat roofs are preferred and shall be screened with parapets on all
sides of the building. If no roof top equipment exists or is proposed
the parapet shall be a minimum of three (3) feet in height.
b. Where architecturally appropriate, sloped roofs shall provide
articulation and variations to divide the massiveness of the roof.
Sloped roofs shall include eaves, which are a minimum of eighteen
(18) inches in width. Sloped roofs shall screen mechanical
equipment by providing a "roof - well', or by placing the equipment
within the roof structure.
c. All rooflines in excess of forty (40) feet wide must be broken up
through the use of gables, dormers, plantons, cutouts or other
appropriate means.
6. Awnings
a. Awnings may encroach into the public right -of -way by extending
over the sidewalk or parkway with review and approval from the
City Engineer and Building Official.
b. Awnings, Arcades, and Galleries may encroach into the sidewalk
within two (2) feet of the curb but must clear the sidewalk vertically
by at least eight (8) feet.
c. Projections beyond the front or exterior side lot line of a corner lot
shall require the review and approval of the City Engineer and the
Building Official.
7. Mechanical Equipment
a. Wall mounted equipment shall be flush with the exterior building
walls and painted to match the color of the exterior of the building
and screened from the view of any public right -of -way. Window
mounted air conditioners or exterior mounted fans shall be
prohibited.
b. Ground and pad mounted mechanical or utility equipment and other
such similar equipment shall be screened from view from all public
rights -of -way and adjacent properties by architectural building
features, fencing or landscaping.
17.74.060 General Requirements
24
A. Public Art Requirement
1. A freely accessible on -site public art work shall be integrated into each
mixed -use development project.
2. The following words or phrases shall have the following meanings
when used in this section:
a. Art or Art Work. Art, including but not limited to, sculpture, painting,
graphic arts, mosaics, photography, crafts, and environmental
works. Art or art work as defined herein may be permanent, fixed,
may be an integral part of a building, facility, or structure, and may
be integrated with the work of other design professionals.
b. Artist. An individual generally recognized by critics and peers as a
professional practitioner of the visual, performing, or literary arts, as
judged by the quality of that professional practitioner's body of
work, educational background, experience, public performances,
past public commissions, sale of works, exhibition record,
publications, and production of art work. The members of the
architectural, engineering, design, or landscaping firms retained for
the design and construction of a development project covered by
this section shall not be considered artists for the purposes of this
section. This definition applies only to the requirements of the
section.
c. Freely Accessible. The art work is accessible to and available for
use by the general public during normal hours of business
operation consistent with the operation and use of the premises.
d. Public Art or Art Work. On -site art work produced by an artist, as
defined herein, or team of artists, that is freely accessible on private
property.
3. The following are not considered public art for the purposes of this
section:
a. Directional elements such as supergraphics, signage. or color
coding except where these elements are integral parts of the
original work of art or executed by artists in unique or limited
editions;
b. Objects which are mass produced of standard design such as
banners, signs, playground equipment, benches, statuary, street
barriers, sidewalk barriers, or fountains,
25
c. Reproduction, by mechanical or other means, of original works of
art;
d. Decorative, architectural, or functional elements which are
designed by the building architect or landscape architect as
opposed to an artist commissioned for this purpose;
e. Landscape architecture, gardening, or materials, except where
these elements are designed by the artist and are an integral part
of the work of art by the artist; or
f. Landscaping required by the Rosemead Municipal Code as part of
the development entitlements.
4. Art plan documentation shall be submitted for approval by the Planning
Commission for each mixed -use development.
a. The Planning Commission shall review the submitted
documentation, together with the recommendation of the
Community Development Director, and approve, approve with
conditions, or deny the proposed art work, and its proposed
location, considering the qualifications of the artist, the aesthetic
quality and harmony of the art work with the proposed development
project, and the proposed location of and public accessibility to the
art work.
5. Additional requirements for public art for on -site installation.
a. Plaque. The public art shall be identified by a plaque that meets the
standards in use by the City at the time of installation of the public
art. The requirement of this paragraph may be waived if determined
in a particular circumstance to be inconsistent with the intent of this
section.
b. Ownership and Maintenance of Art Work. All on -site public art work
shall remain the property of the property owner and his /her
successor(s) in the interest. The obligation to provide all
maintenance necessary to preserve the art work in good condition
shall remain with the property owner of the site. The developer and
subsequently, the property owner, shall maintain, or cause to be
maintained, in good condition the public art continuously after its
installation and shall perform necessary repairs and maintenance to
the satisfaction of the City. The maintenance obligations of the
property owner shall be contained in a covenant and recorded
against the property and shall run with the property.
Failure to maintain the art work, as provided herein, is hereby
declared to be a public nuisance. The City also may pursue
additional remedies to obtain compliance with the provisions of this
requirement, as appropriate.
In addition to all other remedies provided by law, in the event the
owner fails to maintain the art work, upon reasonable notice, the
City may perform all necessary repairs, maintenance or secure
insurance, and the costs, thereof shall become a lien against the
real property.
c. Location and Relocation of On -site Public Art. When and if the
development project is sold at any time in the future, the public art
must remain at the development at which it was created and may
not be claimed as the property of the seller or removed from the
development or its location approved by the Planning Commission.
In the event that a property is to be demolished, the owner must
relocate the public art to another publicly accessible, permanent
location that is approved in advance by the Planning Commission.
A property owner may, for good cause, petition the Planning
Commission to replace or re- locate the public art to another publicly
accessible location on the development project site. Any removal,
relocation, or replacement of the public art must be consistent with
the California Preservation of Works of Art Act and the Federal
Visual Artists' Rights Act and any other applicable law.
If any approved art work placed on private property pursuant to this
section is removed without City approval, the certificate of
occupancy may be revoked.
6. Declaration of covenants, conditions and restrictions.
a. The mixed -use project shall have recorded against it a declaration
of covenants, conditions, and restrictions in favor of the City and in
a form approved by the City Attorney which shall include the
following provisions as appropriate:
(1) The developer shall provide all necessary maintenance of
the art work, including preservation of the art work in good condition
to the reasonable satisfaction of the City and protection of the art
work against destruction, distortion, mutilation, or other
modification.
(2) Any other reasonable terms necessary to implement the
provisions of this section.
27
B. Use of Green Construction Materials and Energy and Water Conservation
Features
1. The following types of green building practices are encouraged:
a. Developments that use materials composed of renewable, rather
than nonrenewable resources (green construction materials).
b. Developments that construct buildings that exceed minimum
statewide energy construction requirements beyond Title 24 energy
requirements.
c. Developments that employ passive heating and cooling design
strategies to the maximum extent feasible. Strategies to be
considered include orientation; natural ventilation, including cross -
ventilation in residential units, high insulation values, energy
efficient windows including: high performance glass, light- colored or
high - albedo (reflective) roofing and exterior walls, window shading,
and landscaping that provides shading during appropriate seasons.
d. Developments that implement U.S. EPA Certified WaterSense
labeled or equivalent faucets and high- efficiency toilets (HETs) in
residential uses, and implement water conserving shower heads to
the extent feasible.
e. Developments that provide Energy -Star rated appliance in the
residential units.
C. Automated Teller Machines (ATM's) and Walk -Up Bank Services
ATM facilities shall be located only on the public street side of a
residential /commercial mixed -use development.
2. The ATM shall be set back three feet into an alcove adjacent to the public
sidewalk to provide a privacy area.
3. Adequate lighting for the ATM shall be provided.
4. The ATM shall provide rear -view mirrors and cameras that can record
activity and have quality color video capabilities for surveillance
purposes.
5. The ATM shall comply with ADA accessibility standards.
6. A trash receptacle shall be immediately accessible to the ATM.
M
7. ATM's and walk -up bank services are subject to the approval of the
Planning Division.
8. When the ATM is removed, the structure's facade shall have a finished
appearance consistent with the existing structure, and be subject to the
approval of the Planning Division.
D. Convenience Markets
1. A Convenience Market in a residential /commercial mixed -use
development shall be a market or grocery store having an enclosed
gross floor area of less than 3,000 square feet and engaged primarily in
the sale of a limited range of food items, a limited range of household
items, magazines, off -sale alcoholic beverages and similar items.
Convenience markets in a residential /commercial mixed -use
development shall satisfy the following criteria:
a. A convenience market shall be permitted with a conditional use
permit.
b. No exterior vending machines shall be permitted.
c. No video, electronic or other amusement devices or games shall be
permitted on the premises.
d. No outdoor storage or stacking of shopping carts shall be
permitted.
e. No storage, display, or sales of any merchandise, fixtures or other
material shall be permitted outside the building.
E. Household Pets
1. If permitted by the property owner, or specifically allowed by the rights
granted in the Covenants, Conditions and Restrictions (CC &R's) of the
project, household pets subject to the requirements of Title 6 of the
Rosemead Municipal Code may be allowed in the residential units of a
residential /commercial mixed -use development.
F. Self- Service Laundries
1. Any self - service laundry in a residential /commercial mixed -use
development shall be operated with at least one (1) attendant on -site
during all hours of operation.
PA']
2. The restroom facilities located within the self - service laundry shall remain
locked at all times until access is provided to customers by means of a
key provided by the self - service laundry attendant.
3. Signs shall be posted in a conspicuous place inside the self - service
laundry that notifies patrons that loitering, panhandling and /or the
consumption of alcoholic beverages upon the premises is prohibited.
4. Window signs shall not be permitted.
5. All laundry carts shall remain inside the building.
6. No video, electronic or other amusement devices or games shall be
permitted in the self - service laundry.
7. There shall be a maximum of three (3) vending machines at the self -
service laundry and all of the vending machines shall be located inside
the building.
8. Clear windows shall be provided at the entry and along the storefront to
provide visibility into the unit.
H. Special Activities
1. The sale of any goods on a sidewalk or alley adjacent to a
residential /commercial mixed -use development shall be prohibited.
2. Temporary Banners
a. A banner permit is required for the use of temporary banners.
b. The use of temporary banners shall be limited to two (2) events per
year. The use of a temporary banner at each event shall be for a
maximum of thirty (30) days. If a temporary banner is used for
more than thirty (30) days, the prohibited days will be accounted to
the next event.
c. There shall be a maximum of two (2) temporary banners per event.
d. The maximum size of a temporary banner shall be three (3) feet by
ten (10) feet.
3. Traditional non - commercial holiday decorations that do not contain
advertising shall be permitted.
till
4. The display of no more than three of any of the following flags shall be
permitted at the same time at any single location on a
residential /commercial mixed -use development:
a. The flag of the United States;
b. The flag of the State of California or its political subdivisions.
5. Prohibited Advertising and Display.
a. The following advertising and displays shall be prohibited:
(1) Outdoor advertising, displays and /or sales of merchandise or
promotional materials in a location outside of a building;
(2) Inflatable advertising displays;
(3) Roof - mounted displays of flags, pennants or pennant -type
banners balloons, inflatable devices, or similar displays; and
(4) Flags, banners or balloons displayed in a landscape area or on
a fence.
G. Used Goods
1. Used goods, furniture, appliances, equipment and machinery may not be
displayed or sold unless such goods have been taken in trade on new
sales made at the same location.
2. All sales of used goods, furniture, appliances, equipment and machinery
shall be incidental to the permitted uses of the overlay zone and shall be
a minor part of the business conducted on the premises.
H. Visible Street Address
1. The street address of a residential /commercial mixed -use development
shall be clearly visible from the street to which the building is
addressed.
Section 7. The City Council hereby adopts the amendment to the "Mixed -
Use Design Guidelines" attached hereto as Exhibit "A."
Section 8. If any section, subsection, sentence, clause or word of this
ordinance is for any reason held to be invalid by a court of competent jurisdiction,
31
such decision shall not affect the validity of the remaining portions of this
Ordinance. The City Council of the City of Rosemead HEREBY DECLARES that
it would have passed and adopted Ordinance No. 889 and each and all
provisions thereof, irrespective of the fact that any one or more of said provisions
may be declared to be invalid.
Section 9. EFFECTIVE DATE. This ordinance shall take effect thirty (30)
days after its adoption.
Section 10. ADOPTION. The City Clerk shall certify to the adoption of
this ordinance and shall publish a summary of this ordinance and post a certified
copy of the full ordinance in the office of the City Clerk at least five days prior to
the adoption and within 15 days after adoption of the ordinance, the City Clerk
shall publish a summary of the ordinance with the names of the council members
voting for and against the ordinance. This ordinance shall take effect thirty days
after the date of its adoption.
Section 11 . The City Clerk shall certify to the adoption of this Ordinance.
PASSED AND APPROVED, this day of 2010.
GARY TAYLOR, Mayor
ATTEST:
GLORIA MOLLEDA, City Clerk
Joseph M. Montes, City Attorney
WA
ft
Rosemead is at on exciting time in the evolution of the City.
Rosemead has an opportunity to showcase progressive
planning principles in their infill, mixed -use projects that
will propel Rosemead into the future and will help create
a safe, thriving, urban environment that generates pride
in Rosemead's residents and those who visit.
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table of contents
1.0 introduction 1 -1
Context for Development 1 -1
Meaning of "should" "shall' "will'
"encouraged" and "discouraged" 1 -1
Use of illustrations and photos 1 -2
Who Are These Guidelines For? 1 -2
Organization and Content 1 -2
2.0 design guidelines 2 -1
Overall goals: 2 -1
2.1 public realm and the pedestrian
environment 2 -2
2.2 site design 2 -4
2.3
building design
2 -6
2.4
building height
2 -12
2.5
storefront
2 -13
2.6
lighting
2 -14
2.7
common areas /open space
2 -15
2.8
compatibility with adjacent
properties
2 -16
2.9
parking
2 -18
2.10 access
2 -20
3.0 glossary 3 -1
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chapter one
1.0 introduction
These design guidelines are intended to
provide clear and useful recommendations
for the design, construction, review, and
approval of mixed -use development in the
City of Rosemead. These guidelines are a
reference point for a common understanding
of the minimum tangible design expectations.
They are presented as a collection of images
with text being minimized to best illustrate the
design details that embody the vision for new
development. The guidelines are offered as
one way of achieving attractive and functional
projects that will realize the goals of both the
City and the development community.
Architects, designers, and developers are urged
to become familiar with the design guidelines
for mixed -use. They are to be applied to the
design of projects from the very beginning to
ensure that the design, review, and permitting
processes are as efficient as possible. Architects,
designers, and developers are also urged to
recognize that these guidelines are a minimum
starting point for quality development. It cannot
be claimed that these guidelines encompass
every conceivable technique for achieving
a high level of design quality. Designers are
encouraged to use their own creativity and
local experience to implement the highest
quality of design. The architect is cautioned
that failure to follow the guidelines may result in
a protracted review period.
circumstances, one guideline may be relaxed
in order to accomplish another, more important
guideline. The overall objective is to ensure that
the intent and spirit of the design guidelines are
followed and to attain the best possible design.
Context for Development
The City of Rosemead is largely built out and
most, if not all, mixed -use development in
Rosemead will be infill projects. Therefore,
each project needs to be reviewed on it's own
merit and with sensitivity to issues pertinent to
the individual project. Sensitive elements like
adjacency issues (especially when mixed -use
is proposed next to single - family residential),
parking limitations, the opportunity to
consolidate lots large enough to accommodate
compact mixed -use projects, and zoning issues
(e.g., location and number of parking spaces,
allowed /conditionally allowed, and prohibited
uses that make sense to the site in question,
etc.) all need to be carefully considered by
the Rosemead Planning BepaFtrmem Division,
Planning Commission, City Council, and Design
Review consultants. These design guidelines
are meant to be used in concert with the City
of Rosemead Municipal Code and form a basis
for evaluating projects. However, they should
not be considered the definitive source for
planning decisions.
Meaning of "should" "shall" "will"
"encouraged" and "discouraged"
Guidelines that embody the word "should"
are intended to be applied as stated.
However, an alternative measure may be
considered if it meets or exceeds the intent
of the guidelines.
The design guidelines may be interpreted
with some flexibility in their application to
specific projects, as not all design criteria
may be applicable to each project. In some
Guidelines using the words "shall" or "will"
are mandatory and must be included in
the project's design.
Guidelines using the words "encouraged" or
"discouraged" are desirable or undesirable,
but are not mandatory.
Use of illustrations and photos
The images used to illustrate the guidelines
should be reviewed in reference to the specific
guideline the image is associated with and not
with all the guidelines within the document (i.e.,
an image used to illustrate an encouraged
building material may also contain a site
condition that is not encouraged). The intent is
for the reader to focus on the portions of each
graphic highlighted with the caption, callouts,
and associated text. Additionally, though
an image may only illustrate a portion of the
guideline it is associated with, the intent of the
entire guideline should be met. The illustrations
and photographs depict examples or options
for implementation of a recommended policy.
Who Are These Guidelines For?
Property Owners
The guidelines provide property owners and
project architects with a clear understanding
of the design elements that are desired for
new mixed -use development projects and for
reconstruction and remodeling of existing mixed -
use projects in Rosemead. This document will
work in conjunction with the zoning provisions
of the City of Rosemead Municipal Code and
will provide a clear set of expectations and
responsibilities for property owners, developers,
and architects.
Design Professionals and Developers
The guidelines provide a narrative, illustrative,
and graphic direction for construction. The
guidelines will serve as an informational tool
that can provide a link between the property
owner and the designer or developer and will
clarify the elements of desirable quality design.
city staff
City staff will use the guidelines to assist
applicants and their representatives with project
processing. The guidelines serve as the basis for
evaluating proposals for quality of design.
Review Bodies
The guidelines provide the City of Rosemead
Planning Commission, City Council, and other
reviewing bodies with a basis for evaluating
quality of design for an applicant.
Organization and Content
The design guidelines identify salient elements
of a comprehensive design policy, and serve
as a framework for each individual project.
Adherence to these guidelines will help
to ensure Rosemead's mixed -use projects
develop in a sensitive manner, are respectful of
adjacent properties, and exhibit the degree of
architectural and design integrity as is desired
and required by the City.
Ultimately, the goal of these mixed -use design
guidelines Is to ensure that the new infill mixed -
use properties in Rosemead are a source of
tremendous pride for City residents, and create
an environment that compels people to live,
shop, and spend time there.
chapter two
design guidelines
The following are design guidelines to be utilized by the City's Planning Derya+#memf Division and
Cher review bodies as mentioned in chapter one when evaluating and approving mixed -us
developments.
Overall goals:
1. To provide the resident with a high quality living environment;
z. To protect the pedestrian and enhance the pedestrian environment and scale;
3. To design parking that not only meets parking requirements, but also promotes safe interaction
between vehicles and pedestrians;
a. To ensure that retail /commercial uses on the ground floorserve the community (e.g., restaurants,
retail, etc.). Office uses are not encouraged on the ground floor;
S. To ensure compatibility between adjacent uses, especially single - family residential, othe
mixed -use projects; and ultimately
6. To encourage high quality mixed -use infill development that is comprised of residential, office,
entertainment, and commercial uses.
Figure 1.01 Photograph depicting the overall goals of the Rosemead design guidelines.
chapter two
2.1 public realm and the pedestrian
environment
Intent.
The public realm and pedestrian environment
includes the areas that are in public ownership,
such as streets, sidewalks, and open space. It
is critical, that in the public realm, emphasis
is placed on creating a safe and suitable
pedestrian environment. It's important to
note that furnishings, lighting standards.
landscaping, and even architectural design
are all elements of the public realm that when
planned together have the potential to create
an inviting environment and can ultimately
establish a strong identity for Rosemead.
Particular attention is to be paid to the design
of new and replacement sidewalks, crosswalks,
use of storefront displays and merchandising
to promote pedestrian traffic, and provision of
sidewalk dining areas.
Design Guidelines:
A concrete sidewalk shall be provided with
a clear pedestrian passageway that is at
least seven - feetwide, free of encroachment
by landscape features, street furniture, and
other obstructions. (Figure 2.02)
Existing street trees should be placed in
tree grates appropriate to current tree
dimensions as determined by eity —Perks
the Urban Forester
and level with sidewalks to ensure that they
are ADA compliant.
Where sidewalk dimensions allow, 36 24=
inch box street trees should be planted
approximately 49 M feet apart in five -foot
square tree grates adjacent to the curb. If
trees placed in the ground interfere with
underground utilities, trees in planters with
irrigation should be located curb adjacent.
Figure 1.01 A safe and friendly pedestrian environment
encourages people to walk, shop, and linger.
Figure 2.03 a +b Pedestrian amenities including public art
should be incorporated where possible and practical.
Figure 1.04 a +b Mature trees in appropriate tree wells help
generate a feeling of permanence for the new project.
ch apte r
design guidelines
Street trees along major streets and
boulevards should be planted in tree wells
with metal or concrete grates that are
landscaped with materials approved by
the City. (Figure 2.04)
Street trees and ground cover may be
planted in parkways adjacent to the curb
where appropriate.
Plant materials specified for the pedestrian
realm and the public open space areas
are subject to City approval.
Utilities shall be placed underground
whenever possible.
Appropriate pedestrian amenities should
be provided (e.g., outdoor seating, bus
waiting areas, trash receptacles, bicycle
racks, public art, potted plants, etc.).
(Figure 2.03)
Public art should be incorporated into
the public realm wherever practical
and possible to promote a heightened
aesthetic, provoke interest, and send the
message that Rosemead is a great place
to visit. (Figure 2.03)
Providing overhead cover for pedestrians
is encouraged (e.g., fabric awnings,
projections from the building, umbrellas,
etc.). (Figure 2.05)
Uses that activate the public realm, such
as restaurants and cafes that have outdoor
dining are highly desirable. Outdoor seating,
dining, and even retail displays help create
an inviting pedestrian zone. (Figure 2.06)
Figure 2.06 o +b Outdoor dining is a great way to enliven the
pedestrian environment.
Figure 2.05 a,b+c Awnings provide shelter from the elements
and help to create the desired aesthetic.
2.2 site design
Intent:
One of the most important elements of mixed -
use infill development is the way the project is
integrated physically and functionally into the
public realm. Site design and orientation shall
enliven the public spaces that are adjacent
to them, encourage pedestrian activity, and
strengthen the link between the businesses and
residences.
Design Guidelines:
Buildings should be constructed near
or along the front property line(s). Zero
setback from the front property line(s) is
encouraged. Variations in zero setback from
the property line(s) may be appropriate
when the resulting setback provides greater
accommodation for pedestrian movement,
sidewalk dining areas, enhanced entries,
and enhances the pedestrian environment
overall. (Figure 2.07)
Outdoor space should not be the result of
the unusable space between buildings.
Outdoor space must be appropriately
scaled for its use and be safe and secure.
(Figure 2.08)
To encourage pedestrian activity on the
ground floor level of a building, landscaping,
shade trees, and benches should be
incorporated into the site design as well as
outdoor dining areas.
If loading and service areas cannot be
accommodated within the building and
completely concealed from view, then
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Figure 1.08 Outdoor spaces should be integrated into the site
design.
Figure 2.07 Buildings should be placed along the front
setback to provide the desired pedestrian environment.
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Figure 2.09 A successful site design locates service areas and
parking to the rear of the building.
Figure2.10 a +b Examples of successful ways to screen utility
equipment from view.
Figure 2.11 permeable surfaces are both aesthetically
pleasing and environmentally friendly alternatives to
traditional surfaces.
these areas shall be located to the rear
of the site and designed for minimal visual
impact and ease of trash and recycling
collection. (Figure 2.09)
n When trash enclosures, loading docks,
utility equipment, and similar uses are visible
from a side street or neighboring property,
they should be screened with a decorative
masonry wall made of similar material to
the building. Incorporating a solid roof over
the trash enclosure is encouraged. (Figure
2.10)
Pervious paving materials (e.g., crushed
stone, open paving blocks, pervious
paving blocks, etc.) compatible and
complementary landscaping materials,
and underground water retention may be
used in plazas, courtyards, walkways, and
parking areas. Pervious paving materials
should not be used in the public right -of-
way. (Figure 2.11)
publiesefefy- Utility lines within the right -
of -way shall be placed underground to
the maximum practicable. Underground
utilities eliminate visual blight and enhance
the quality of the public realm.
Full height walls, over 6 feet in height,
should be avoided, but if necessary, vines,
tall shrubs or other landscaping shall be
planted for screening.
2.3 building design
Intent:
Mixed -use projects should take their
architectural design cues from traditional
urban environments. Appropriate building
scale, height, and massing, along with high
quality detailing, articulation, and materials
will engage the pedestrian and be viewed as
a positive addition to the public realm. Each
project should possess a distinguishable identity
and identifiable design.
Figure 2.13 a,bc +d Ground floor residential should have
raised entries forprivocy and to create variation in the public
realm.
2.3.A Commercial + Residential Guidelines
Commercial Uses
The front of the building should have active
commercial uses. Parking, mechanical,
storage, etc. are not encouraged along
the street edge. (Figure 2.12)
feet -o-At least 30 percent of the linear square
footage on a major arterial (excluding
driveways and pedestrian connections)
should be designed to accommodate
pedestrian-oriented, neighborhood serving
uses and be ADA compliant (e.g., retail,
restaurants, etc.). The minimum depth of
these uses should be 25 feet.
Residential
Residential on the ground -floor fronting
the pedestrian realm should be located
a minimum of two feet and a maximum
of three feet above the sidewalk level
for privacy. All residential designs must
accommodate ADA Standards for
Accessible Design. Other privacy measures,
such as, articulated facades, awnings,
elevated steps and entrances, recessed
windows, doors, and patios, should also be
incorporated in the design. (Figure 2.13)
Residential spaces that are innately less
private (e.g., lobbies, exercise rooms,
living rooms, or dining areas) should face
the street while more private areas (i.e.,
bedrooms) should be sensitively located in
the rear of the building or on upper floors.
Figure2.11 First floor uses should be pedestrian-oriented.
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design guidelines
2.3.B Street Environment+ Building Frontage
Building plans, facades, and architectural
details should be designed to create visual
interest at the street level (e.g., staggering
the frontage of the building, recessing
doors and windows, providing awnings
and canopies for weather protection and
scale, and visually extending interiorspaces
outside through paving and glazing to
create the concept of an indoor /outdoor
room, etc.). (Figure 2.14)
Figure 1.15 a +b Facade treatments at intersections should
be holistic and continue on all sides of the buildings visible
from the street.
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Projects located at intersections should
ensure the design treatments are continued
around the corner and that an appropriate
transition between the project improvements
and the adjacent public and private
improvements is provided. (Figure 2.15)
Development located at signalized
intersections of major streets should include
pedestrian - oriented, community- serving
commercial uses. (e.g. bookstore, coffee
shop, local market)
Wheige possible, Lots shall be consolidated
along corridors to ensure a mixed -use project
is at least 19968 30.000 square feet. This
allows for heightened design criteria, more
efficient design, and an improved pedestrian
experience. (Figure 2.16)
When consolidating lots, new development
should respect the existing fabric of the
community by reflecting historic mixed -
use development patterns through the
use of building indentations, breaks in
buildings for open space, changes in color
to avoid monolithic and monochromatic
developments, etc.
Figure 2.14 Varying street facades, architectural treatments,
and styles creates a fun, dynamic environment.
2.16 A lotof sufficient size ( 30.()00 sq.R. minimum) allows the
designer to create a project that is interesting and displays
heightened design criteria.
2.3.0 Building Elements
building form + articulation
Large, mixed -use projects with frontages
greater than 40' should incorporate
traditional massing and facade techniques
such as:
1. dividing the facade into modular bays
every 25'; (Figure 2.17)
2. creating opportunities for relief and
variation in both the vertical and
horizontal plane with recessed and /or
projected areas;
3. using traditional architectural detailing
(i.e. ornamentation, window placement),
changes in materials and /or colors as
opportunities to bring a human scale to
a larger frontage.
Rear walls and elevations visible from the
public right -of -way should be designed to
maximize visual appeal by using vertical
and horizontal plane breaks.
Avoid overarticulation that may look forced
or unauthentic.
Windows on upper Floors should be
proportioned and placed in relation to
grouping of storefront or other windows and
elements in the base floor. Windows should
have a vertical emphasis. The windows
on upper store facades should be double -
hung, tall and narrow in proportion, and
spaced appropriately. (Figure 2.18)
The design and positioning of street facing
balconies should be compatible with
the design of the building (e.g., relate to
overall massing, window placement and
proportion). Balconies having some inset
aspect are encouraged, and should not
appear to be an afterthought. (Figure 2.19)
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Figure 1.17 Buildings with larger floor plates should be
divided into smaller, human -scale modular bay every 25:
Figure 1.18 Windows on upper floors should be compatible
with windows and openings on the first floor.
Figure 2.19 Balconies on upper floors should be designed
with special care and attention to detail to ensure that it adds
to rather than detracts from the building.
chapter two
building zones: "base ", "middle ", + "top"
Traditionally, downtown buildings have been
designed with the concept of a building having
a distinct "base ", "middle ", and 'top ". Today,
this concept still holds true to both traditional
and more modern /contemporary facades.
Making sure that all new projects follow this
concept is one of the most important aspects in
creating a human - scaled public realm. (Figure
2.20)
" The area where the first floor commercial
base meets the second floor uses above
should be clearly defined with a strong
cornice, sign band, change in materials or
colors, awning or canopies. (Figure 2.21)
The fee! 5hetild be flat. ,
apps; priete. Flat roofs are preferred and
shall be screened with parapets on all
sides of the building. Where architecturally
appropriate slope roofs shall provide
articulation and variations to divide the
massiveness of the roof Special corner
elements, entrance area massing, and
similar conditions may require the roof
to vary from the suggested flat roof form.
(Figure 2.22)
The building should have a defined and
significant top edge and a perimeter
parapet to stylistically define the building.
Figure 2.20 Buildings that follow the 'base" 'middle', 'top'
concept are pedestrian - friendly and result in a human- scaled
public realm.
Figure 1.21 A strong cornice treatment separates commercial
uses on the first Boor from residential above.
Figure 2.22 Roofs are an opportunity to incorporate
architectural design elements. However, overall roof forms
should be Rat.
chapter two
building entries + access
To promote active, pedestrian - friendly
streets, each individual tenant or business
establishment and residential lobbies
should be oriented to and accessible from
the major street frontage and directly
accessible from the public sidewalk. (Figure
2.23)
Where possible, primary entrances should
be located at the building's corner.
Corner entries on major intersections, allow
opportunities to activate the street and
intersections. (Figure 2.23)
signage
Building signage should comply with the
and — Section 17.194 17.74.050(EI(4) of the
Rosemead Municipal Code.
Building signage should be integral to the
facade design, placed in the sign band
above the first floor windows or on blank
wall areas specifically intended for signage.
Signage will be limited to the street level and
will not be allowed on second floor windows
or higher.
Signage can be internally illuminated
individual letter signs or externally illuminated
traditional board signs. Internally illuminated
box signs, temporary and /or excessive
window signs, neon signs, florescent signs,
and cloth /plastic banners are not allowed.
(Figure 2.24)
Figure 2.23 a,b +c
The location and design
of the building entry can
greatly contribute to
the quality of the public
realm.
Figure 2.24 Signage is a great opportunity to create a special
place and environment. Signage can make or break a project
and is a very important design element.
chapter two
building materials + finishes
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Figure 225 Recommended material palette for Rosemead
should promote a heightened aesthetic but also be graffiti
resistant.
Figure 2.27 In areas thatare moreprone to vandalism, higher
quality materials can be used on the upper floors.
A well- defined "base" provides scale and
articulation at the pedestrian level. The
"base" should consist of traditional, thicker
walls along with high quality, durable,
and easy to clean materials and finishes.
Special materials that will reduce the
incidence and appearance of graffiti (e.g.,
granite, marble, polished stone, and other
metal panels) should be utilized as accent
materials on the building's "base." (Figures
2.25 and 2.26)
Upper floors that are less prone to vandalism
should utilize high quality finish materials of
traditional downtown mixed -use projects
(e.g., brick veneer, smooth troweled stucco,
etc.). (Figures 2.25 and 2.27)
High - quality materials convey a sense of
permanence and impart to the community
that the building is well cared for and
respected. Materials and colors should be
selected to unify the building appearance
and fit into the pedestrian context. Avoid
overly vibrant colors and monochromatic
color palettes. (Figure 2.25)
The following materials are inappropriate
because they do not uphold the quality
or lifespan that is desirable for new
development.
1. Mirrored glass, reflective glass, or heavily
tinted glass;
2. Glass block;
3. Vinyl siding;
4. Utility, decorative scored or split -
faced block (split face block might be
considered at the base up to no more
than 2' /x feet above the sidewalk).
Figure 226 This building illustrates thicker walls at the base
and the use of high - quality materials.
2.4 building height
Intent:
Building height must be sensitive to the context
of the site and consider adjacent uses and be
consistent with the City of Rosemead Municipal
Code.
Design Guidelines:
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The first floor height to the finished ceiling
should be at least 14 feet to ensure
appropriate scale of the base of the
building in relation to the upper floors.
Building height should transition from the
maximum building height to a lower height
when directly adjacent to a single - family
residential zone.
Floors above the
main floor will be required to be stepped
back when adjacent to single - family
residential.
Variations in building height and massing
as well as articulated facades are strongly
encouraged as they contribute to
community image, provide a human scale,
and improve the pedestrian experience.
(Figure 2.29)
Figure 2.29 Varying building height helps promote human -
scaled development and a friendly pedestrian- oriented
environment.
chapter two
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Figure2.30 Thestorefmntis the mostimportantarchitectural
feature of many mixed -use buildings.
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2.5 storefront
Intent:
It is important that storefront design is reflective
of the building's overall architectural style,
yet highlights the individual character and
personality of the use within. A successful
storefront with inviting display windows will
attract passersby and contribute to the overall
quality of the streetscape.
Design Guidelines:
Ideally, a well- designed storefront facade
is comprised of: an inviting recessed entry
door, transparent display and transom
windows and /or doors that allow shoppers
to view into the retail or commercial space,
bulkheads beneath the windows to mirror
traditional development, piers that frame
the windows and /or door openings, and a
decorative cornice treatment. (Figure 2.30)
At least 50 percent of the ground floor
facade of a commercial /retail use should
be devoted to transparent windows and /or
doors (Figure 2.31).
Windows should be large glazed panels,
possibly with small transom. Window
patterns should have a slight inset and not
appear flat. Glass shall be clear, (88% light
transmission) and not heavily tinted.
Storefront design comprised of a lower
bulkhead not exceeding two feet
above sidewalk grade is generally most
appropriate.
Intersections provide great opportunities to
showcase unique and interesting storefront
facades. (Figure 2.32)
Figure 2.31 Storefronts should be open and welcoming.
Figure 2.31 This comer storefront facade is inviting and
exciting to those who walk and drive past.
2.6 lighting
Intent
The basic requirement of lighting is to make
the pedestrian environment safe and secure.
However, lighting design can enhance a
building's architecture and highlight important
design features (e.g.. entrances, towers, etc).
(Figure 2.33)
Design Guidelines:
Parking and security lights will not be
obtrusive to neighboring residential
properties.
Lighting shall be fully shielded to minimize
glare and painted to match the surface it
is attached to.
Light fixtures shall be architecturally
compatible with the structure's design.
Structure entrances should be well lit.
Lighting and trees should not conflict with
one another.
The lighting of building elements and
garden walls is an effective and attractive
lighting technique that is encouraged.
However, light sources for wall washing and
tree lighting should be hidden.
The design of exterior parking lot lighting
fixtures shall be compatible with the
architecture used in the development and
not be on poles over 25 feet high.
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Figure 1.33 Examples of appropriately scaled and designed
lighting that will add to the overall aesthetic of the project
and set the proper tone.
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design guidelines
Figure 2.34 This
semi - private area
is for residents
and visitors only,
not open to the
public.
Figure 2.35 a +b
Public gathering spaces
for the entire community
to use promotes a
pedestrian friendly and
welcoming environment.
2.7 common areas /open space
Intent:
Both private and semi - private outdoor
spaces should be incorporated in mixed -use
developments. Private outdoor courtyard areas
for residents only are strongly encouraged.
Semi - private plaza areas for visitors should also
be provided in areas adjacent to the retail/
commercial uses.
Design Guidelines:
Common semi - private recreational areas
should be centrally located and preferably
be designed as courtyards or outdoor
rooms. Outdoor recreational furnishings,
community amenities, public gathering
spaces, trees, shrubs, and trellises for shade
should be provided where appropriate.
(Figure 2.34)
feet, A useable
open space or public gathering place
accessible to the community (e.g., a pocket
park, reef garden, expanded waiting area
adjacent to a bus stop, etc.) is eneaereeged
shall be provided Public art is a nice added
touch, and is also required (Figure 2.35)
Open space areas should incorporate both
sunny areas and shaded areas, and be
designed as an integral aspect of the site
design - not be an afterthought.
chapter two
2.8 compatibility with adjacent
properties
Intent:
Site design shall respect adjacent buildings
through consideration of mass, rhythm, scale,
setbacks, height, building materials, texture,
and related design elements.
Design Guidelines:
To ensure and protectthe privacyof residents
in adjacent single - family _ residences,
windows in mixed -use projects s hall not
directly face windows of residential units on
adjacent lots. Windows facing single - family
homes
and within 15 feet of the property line,
should be designed as either translucent,
louvered, offset from existing single - family
windows, located at least five -feet above
the floor of each level, or use another
solution that satisfies the overarching goal
to protect the quality of life for those who
live in the adjacent single- family residences.
(Figure 2.36)
Upper floors of mixed -use buildings should
be stepped back when adjacent to single -
family residences. (Figure 2.37)
Mixed -use projects should be designed to
minimize vehicular circulation on streets
through local single - family neighborhoods.
Guest parking areas should be located
and designed to be convenient in order
to minimize spillover to adjacent residential
neighborhoods. Parking for residents,
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Figure 1.36 a +b Window
coverings provide privacy for
both residents in mixed -use
buildings and those in adjacent
single - family homes.
mixed -use building single - family residential
Figure 2.37 Mixed -use buildings that are adjacent to single -
family residential should be stepped back for additional
privacy.
visitors, and /or employees should be
accommodated onsite or on adjacent
public streets that are not serving single -
family residential.
chapter two
It is essential that parking and loading/
unloading areas do not create stacking/
queuing issues at ingress /egress points. Site
design plans must ensure that adjacent
streets and neighborhoods are not
adversely impacted by vehicles entering
and leaving the site.
Facades and garages that face existing
single - family homes should be designed to
be compatible with the setbacks and scale
of the existing development.
The mixed -use project shall consider how
it relates to the area and community
surrounding it. The design of structures
should complement the street pedestrian
realm by incorporating and /or interfacing
with plazas, pocket parks, public gathering
spaces, street furniture, and landscaping.
The design shall clearly delineate between
public space and private space.
• To integrate new buildings with the existing
urban fabric, new buildings are encouraged
to incorporate passageways and attractive
plaza areas between buildings that allow
light to reach adjacent buildings. (Figure
2.38)
• Parking should be separated from adjacent
residences and buildings by no less than
five feet. (Figure 2.39)
Figure238o +b Outdoorgathering spaces and walkways are
encouraged.
Figure 239 This photo illustrates on unfavorable relationship
between parking and residences. It is recommended that
separation should be at least five feet between the two.
chapter two
2.9 parking
Intent:
Parking for mixed -use projects shall be sensitively
designed to ensure that adjacent properties
are not impacted by new mixed -use infill
development. Parking structures, tuck under
parking, parking in the rear of the structure, and
other creative solutions to providing parking
are recommended, (i.e., access of parking
structures and areas by alleys and side streets
is encouraged).
Design Guidelines:
Customer and tenant parking should be
provided on- street, at the rear of buildings,
in off - street parking lots or adjacent parking
lots. Whenever possible, parking structures
should be placed behind the mixed -use
project.
Mixed -use projects that accommodate
parking in parking structures must provide
secure separate parking spaces for the
residential units. It is recommended that the
secure residential spaces be accessed via
a gate code or other security mechanism.
Surface lots should have assigned spaces
that are ADA compliant and are handicap
accessible.
Larger parking structures should be mixed -
use with non - parking uses fronting on street
level to adjoining streets. (Figure 2.40)
Parking should be provided on -site
whenever possible, either in parking
structures or landscaped surface parking
lots located to the rear. (Figure 2.41)
Figure 240 Incorporate retail or other compatible uses on
ground floor whenever possible.
Figure 1.41 o +b Parking is contained to the site and is in a
structure accessed from the rear of the building.
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design guidelines
Figure2.42 a,b+c Pedestrian paths are accented with pavers,
landscaping, shade trees, and appropriate lighting.
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Figure 1.43 Examples of efficient appropriate and attractive
ways to screen parking structures from view.
Figure 2.44 Bicycle parking areas need to be integrated into
the site design. Parking should be secure, close to the entry,
and ifpossible sheltered from the elements.
Where practical, angled parking should
be provided in front of ground floor retail/
commercial uses.
Parking should be conveniently located
near non - residential uses. Parking lots visible
from the street and pedestrian areas should
incorporate landscaping treatments (e.g.,
trees, shrubs, groundcover, etc.). Masonry
walls are strongly encouraged. Larger
parking lots that are not parking structures
should also incorporate landscaped
medians where appropriate. (Figure 2.42)
Centralized parking decks /courts within the
mixed -use development or below -grade
parking should be provided in projects
that have a density of 30 units per acre or
higher.
Parking access should be taken directly
from an alley.
Adjacent properties should be adequately
screened from the parking structures and
lots. (Figure 2.43)
Opportunities for bicycle parking in mixed -
use projects need to be provided. Bicycle
racks should be in public view, close to
building entrances, with high visibility and
good lighting. Where possible, bike racks
should be covered. (Figure 2.44)
2.10 access
Intent:
Avoid and reduce conflicts between
pedestrians, vehicles, utility poles, lines and
equipment.
41 y
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T .. I i dR ,
Design Guidelines:
Minimize the number of curb cuts to make
the sidewalks and pedestrian areas safer
and more walkable. Consolidation of
building sites is encouraged to reduce
the number of access drives from major
roadways, and shared driveway access is
encouraged whenever practical to further
reduce vehicle /pedestrian interactions and
safety concerns. (Figure 2.45)
Vehicle access should be provided from
the side streets Sind adjacent alleys, and
parallel streets whenever possible. Traffic
calming techniques should be provided to
minimize intrusion of traffic into adjacent
neighborhoods. where side streets and
alleys er- parallel streets are not available,
driveway access should be limited to no
more than one 20 -foot wide driveway per
299 QQ feet of building frontage. (Figure
2.46)
Improvements in the public right -of -way
and pedestrian realm shall implement
streetscape improvements (i.e., landscaped
medians where appropriate). Pedestrian
crossings at arterials should include items
(e.g., curb extensions at intersections,
decorative crosswalk paving, shortened
turning radii for cars, approved landscaping
treatments, pedestrian lighting, bus shelters,
etc.). (Figure 2.47)
shared parking and reciprocal access agreements
are encouraged
Figure 1.45 Minimize pedestrian and vehicular interaction
wheneverpossible.
Figure 1.46 Alleys or side entrances should be provided
wheneverpossible.
Figure1.47a +b Attractivepublicright- of- woyimprovements
set the correct tone. Streetscope elements are crucial design
elements in a successful mixed -use project
chapter three
3.0 glossary
The following terms are meant to be helpful to the
reader and user. Not all terms will be found in the
text. However, they were carefully chosen to aid in
the planning and review of mbced -use projects.
aesthetics. Characterized by a heightened sensitivity
or appreciation of beauty and often discussed in
conjunction with view impacts.
accessibility. A means of approaching, entering,
exiting, or making use of; passage. The right to
approach, enter, exit, or make use of; often used in
the form of disabled accessibility.
alleys. A narrow sheet or passageway between or
behind a series of buildings.
amenities. Something that contributes to physical
or material comfort. A feature that increases
attractiveness or value, especially of a piece of real
estate or a geographical location.
apartment. A dwelling sharing a building and a lot
with other dwellings and /or uses. Apartments may
be for rent or for sale as condominiums.
arcade. A roofed passageway or lane. A series of
arches supported by columns, piers, or pillars either
freestanding or attached to a wall to form a gallery.
architectural element. An integrated component
of the design of a building, including walls, windows,
entryways, rafters, roofs, neon bands, and other
physical components.
architectural type. A structure defined by the
combination of configuration, placement and
function. The types used in the document are as
follows:
duplex. Structures for multiple dwelling forms
that are architecturally presented as large single -
family houses in their neighborhood setting.
live -work. An integrated residence and working
space, occupied and utilized by a single
household in a structure, either single -family
or multi - family, that has been designated or
structurally modified to accommodate joint
residential occupancy and work activity.
multi- family residence. A structure containing
multiple residences.
articulation. The small parts or portions of a building
form that are expressed (materials, color, texture,
pattern, modulation, etc.) and come together to
define the structure.
asymmetry. Irregular correspondence of form
and configuration on opposite sides of a dividing
line or plane or about a center or an axis; having
unbalanced proportions.
atrium. A dramatic enclosed glass - roofed indoor
space typically associated with high -rise hotels and
office buildings.
attached. Joined to or by a wall, especially by sharing
a wall with another structure; not freestanding.
awning. A roof -like structure, often made of canvas
or plastic, that serves as a shelter, as over a storefront,
window, door, or deck.
balcony. A platform that projects from the wall of a
structure and is surrounded by a railing, balustrade,
or parapet.
barrel tiles. Rounded clay roof tiles most often used
on Spanish -style houses. Usually red but are often
available in many colors.
beautification. The transformation of barren or
uninteresting spaces, buildings, structures, forms, into
a comfortable and attractive place or environment.
berm (berming). An artificially raised area of soil or
turf intended to screen undesirable attributes of a
project or site.
bicycle path. A dedicated area, paved with a variety
of materials (e.g., asphalt, decomposed granite,
bark, etc.),that is not accessible by automobile
traffic and is often shared with pedestrian traffic, and
sometimes accommodates equestrian use.
chapter three
block The aggregate of private lots, passages.
common drives, and lanes, often bisected by
thoroughfares (i.e., alleys or driveways).
breezeway. A roofed area usually found between a
garage and house proper or between commercial
and industrial buildings and designed to provide
shelter for outdoor comfort.
brick. A regularly shaped piece of clay hardened
in the sun or by the heat of a kiln and intended for
building.
buffer. A term often applied to landscaped areas
separating incompatible land uses. Can also mean
an area of a "transitional" land use that lies between
two incomparable land uses.
building height. The vertical distance from the
adjacent grade to the highest point of a structure
or other object, Height limits to not apply to masts,
belfries, clock towers, chimney flues, and similar
structures other than a building with a pitched roof.
building placement. The maximum envelope
available for placing a building on a lot.
build -to line. The line where construction of a building
facade is to occur on a lot. A build -to line runs
parallel to, and is measured from, the front property
line and is established to create an even (or more or
less even) building facade line on a street.
canopy. A protective roof -like covering, often of
canvas, mounted on a frame over a walkway or
door or niche; often referred to as an awning.
cantilever. A projecting element, such as a beam or
porch, supported at a single point or along a single line
by a wall or column, stabilized by counterbalancing
downward force around the point of fulcrum.
clerestory window. A window (usually narrow) placed
in the upper walls of a room to provide extra light.
clinker brick. A very hard burned brick, so called
from it's metallic sound when struck; a Dutch or
Remish brick.
colonnade. A row of columns forming an element
of an architectural composition, carrying either a flat
topped entablature or a row of arches.
column. A supporting pillar often consisting of a
base, a cylindrical shaft, and a capital.
complement. In new construction, it means to
add to the character of the area by attempting to
incorporate compatible architectural styles, setbacks,
height, scale, massing, colors, and materials.
coping (cap). A flat cover of stone or brick that
protects the top of a wall.
corbel. A projecting wall member used as a support
for some elements of the superstructure, or courses of
stone or brick in which each course projects beyond
the course beneath it, or two such structures, meeting
at the topmost course creating an arch.
cornice. A horizontal molded projection that crowns
or completes a building, wall, or sign.
court. An extent of open ground partially or
completely enclosed by walls or structures; a
courtyard, or a short street, especially a wide alley
walled by structures on three sides, or a large open
section of a structure, or a large structure, such as a
mansion, standing in a courtyard.
curb. The edge of he vehicular pavement detailed
as a raised curb or a Swale. The curb usually
incorporates the drainage system.
cupola. A small, dome -like structure, on top of a
building to provide ventilation and decoration.
curb. A stone or concrete boundary usually marking
the edge of a roadway or paved area.
curb cut. The elimination of a street curb to enable
increased access to crosswalks /sidewalks, entry
driveways or parking lots.
density. The number of individuals, such as inhabitants
of housing units, per unit of area. The quantity of
something per unit measure, especially per unit
length, area, or volume.
chapter three
detached. Standing apart from others; separate or
disconnected.
detached garage. A garage that is completely
surrounded by open space or connected to a
structure by an uncovered terrace.
detail. An element of a structure such as trim,
moldings, other ornamentation or decorative
features.
developable areas. Those areas of a site that are not
designated Open Space.
dormer window. A vertical window that projects from
a sloping roof placed in a small gable.
driveway. A vehicular lane within a lot, usually leading
to a garage. A driveway may be used for parking,
providing that it is no more than 18 feet wide.
eave. The projecting lower edge of a roof.
eclectic. Selecting or employing individual elements
from a variety of sources, systems, or styles.
elevation. An orthographic view of the vertical
features of a structure (front, rear, side, interior
elevation(.
enhancement. To make better either functionally or
in appearance.
entrance (principal). The principal point of access
of pedestrians to a building. The principal entrance
should be accessed by the street frontage as
opposed to the parking area.
espalier. A trellis of framework on which the trunk
and branches of fruit trees or shrubs are trained to
grow in one plane.
eyebrow window. A small, horizontal, rectangular
window, often located on the most uppermost story
and aligned with windows below.
facade. The entire exterior side of a structure;
especially the architectural front, sometimes
distinguished from the other sides by elaboration of
architectural or ornamental details.
fascia. A flat, horizontal member or molding with little
projection.
faux. A simulation orfalse representation of something
else, as in faux wood or stone.
fenestration. The stylistic arrangement of windows in
a structure.
fieldstone. A stone used in its natural shape and
condition.
floor area ratio (FAR). The gross floor area of all
buildings on a lot divided by the lot area.
focal point. A structure, object, or natural element in
a street -scene that stands out and serves as a point of
focus, catching and holding the viewer's attention.
four -sided architecture. The full articulation of
building facades on all four sides of a structure,
including variation in massing, roof forms, and wall
planes, as well as surface articulation. See 360-
degree architecture.
frontage line. Lot lines that coincide with a public
frontage line. Facades along frontage lines define
the public realm and are therefore more highly
regulated than the elevations that coincide with
other lot lines.
gable roof. A ridge roof slopes up from only two walls.
A gable is the vertical triangular portion of the end of
a structure from the eaves to the ridge of the roof.
gambrel. A roof where each side has two slopes; a
steeper lower slope and a flatter upper one; a 'barn
roof." Often found in Colonial revival houses in the
"Dutch" style.
gutter. A shallow channel of metal ovood that is
set immediately below and along the eaves of a
structure for catching and carrying rainwater from
the roof.
hardscape. Areas that water do not easily penetrate.
Surfaces that are not landscaped (e.g., sidewalks,
streets, building pads, etc.).
hedge. A row of closely planted shrubs or low -
growing trees forming a fence or boundary.
hipped roof. A roof that is sloped on all four sides.
historic. Having importance in /influence on history
homogeneity. The state or qualify of being the same.
human - scale. The relationship between the
dimensions of the human body and the proportion
of the spaces that people use. This is underscored
by surface texture, activity patterns, colors, materials,
and details. The understanding of walking distances
and spatial perceptions at a human scale determines
the most positive placement of buildings, and the
physical layout of the community. Buildings ranging
in height from two to six stories and pedestrian- scaled
signs and street lights, textured pedestrian paths, and
semi - private spaces enhance this positive scale.
Infiil or Irdlll development. Development of vacant
parcels within a built -up area. Parks and open space
along with residential, commercial, and mixed -use
projects are considered infill development since they
are permanent uses for vacant parcels.
kicker. A piece of wood that is attached to a
formwork member to take the thrust of another
member.
landmark. A building or site that has historical
significance, especially one that is marked for
preservation.
lattice. A grillwork created by crisscrossing or
decoratively interlacing strips of material.
lintel. A horizontal supporting crosspiece over an
opening.
live /work unit. A residential use type that combines
a dwelling and a commercial space under single
ownership in a structure. The residential portion
of the unit shall contain at least 400 square feet
of gross floor area. The commercial space shall
allow activities compatible with residential use with
respect to noise, smoke, vibration, smell, electrical
interference, and fire hazard, and may include uses
such as professional services and offices, and the
creation, display, and sale of art, craftwork, jewelry,
fabrication of cloth goods and similar activities.
[off. A large, usually unportitioned floor over a factory,
warehouse, or other commercial, or industrial space.
An open space under a roof; an attic or a garret.
logo. A name, symbol, or registered trademark of a
company, business, or organization.
lot line. The boundary that legally and geometrically
distinguishes one lot from the next and appear on a
Tract Map or Development Permit Site Plan.
lot width. The distance between the side lot lines
measured at the front setback.
mansard. A hip roof, each face of which has a
steeper lower part and a shallower upper part.
mixed -use development. Development that
combines and integrates two or more principal land
uses (e.g., commercial, office, civic, or residential
uses) with a strong pedestrian orientation. The mix
of uses may be combined in a vertical mixed -use
building or combined in separate buildings located
on one property and /or under unified control.
monolithic. Exhibiting massive uniformity
monument sign. An independent structure
supported from grade to the bottom of the sign with
the appearance of having a solid base.
mullion. The vertical member separating adjacent
windowpanes.
muntin. Wood or metal strips separating panels in a
window.
niche. A recess in a wall.
nonconforming use. A land use that no longer
conforms with the requirements of zoning regulations,
including Specific Plan regulations, or guidelines.
parapet. A retaining wall at the edge of a roof,
porch, or terrace.
parking. To put or leave (a vehicle) for a time in a
certain location.
paseo. A place that allows for a pedestrian to take a
slow, easy stroll or walk outdoors and often between
chapter three
buildings; often covered or partially covered, The
path, series of paths, or walkway along which such
a walk is taken.
pediment. The triangular space at the end of a
gabled roof, usually low in height compared with the
use of its base.
pergola. An arbor formed of horizontal trelliswork
supported on columns or posts, over which vines or
other plants are trained.
permeable paving. Paving material that allows the
passage of water between and through voids in its
surface.
pedestrian- scale. Refers to building and landscape
elements that are modest in size; suitable To average
human size.
pier. A vertical, non-circular masonry support, more
massive than a column.
pilaster. A rectangular column with a capital and
base, set into a wall as on ornamental motif.
pillar. Similar to but more slender than a pier, also
non - circular.
pitch. To set a specified downward slant (i.e., pitch
the roof at a steep angle).
plaza. A public square with room for pedestrians and
associated activities.
pocket park. A very small, lushly landscaped open
space often nestled between residential homes, and
intended for limited use by local residents only.
pole sign. A sign that is elevated from grade by
one supporting member, pole, or structure higher
than one foot mounted in or upon the ground and
independent of support from a building.
porch. A covered platform, usually having a
separate roof, at an entrance to a building. An open
or enclosed gallery or room attached to the outside
of a building; a veranda.
portico. A structure consisting of a roof supported
by columns or piers, usually attached to a building
as a porch.
preservation. To keep in perfect or unaltered
condition; maintain unchanged. To keep or maintain
intact.
principal building. The main building on a lot, located
towards the frontage.
proportion. The relationship of sae, quantity, or
degree between two or more things or parts of
something.
redevelopment. Development of a site within an
older /established contextual subarea of the City
where the site was formerly developed and cleared,
or that requires the clearance of some or all of
existing structures and improvements prior to new
construction.
residential. Premises for a long -term dwelling.
retail. Premises allocated for the sale of merchandise
and food service.
retail trade. Businesses (e.g., book and stationary
stores, camera shops, clothing and fabric stores,
department and variety stores, drug stores, florists,
food stores, furniture stores, gift and novelty shops,
hardware and paint stores, home furnishings stores,
household appliance stores, jewelry stores, liquor
stores, music stores, newsstands, pet stores, shoe
stores, sporting goods stores, toy and hobby shops
and used merchandise stores).
reuse. To use again, especially after salvaging or
special treatment or processing.
rhythm. In urban design, the regular recurrence of
architectural or natural elements (e.g., even placing
or trees down a street, similar widths and heights of
buildings in a street block, etc.).
ridge. The horizontal line formed by the juncture of
two sloping planes, especially the line formed by the
surfaces at the top of a roof.
chapter three
rise. The vertical distance from one stair tread to the
next.
riser. The vertical portion of a step. The board
covering the open space between stair treads.
river rock A stone that has been tumbled and
weathered so that its edges become worn and
rounded.
roofllnes. Various forms to a roof (e.g., pitch, ridge,
hip, etc.), often at different angles.
roof pftch. Degree of roof slant stated in inches rise
per foot.
roof span. The distance equal to twice the roof run,
or the horizontal distance between the outside faces
of bearing wall plates.
row townhouse. An unbroken line of houses sharing
one or more sidewalks with its neighbors.
scale. The proportion of one object to another.
"Pedestrian" or "human" scale incorporates building
and landscape elements that are modest in size.
"Monumental" scale incorporates large or grand
building elements.
setback The recessing of the upper part of the
facade due to the smaller area of the upper floors, or
the distance a building is recessed from the property
line, curb of the street, or the edge of the sidewalk.
shingle. A thin parallelogram of wood, split, shaved,
or sawn, thicker at one end than the other; used for
covering sides or roofs of structures, about four or five
inches of its length being exposed.
shed roof. A roof shape having only one sloping
plane.
shutter. A moveable cover for a window used for
protection from weather and intruders.
side loading garage. An accessory building or portion
of a principal building, located and accessed from
the side of the building and designed or used for the
parking or temporary storage of the motor vehicles
of principal building occupants.
sidewalk. A paved walkway along the side of a
street.
site. One or more parcels of land identified by the
assessor's records where an integrated building
development has been approved or proposed. The
site shall include all parcels of land contained within or
identified as a part of the development application.
An integrated building development shall include all
parcels served by common accessways, driveways,
parking, and landscaping.
soffit. The underside of a beam, arch, etave,
overhang, dropped ceiling, etc.
spandrel glass. Non - vision glass available in reflective,
patterned, and solid colors. Can be used to give the
appearance of having windows.
stacked stone. Layers of stone stacked dry usually
without the use of mortar and typically wider at the
bottom and narrower at the top.
stone. A fragment of a rock.
stoop. A small porch, platform, or staircase leading
to the entrance of a house or building.
storefront. The side of a store or shop facing a sheet.
stormwafer. Water running on the surface of the
ground due to rainfall from a storm event.
story. A habitable level within a building of no
more than 14 feet in height from finished floor to
finished ceiling. Attics and raised basements are not
considered a story for the purposes of determining
building height.
sheetscape. The overall appearance of a street or
grouping of sheets in an area and /or the relationship
of buildings to the surrounding sidewalk and sheets.
stucco. A durable finish for exterior walls, usually
composed of cement, sand, and lime and applied
whilewet. A fine plaster for interiorwall ornamentation
(i.e., moldings).
surround(s). The molding that outlines an object or
opening.
chapter three
swale. A man -made feature typically consisting of
a vegetated, linear, gently sloping channel used to
convey water. Swales direct water to a stormdrain
or ditch to keep stormwater runoff from flowing onto
neighboring properties.
symmetry. Exact correspondence of form and
configuration on opposite sides of a dividing line or
plane or about a center or an axis; having balanced
proportions.
traffic. The passage of people, vehicles, or messages
along routes of transportation or communication.
Vehicles or pedestrians in transit.
traffic calming. Techniques that are used to reduce
the speed of vehicular traffic (e.g., lane narrowing,
sharp offsets, sidewalk bulge -outs, speed bumps,
road surface variations, etc.).
transit. Conveyance of people or goods from
one place to another, especially on a local public
transportation systems.
transition. A change from one place or state or
stage to another. In an urban planning context, a
"transition" could describe a step in scale of one
development to another.
transom. A small window just above a door.
trash receptacle. A fixture orcontainerfor the disposal
of garbage. Sometimes ornamental in nature.
trellls. A system of horizontal joists supported on posts,
often designed to support growing plants.
Mm. Visible woodwork or moulding that covers or
protect joints, edges, or ends of another material
(e.g., baseboards, cornices, door trim, window trim.
etc.).
turf Island. A landscaped area located at the base
of a building to buffer the hard edge of a building
from a paved surface.
turret. A small tower, often at the comer of a
building.
valley. A low region on a roof between gables.
veneer. A thin facing of finishing materials.
veneer wall. The covering of wall construction by a
second material to enhance wall beauty (e.g., brick
or stone over frame, brick or stone over concrete
block, etc.).
vertical mixed -use building. A multistory building
contained a vertical mix of two or more principal
uses.
windowsill. The flat piece of wood, stone, etc. at the
bottom of a window frame.
window types
awning. Top hinged.
bay. Extends beyond the exterior face of the
wall.
bow. Projected window with a curved surface
often in the glass itself.
casement. Side hinged.
combination. The integration of two or more
styles into one unit.
double hung. Two sashes, vertical sliding.
hopper. Bottom hinged.
horizontal siding. Two or more sashes designed
to slide over one another.
jalousie. Glass slats (Venetian blind principle)
with hand crank to open.
orlel. Windows that project from an upper story,
supported by a bracket.
picture window. Fixed sash.
yard. A private area that adjoins or surrounds a
building.
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ORDINANCE NO. 890
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF
CALIFORNIA, APPROVING MUNICIPAL CODE AMENDMENT
10 -03, ADDING THE C-4 REGIONAL COMMERCIAL ZONE AND
CHAPTER 17.46 TO THE CITY'S MUNICIPAL CODE TO
ESTABLISH DEVELOPMENT STANDARDS FOR THAT ZONE.
THE CITY COUNCIL OF THE CITY OF ROSEMEAD DOES
HEREBY ORDAIN AS FOLLOWS:
Section 1 . Findings. The following findings are adopted in support of the
addition of Chapter 17.46 "C-4 Regional Commercial" zone to the Rosemead
Municipal Code by the City of Rosemead to regulate land designated High
Intensity Commercial in the City's General Plan.
A. The City Council of the City of Rosemead recently adopted an
amendment to the Land Use Element of the General Plan, which
established a new High Intensity Commercial land use designation.
B. The High Intensity Commercial land use designation consists of
approximately 19.2 acres within two project areas in the City, and
its goals and policies envision redevelopment of these project areas
into cohesively planned sub - regional commercial centers that
provide goods and services in a larger retail form, with ancillary
smaller retail uses supporting the sub - regional commercial uses.
C. The current Zoning Code does not provide provisions for high
intensity commercial developments, and approval of such projects
could have substantial adverse health and safety impacts on the
community if they are not regulated with specific development
standards. Adoption of these development standards in conjunction
with creation of the C -4 Regional Commercial zone will bring the
zoning code into conformity with the General Plan.
D. The City wishes to adopt regional commercial development
standards to ensure careful regulation and well- designed projects
through effective land use planning.
E. The proposed amendment ensures and maintains internal
consistency with all of the objectives, policies, general land uses,
programs, and actions of all elements of the General Plan. The
amendment does not conflict with current General Plan policies,
objectives or programs.
Exhibit B
1
F. The proposed amendment would not be detrimental to the public
convenience, health, safety, or general welfare of the City.
G. The proposed amendment will not have significant adverse effects
on the environment.
Section 2 . The Rosemead City Council adopted a General Plan update
and certified an accompanying Program Environmental Impact Report (Program
EIR) on October 14, 2008. The certified Program EIR provided a program -level
assessment of the environmental impacts resulting from development pursuant
to land use policy and implementation of the goals and policies set forth in all
chapters of the updated General Plan, as well as long -term implementation of the
General Plan through a revised Zoning Code. On the City Council
adopted an addendum EIR, along with a new Statement of Overriding
Considerations, for the 2010 General Plan update. The Addendum EIR is based
on the 2008 Program EIR in accordance with CEQA Guidelines Section 15164.
Municipal Code Amendment 10 -03 is consistent with the Program EIR and
Addendum, and pursuant to Public Resources Code 21083.3 and CEQA
Guidelines sections 15162, 15168, and 15183 is exempt from the requirement
that additional environmental documentation be prepared.
The City Council, having final approval authority over this project, has
reviewed and considered all comments received during the public review period
prior to the approval of this project.
Section 3. The City Council HEREBY FINDS AND DETERMINES that
Municipal Code Amendment 10 -03 is in the best interest of the public necessity
and general welfare, and good city planning practice dictates and supports the
proposed municipal code amendment, in that the change to the Rosemead
Municipal Code will provide a superior level of planning and protection to the
quality and character of the City.
Section 4. The City Council FURTHER FINDS AND DETERMINES that
Municipal Code Amendment 10 -03 is consistent with the Rosemead General
Plan as follows:
A. Land Use: Municipal Code Amendment 10 -03 consists of requiring
approval of a Design Review (DR) entitlement application for any new
commercial project within the C -4 Regional Commercial zone. The code
amendment will provide provisions for a wide range of permitted uses, as well as
standards to regulate the public realm and streetscape, site design and
circulation, building form, land use, and architecture. The propose code
amendment will achieve the goal of providing an overall urban design framework
to ensure that the quality, appearance and effects of buildings, improvements
2
and uses are compatible with the City design criteria and goals. The provisions
have also been structured to attract tax generating uses which have the potential
to augment the City's economic base.
B. Circulation: Municipal Code Amendment 10 -03 proposes detailed
site access and circulation criteria, as well as parking requirements. Potential
impacts to traffic and transportation depend on the extent of a proposed project
and local conditions. Each new proposed residential /commercial mixed -use
project will be required to provide efficient vehicular access to the site.
Furthermore, new development will be required to satisfy the parking
requirements outlined in the municipal code.
C. Housing: The proposed municipal code amendment will not induce
substantial new population growth nor displace existing housing units or people.
The C -4 Regional Commercial zone will only allow commercial uses. The
municipal code amendment is not proposing a maximum Floor Area Ratio (FAR)
than what is already established in the City's General Plan.
D. Resource Management: Municipal Code Amendment 10 -03
encourages the use of green construction materials, and energy and water
efficient conservation features. Any proposed development resulting from this
municipal code amendment would be located in a developed urban area, and as
such, will not result in any impact upon natural resources.
E. Noise: The development standards will also require residential
units to be designed to limit the interior noise caused by the commercial and
parking elements of a mixed -use development, as well as regulate the placement
of mechanical equipment to prevent noise disturbance. Lastly, all new
developments will be required to comply with the City's Noise Ordinance.
F. Public Safety: Impacts to law or fire enforcement, parks, and public
facilities are area or community specific. The proposed municipal code
amendment would not impact police, fire, or school services, and there would be
no change in demand for or use of public parks. The entire City of Rosemead is
located in Flood Zone C (flood insurance is not mandatory) and is free from any
flood hazard designations.
Section 5. CODE AMENDMENT Section 17.08.010 is hereby amended to
include the following established zone: C -4 Regional Commercial.
Section 6. CODE AMENDMENT. Chapter 17.46 "C-4 Regional
Commercial" is hereby added to the Rosemead Municipal Code to read as
follows:
Chapter 17.46
C -4 REGIONAL COMMERCIAL ZONE
Sections:
17.46.010
Purpose and intent.
17.46.020
Applicability
17.46.030
Approval procedure.
17.46.040
Permitted uses and floor area requirements.
17.46.050
Development standards.
17.46.060
General requirements.
17.46.010 Purpose and intent.
A. Purpose. The purpose of the C -4 zone is to provide opportunities for well -
designed sub - regional commercial centers that provide goods and services in
a larger retail form with ancillary smaller retail uses supporting the sub -
regional commercial uses. The Regional Commercial areas will result in a
higher level of site design, including architectural character and urban design,
vehicular access, parking, landscaping, and pedestrian amenities.
B. Intent. The intent of this zone is to accomplish the following objectives:
1. Establish a well - balanced and carefully planned collection of signature
commercial retail anchors, general retail outlets, and casual to upscale
restaurants, which take advantage of the site's accessibility to major
roadway corridors;
2. Allow for the development of site in a manner which will provide a
productive use of commercial opportunities,
3. Expand commercial retail and restaurant options for local customers by
providing daytime and nighttime shopping and dining opportunities in a safe
and secure environment;
4. Augment the City's economic base by providing a variety of tax generating
uses;
9
5. Create employment generating opportunities for the residents of Rosemead
and surrounding communities,
6. Require consistent and rational development of the site(s) in accordance
with established and functional aesthetic standards, and
7. Minimize impacts on surrounding residential neighborhoods by providing
adequate mitigation measures that address project access, loading and
unloading activities, parking, development scale and massing, screening,
noise, lighting, and architectural design.
17.46.020 Applicability.
A. The following regulations shall apply to the C -4 Regional Commercial zone
unless otherwise provided in this title.
B. The C -4 Regional Commercial designation consists of two project areas as
outlined below:
1. Project Area 1. This area consists of 11 parcels of land totaling
approximately 15.8 acres, located on the north side of Garvey Avenue
between Del Mar Avenue and San Gabriel Avenue. This area is
bounded by Garvey Avenue to the south, Strathmore Avenue to the
west, single - family residential land uses to the north, and Paradise
Trailer Park and Apartments to the east.
2. Project Area 2. This area is located on the southeast corner of Valley
Boulevard and Walnut Grove Avenue, and includes three parcels totaling
approximately 3.4 acres. Rubio Wash is located just south of site and a
combination of commercial and single - family residential land uses are
located to the east.
17.46.030 Approval procedure.
A. General Requirements.
A precise plan of design for a commercial development shall be
submitted and approved in accordance with the requirements of Section
17.72.060, with the exception that the City Council shall approve or
disapprove such project upon receiving a recommendation from the
Planning Commission.
17.46.040 Permitted Uses and Floor Area Requirements
5
A. The C -4 Regional Commercial zone provides opportunities for commercial
retail and restaurant related uses. The zone designation permits the
following mix of land uses and building sizes as identified in Table 1 -1 and
Table 1 -2 below:
B. Table 1 -1: Land Use and Building Size Requirements for Project Area 1,
as identified in the General Plan
The primary use of the site shall have a major anchor tenant
75,000 - 140,000 square feet and/or a hotel use
Permitted Uses
Building Sizes
minimums and maximums
Large Retail Center with
Anchor Tenants: Consumer
electronics and appliances
75,000- 140,000
retail, department store,
square feet
discount and variety store,
home improvement, and
hardware store.
General Retail Outlets: Home
furnishing and housewares
retail, music, video, book and
entertainment retail; office
15,000- 35,000
products retail; sporting and
square feet
recreational equipment retail,
hobby and craft retail; and
otherspecialty retail
Restaurant - Related Uses:
Casual dining restaurants,
5,000- 10,000 square feet
specialty eateries, and upscale
dinin
Hotel, when approved with a
100 guest rooms
Conditional Use Permit
Ancillary Commercial Uses,
include the following as well as
uses of similar character as
approved by the Community
Development Director:
1,500 -3,000 square feet
Eating and Drinking
Establishments (restaurants,
fast food facilities, including
drive-through services, cand
11
and confectionaries shops,
delicatessens, donut shops,
and coffee sales), Financial
Institutions (banks, savings and
loans, and credit unions), Food
and Beverage Sales (markets,
catering services, and retail
bakeries), Personal Services
and Sales (beauty and
barbershops, including beauty
supply, florist shops,
photography studios, private
postal service, travel agencies,
tailors, shoe repairs, video
sales and /or rental),
Specialized Retail (consumer
electronics, fabric store,
hobbies and crafts, apparel and
accessories, books and
magazines, jewelry, sporting
good (sales and rental),
photography, and stationery
sales)
C. Table 1 -2: Land Use and Building Size Requirements for Project Area 2, as
identified in the General Plan
The primary use of the site shall have a minimum of one general
retail outlet and/or a hotel use
Permitted Uses
Building Sizes
minimums and maximums
General Retail Outlets: Home
furnishing and housewares retail;
music, video, book and
15,000- 35,000
entertainment retail; office products
square feet
retail; sporting and recreational
equipment retail; hobby and craft
retail; and otherspecialty retail
Restaurant - Related Uses: Casual
dining restaurants, specialty
5,000- 10,000 square feet
eateries, and upscale dinin
Hotel, when approved with a
Conditional Use Permit
100 guest rooms
Ancillary Commercial Uses,
include the following as well as
uses of similar character as
approved by the Community
Development Director:
Eating and Drinking Establishments
(restaurants fast food facilities,
including drive - through services,
candy and confectionaries shops,
delicatessens, donut shops, and
coffee sales), Financial Institutions
(banks, savings and loans, and
credit unions), Food and Beverage
Sales (markets, catering services,
1,500 -3,000 square feet
and retail bakeries), Personal
Services and Sales (beauty and
barbershops, including beauty
supply, florist shops, photography
studios, private postal service,
travel agencies, tailors, shoe
repairs, video sales and /or rental),
Specialized Retail (consumer
electronics, fabric store, hobbies
and crafts, apparel and
accessories, books and magazines,
jewelry, sporting good (sales and
rental), photography, and stationery
sales
D. Notwithstanding the provisions of Section 17.112.020, the following uses
shall be the only uses for which a Conditional Uses Permit may be applied
for and granted in the C -4 Regional Commercial zone
Any establishment having an off -sale license for alcoholic beverages,
Any establishment having an on -sale license for alcoholic beverages; and
Any hotel establishment, in accordance with Section 17.112.020 and
Section 17.46.060(D).
E. Except as provided in sections 17.46.040(B), 17.46.040(C), and
17.46.040(D), all commercial uses and nonresidential uses are strictly
prohibited in the C -4 Regional Commercial zone.
0
17.46.050 Development standards.
A. Public Realm and Streetscape
1. Public Sidewalks
a. The following shall apply to public sidewalks:
(1) The minimum building setback shall be twelve (12) feet as
measured from the curb face, and shall be in the form of both
existing right -of -way and a recorded pedestrian access and utility
easement;
(2) The minimum building setback area shall include a minimum
seven (7) -foot wide detached sidewalk (clear zone) and a minimum
five (5) -foot wide parkway (amenity zone) adjacent to all streets.
The amenity zone shall be located between the curb face and the
clear zone. The clear zone shall be located between the building
and the amenity zone;
(3) The sidewalk in the clear zone shall be constructed of concrete,
comply with ADA accessibility standards and be subject to the
review of the City Engineer,
(4) The clear zone shall be unobstructed by any permanent or
nonpermanent element for a minimum width of seven (7) feet and a
minimum height of eight (8) feet, and
(5) The amenity zone shall include street trees, landscaping, public
signs, public art, street lighting, street furniture, and other
pedestrian- oriented amenities, as appropriate.
2. Street Trees
a. All species of mature oak trees shall be preserved or otherwise
dealt with in accordance with RMC Section 17.100.120.
b. The removal of other mature trees shall be subject to the review
and approval of the Urban Forester.
c. Mature street trees that are approved for removal by the Urban
Forester shall be replaced with a minimum of three (3) new mature
box trees that have at least a twenty -four (24) inch box and are the
same species of the replaced mature street trees or a species
approved by the Urban Forester. The City reserves the right to
increase the number of trees if it deems necessary in order to
compensate for mature tree loss.
d. The amenity zone shall be planted with street trees at an average
spacing not greater than thirty (30) feet on center.
3. Transit Stops
a. Transit stops shall be designed as integral elements of a
commercial development by collocating them with pedestrian
oriented amenities, such as pocket parks, courtyards, plazas, etc.
whenever possible.
b. When an existing transit stop is located on a sidewalk adjacent to
the location of a development, a shelter for transit patrons shall be
constructed that:
(1) Incorporates architectural features of the development and is
compatible with the development; and
(2) Includes a shelter, bench and lighting.
4. Corner Lot
a. On intersection corners, where both streets have four (4) lanes:
(1) Building architecture on intersection corners, where both streets
have four (4) lanes or more, shall receive special treatment to
enhance the pedestrian experience, and create visual interest and
focal points at the entryways, such as but not limited to, building
cut -offs and corner entrances with additional architectural detail,
decorative landscaping, hardscape, planters, canopy, overhang or
other architectural covering over the building entry, and
b. On intersection corners, regardless of the number of lanes on each
street:
(1) Retail, restaurant, or overnight accommodation uses within
buildings facing two (2) or more streets shall have at least one (1)
customer entrance facing the primary street and one (1) customer
entrance facing the second street or instead of two (2) entrances, a
corner entrance; and
(2) Buildings on corner lots shall address both streets with an equal
level of architectural detail.
10
5. Outdoor Seating
a. No permanent seats or structures shall be placed in the public right -
of -way without the review and approval of the City Engineer.
b. Outdoor seating furniture shall not be located within the clear zone
without prior review and approval of the City Engineer.
c. Outdoor seating furniture shall be a minimum of ten (10) feet from
the nearest transit stop.
d. Any outdoor dining area may be separated from the sidewalk only
with planters, shrubs, or fencing with a maximum height of forty -two
(42) inches.
e. When alcoholic beverages are permitted in outdoor seating areas
that are immediately adjacent to a public pedestrian way, the
landscape separation physical design and plant material should
compliment the design of the building and prevent passing or
carrying alcoholic beverages outside the restaurant seating area
and a sign shall be posted.
6. Undergrounding of Utilities
a. Utility lines to a development from the building to the property line,
including but not limited to electric, communications, street lighting
and cable television shall be placed underground.
b. Utility lines within the right -of way shall be placed underground to
the maximum extent practicable. The requirements of this section
may be waived by the City Council upon recommendation from the
City Engineer if it is determined that topographical, soil or any other
conditions make such underground installations unreasonable or
impractical.
B. Site Design and Circulation
1. Minimum Development Area
a. The minimum development area for a commercial project within
Project Area 1 shall be fifteen (15) acres.
b. The minimum development area for a commercial project within
Project Area 2 shall be three (3) acres.
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c. Lots may be subdivided within each development site area for the
purpose of creating a commercial condominium or separate
commercial pads in accordance with RMC Chapter 17.88, RMC
Title 16, and the Subdivision Map Act.
2. On -site Tree Preservation
a. All species of mature oak trees shall be preserved or otherwise
dealt with in accordance with RMC Section 17.100.120.
a. The removal of other mature trees shall be subject to the review
and approval of the City Council.
b. Mature trees that are approved for removal by the City Council shall
be replaced with new mature trees that have at least a twenty -four
(24) inch box and are the same species of the replaced mature
trees.
3. Bicycle Parking
a. Bicycle parking spaces shall be equal to three (3) percent of
required off - street parking.
b. Bicycle parking facilities shall be:
(1) Securely anchored to the lot surface so they cannot be easily
removed and shall be of sufficient strength to resist theft;
(2) Separated by a physical barrier to protect the bicycle from
damage by motor vehicles if located within a vehicle parking area;
and
(3) Motor vehicle entrances shall display adequate signs to indicate
the availability and location of the bicycle parking facilities.
4. Access and Location of Off - Street Parking
a. At -grade parking shall not be located between any building and the
street frontage.
b. Vehicular access to corner lot developments shall be from an alley
or from a side street.
c. Access to parking on interior lots shall have only one (1) vehicular
access, which shall not be from the street if the lot abuts an alley.
A second vehicular access may be allowed for lots that have a
12
street frontage of three - hundred fifty (350) feet or more and do not
abut an alley. Developments on those lots may have additional
driveways that are not closer than three - hundred (300) feet apart.
5. Parking Requirements
a. The parking requirements shall be provided in accordance with
RMC Section 17.84.
6. Trash and Loading Areas
a. Trash and refuse collection, and recycling areas shall be provided
in accordance with RMC Section 17.12.240.
b. All trash enclosures shall be fully enclosed with self - closing and
self - latching doors, and each enclosure shall accommodate both
trash and recyclable bins.
c. Trash enclosures shall be an integral part of the building design
whenever possible.
d. Trash enclosures shall be of the same architectural style as the
development.
e. Loading areas shall be clearly designated
f. Loading areas shall be screened from public view to avoid negative
noise, visual, and illumination impacts on neighboring residential
development and may be accomplished by the construction of six
(6) foot high perimeter walls that are architecturally compatible with
the primary structures and on -site landscaping.
g. All screening walls shall be landscaped using vines, hedges, or
other plant material necessary to provide a minimum fifty percent
(50 %) coverage.
h. Trash pick -up and loading activities are permitted only during the
hours of 7a.m. to 7p.m.
7. Landscaping
a. A landscape and irrigation plan shall be prepared by a professional
landscape architect and shall be submitted and approved by the
Planning Division along with the application for a precise plan of
design. Said landscaping shall be developed in accordance with the
submitted and approved landscaping plan and shall include a plan
13
for continued maintenance. The landscape plan shall satisfy the
following requirements:
(1) The landscaping plan shall consist of a combination of trees,
shrubs and groundcovers with careful consideration given to size at
maturity. The minimum planting material size standards for
identified landscaped or open areas are:
(a) Not less than 5 percent of the gross area of the site
devoted to at grade parking shall be developed with interior
landscaping.
(b) Specimen size tree materials (thirty (30) inch box) shall
be provided for the ultimate coverage of no less than ten
percent of the area to be devoted to landscaping, or ten
trees, whichever is greater.
(c) Tree material (fifteen (15) gallon) shall be provided for
the ultimate coverage of fifteen percent (15 %) of the area
devoted to landscaping or twenty (20) trees, whichever is
greater.
(d) All shrubs shall be a minimum of five (5) gallons in size
and shall be used to enhance all entrances, walkways,
building walls, and separation walls in a manner which
compliments the entire project.
(2) The landscape and irrigation plan shall make use of moisture
sensors and controlled timing devices in regard to landscape
irrigation concept for one hundred (100) percent watering to all
planted areas.
(a) Landscape design must incorporate energy and water
conservation measures, and comply with RMC Chapter
13.08 Water Efficient Landscaping where applicable.
(b) Non - deciduous trees shall be planted in un- covered
surface parking lots at a minimum of one (1) tree per ten (10)
spaces or to provide a fifty (50) percent shade canopy
coverage within a minimum of ten (10) years after planting.
All trees within the parking area shall be a minimum of
twenty -four inch (24 ") box size at planting. However, larger
trees (e.g. 36 -inch box, and 48 -inch box) may be required by
the City Council. Each tree shall have a deep root watering
system and a root barrier.
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(c) The developer and subsequent owners shall be
responsible for maintaining the landscaping as shown on the
approved plan. Maintenance shall include regular irrigation,
weeding, fertilizing, and pruning and replacement of dead
materials.
8. Lighting
a. A photometric survey (lighting plan) shall be approved by the
Planning Commission for each commercial development.
b. All commercial developments shall have exterior lighting that
provides adequate visibility at entrances, public sidewalks, open
areas, and parking lots with a safe level of illumination at night.
c. Exterior lighting shall be of low intensity and shielded so that light
will not spill out onto surrounding properties or project above the
horizontal plane.
d. Lighting shall not blink, flash, oscillate or be of unusually high
intensity of brightness. Exposed neon or unshielded or uncovered
lighting shall be prohibited.
e. All lighting shall be integrated with landscaping wherever possible.
9. Walls and Fences
a. A six -foot high masonry wall shall be constructed along the property
line of any lot where construction of any development is adjacent to
property zoned and or used for residential purposes. Said wall
shall be limited in height to forty -two (42) inches where it abuts the
required front yard setback on the adjacent property zoned or used
for residential purposes.
b. Walls shall have a decorative texture that matches the walls of the
development. Vines shall be planted six (6) feet apart along all
masonry walls to soften a wall's appearance.
c. Chain -link, wood fences, barbed wire, razor -wire, and spikes shall
be prohibited.
C. Building Form
1. Setbacks
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a. Interior Lot Lines. The minimum setback area from an interior side
lot line may be zero (0) but shall be a minimum of ten (10) feet if
more than zero (0).
b. Side Street. No minimum setback is required except where rear of
lot abuts side of residential uses, school or park, in which case a
setback of twenty (20) feet shall be maintained within twenty -five
(25) feet of the established common property line. This required
setback area may be used to meet the landscaping requirements,
so long as all other provisions in this code are satisfied.
c. Rear
(1) If the site abuts residential uses, school, or park a minimum ten
(10) feet set back is required.
(2) If the site abuts non - residential uses, the minimum setback from
the rear lot line may be zero (0) but shall be a minimum of ten (10)
feet if more than zero (0).
(3) If the site abuts an alley, minimum setback from the property
line shall be five (5) feet, provided the setback does not contain
an egress or ingress access way to or from a covered parking
structure. If an egress or ingress access way is provided to or
from a covered parking structure, the minimum setback from the
property line shall be twenty (20) feet within the access way
area.
d. Front. The front setback shall be a minimum of 20 feet. In any case
where the public sidewalk setback results in a greater setback, the
sidewalk setback shall prevail.
e. Any area of a surface parking lot that abuts a public street shall be
set back from the sidewalk a minimum of ten (10) feet and
screened by landscaping and a decorative three (3) foot high
masonry wall. Landscaping shall include trees planted a maximum
of twenty -five (25) feet on center and other plantings to achieve
sixty (60) percent ground coverage within two (2) years of planting.
f. Variable setback. All developments shall have a variable height
limitation when abutting R -1 and R -2 zones.
(1) The second floor and above shall be stepped back from
the rear property line as follows: establishing a height at six
(6) feet above finished grade of the adjacent residential
property line, a twenty (20) degree incline plane is
It
projected that establishes the height limitation of the
commercial development.
(2) The second floor and above shall be stepped back from
the side property line as follows: buildings shall be a
maximum height of fifteen (15) feet, twenty (20) feet from
the side property line, with a forty (40) degree inclined
plane projected six feet high from property line to establish
the height limitation of the commercial development.
g. Encroachments
(1) No part of the structure, permanent attachment or other similar
architectural feature may extend into:
(a) Any required front, side or rear yard or minimum distance
between buildings for more than two (2) feet.
(b) The public right -of -way without approval of an encroachment
permit.
(2) Hedges or any other shrubs or landscaping shall not encroach
onto a curb or sidewalk or over a lot line.
2. Building Mass
a. The maximum floor area ratio (FAR) shall be as established by the
General Plan.
3. Height
a. The maximum height shall be 75 feet.
4. Screening
a. Rooftops should be designed in a way that acknowledges their
visibility from other buildings and the street. Equipment shall be
screened on all four (4) sides from both the street and neighboring
buildings using parapets or similar architectural features and from
the top where visible from an adjacent building of greater height.
b. Service and loading zones where visibility from public streets and
views from neighboring buildings and properties shall be screened
by the use of decorative walls and /or dense landscaping that will
serve as both a visual and a noise barrier.
17
D. Architecture
1. Ground Floor Fagade
a. There shall be articulated fagades at the ground floor street
frontage, which may include such measures as indentation in
plane, change of materials in a complimentary manner, and
sensitive composition and juxtaposition of openings.
2. Design Differentiation between Floors
a. The area where the first floor meets the second floor shall clearly
define a change in materials, colors, and style between the first and
second floors.
3. Signs
a. A uniform sign program shall be approved by the Planning Division
for each commercial development.
b. Permitted sign types shall be limited to wall, window, awning and
monument signs.
c. Building mounted signs, including wall, window and awning, shall
not exceed a cumulative total of one (1) square foot of sign area
per one (1) lineal foot of building frontage of each business.
d. Pole signs shall be prohibited.
e. A monument sign shall be used only to identify multiple businesses
based on the following criteria:
(1) One -third (1/3) square foot of monument sign area per one
lineal foot of lot frontage with a maximum of fifty (50) square
feet.
(2) The entire sign structure shall be considered as sign area.
(3) The sign copy area shall not exceed sixty percent (60 %) of the
background wall area.
(4) All monument signs shall contain only the name of the
development and /or the names of the businesses.
li
(5) Monument signs shall not encroach into any required
landscaped setback area when abutting open areas or encroach
more than one -half the required landscaped setback area when
located in front of a building.
(6) Sign copy shall be back - lighted or indirectly lighted
(7) The background wall of the monument sign shall not exceed six
feet in height.
(8) A maximum of two (2) monument signs per development; and
(9) The monument sign shall be setback a minimum of three (3)
feet from the property line at a location where the building is
setback a minimum of ten (10) feet.
on; M00 iffmVVEFIrew
a. Flat roofs are preferred and shall be screened with parapets on all
sides of the building. If no roof top equipment exists or is proposed
the parapet shall be a minimum of three (3) feet in height.
b. Where architecturally appropriate, sloped roofs shall provide
articulation and variations to divide the massiveness of the roof.
Sloped roofs shall include eaves, which are a minimum of eighteen
(18) inches in width. Sloped roofs shall screen mechanical
equipment by providing a "roof- well ", or by placing the equipment
within the roof structure.
5. Awnings
a. Awnings may encroach into the public right -of -way by extending
over the sidewalk or parkway with review and approval from the
City Engineer and Building Official.
b. Awnings, Arcades, and Galleries may encroach into the sidewalk
within two (2) feet of the curb but must clear the sidewalk vertically
by at least eight (8) feet.
c. Projections beyond the front or exterior side lot line of a corner lot
shall require the review and approval of the City Engineer and the
Building Official.
6. Mechanical Equipment
iN
a. Wall mounted equipment shall be flush with the exterior building
walls and painted to match the color of the exterior of the building
and screened from the view of any public right -of -way. Window
mounted air conditioners or exterior mounted fans shall be
prohibited.
b. Ground and pad mounted mechanical or utility equipment and other
such similar equipment shall be screened from view from all public
rights -of -way and adjacent properties by architectural building
features, fencing or landscaping.
17.46.060 General requirements.
A. Public Art Requirement
1. A freely accessible on -site public art work shall be integrated into each
project.
2. The following words or phrases shall have the following meanings when
used in this section:
a. Art or Art Work. Art, including but not limited to, sculpture, painting,
graphic arts, mosaics, photography, crafts, and environmental
works. Art or art work as defined herein may be permanent, fixed,
may be an integral part of a building, facility, or structure, and may
be integrated with the work of other design professionals.
b. Artist. An individual generally recognized by critics and peers as a
professional practitioner of the visual, performing, or literary arts, as
judged by the quality of that professional practitioner's body of
work, educational background, experience, public performances,
past public commissions, sale of works, exhibition record,
publications, and production of art work. The members of the
architectural, engineering, design, or landscaping firms retained for
the design and construction of a development project covered by
this section shall not be considered artists for the purposes of this
section. This definition applies only to the requirements of the
section.
c. Freely Accessible. The art work is accessible to and available for
use by the general public during normal hours of business
operation consistent with the operation and use of the premises.
d. Public Art or Art Work. On -site art work produced by an artist, as
defined herein, or team of artists, that is freely accessible on private
property.
3. The following are not considered public art for the purposes of this section:
a. Directional elements such as supergraphics, signage, or color
coding except where these elements are integral parts of the
original work of art or executed by artists in unique or limited
editions;
b. Objects which are massed produced of standard design such as
banners, signs, playground equipment, benches, statuary, street
barriers, sidewalk barriers, or fountains;
c. Reproduction, by mechanical or other means, of original works of
art;
d. Decorative, architectural, or functional elements which are
designed by the building architect or landscape architect as
opposed to an artist commissioned for this purpose;
e. Landscape architecture, gardening, or materials, except where
these elements are designed by the artist and are an integral part
of the work of art by the artist; or
f. Landscaping required by the Rosemead Municipal Code as part of
the development entitlements.
4. Art plan documentation shall be submitted for approval by the Planning
Commission for each development.
a. The Planning Commission shall review the submitted
documentation, together with the recommendation of the
Community Development Director, and approve, approve with
conditions, or deny the proposed art work, and its proposed
location, considering the qualifications of the artist, the aesthetic
quality and harmony of the art work with the proposed development
project, and the proposed location of and public accessibility to the
art work.
5. Additional requirements for public art for on -site installation.
a. Plaque. The public art shall be identified by a plaque that meets the
standards in use by the City at the time of installation of the public
art. The requirement of this paragraph may be waived if determined
21
in a particular circumstance to be inconsistent with the intent of this
section.
b. Ownership and Maintenance of Art Work. All on -site public art work
shall remain the property of the property owner and his /her
successor(s) in the interest. The obligation to provide all
maintenance necessary to preserve the art work in good condition
shall remain with the property owner of the site. The developer and
subsequently, the property owner, shall maintain, or cause to be
maintained, in good condition the public art continuously after its
installation and shall perform necessary repairs and maintenance to
the satisfaction of the City. The maintenance obligations of the
property owner shall be contained in a covenant and recorded
against the property and shall run with the property.
Failure to maintain the art work, as provided herein, is hereby
declared to be a public nuisance. The City also may pursue
additional remedies to obtain compliance with the provisions of this
requirement, as appropriate.
In addition to all other remedies provided by law, in the event the
owner fails to maintain the art work, upon reasonable notice, the
City may perform all necessary repairs, maintenance or secure
insurance, and the costs, thereof shall become a lien against the
real property.
c. Location and Relocation of On -site Public Art. When and if the
development project is sold at any time in the future, the public art
must remain at the development at which it was created and may
not be claimed as the property of the seller or removed from the
development or its location approved by the Planning Commission.
In the event that a property is to be demolished, the owner must
relocate the public art to another publicly accessible, permanent
location that is approved in advance by the Planning Commission.
A property owner may, for good cause, petition the Planning
Commission to replace or re- locate the public art to another publicly
accessible location on the development project site. Any removal,
relocation, or replacement of the public art must be consistent with
the California Preservation of Works of Art Act and the Federal
Visual Artists' Rights Act and any other applicable law.
If any approved art work placed on private property pursuant to this
section is removed without City approval, the certificate of
occupancy may be revoked.
NPA
6. Declaration of covenants, conditions and restrictions.
a. The project shall have recorded against it a declaration of
covenants, conditions, and restrictions in favor of the City and in a
form approved by the City Attorney which shall include the following
provisions as appropriate:
(1) The developer shall provide all necessary maintenance of the
art work, including preservation of the art work in good condition to
the reasonable satisfaction of the City and protection of the art work
against destruction, distortion, mutilation, or other modification.
(2) Any other reasonable terms necessary to implement the
provisions of this section.
B. Use of Green Construction Materials and Energy and Water Conservation
Features
1. The following types of green building practices are encouraged:
a. Developments that use materials composed of renewable, rather
than nonrenewable resources (green construction materials).
b. Developments that construct buildings that exceed minimum
statewide energy construction requirements beyond Title 24 energy
requirements.
c. Development that employ passive heating and cooling design
strategies to the maximum extent feasible. Strategies to be
considered include orientation; natural ventilation, high insulation
values, energy efficient windows including: high performance glass,
light- colored or high - albedo (reflective) roofing and exterior walls,
window shading, and landscaping that provides shading during
appropriate seasons.
C. Automated Teller Machines (ATM's) and Walk -Up Bank Services.
1. The ATM shall be set back three feet into an alcove adjacent to the public
sidewalk to provide a privacy area.
2. Adequate lighting for the ATM shall be provided.
3. The ATM shall provide rear -view mirrors and cameras that can record activity
and have quality color video capabilities for surveillance purposes.
4. The ATM shall comply with ADA accessibility standards.
23
5. A trash receptacle shall be immediately accessible to the ATM.
6. ATM's and walk -up bank services are subject to the approval of the Planning
Division.
7. When the ATM is removed, the structure's facade shall have a finished
appearance consistent with the existing structure, and be subject to the
approval of the Planning Division.
D. Hotels
1. Hotel development shall be permitted with a conditional use permit.
a. Hotels may be developed up to maximum permitted FAR of 1.0:1
if the projects include higher design standards and amenities
identified in Table 1 -3. If a hotel project does not provide the
amenities described in Table 1 -3, a maximum FAR of 0.35:1 shall
be allowed.
b. To obtain higher FAR standard (maximum permitted 1.0:1 FAR),
projects must provide all of the amenities listed under the
Required Hotel Amenities column and a minimum of two
amenities listed under the Additional Hotel Amenities column.
Table 1 -3
Hotel Amenities Related to FAR
Required Hotel
Additional Hotel
Amenities
Amenities
Ball room
Concierge
Business
desk
center
Convenience
services
store/ snack
• Meeting
shop
rooms
Daycare
Restaurant,
services
bar, and
Day spa
lounge
Fitness
center
• Florist and
gift shop
Laund
24
service
• Pavilion
lounge
• Pool or
spa /jacuzzi
• Valet parking
E. Special Activities
1. The sale of any goods on a sidewalk or alley adjacent to a commercial
development shall be prohibited.
2. Temporary Banners
a. A banner permit is required for the use of temporary banners.
b. The use of temporary banners shall be limited to two (2) events per
year. The use of a temporary banner at each event shall be for a
maximum of thirty (30) days. If a temporary banner is used for
more than thirty (30) days, the prohibited days will be accounted to
the next event.
c. There shall be a maximum of two (2) temporary banners per event.
d. The maximum size of a temporary banner shall be three (3) feet by
ten (10) feet.
3. Traditional non - commercial holiday decorations that do not contain
advertising shall be permitted.
4. The display of no more than three of any of the following flags shall be
permitted at the same time at any single location on a commercial
development:
a. The flag of the United States,
b. The flag of the State of California or its political subdivisions.
5. Prohibited Advertising and Display
a. The following advertising and displays shall be prohibited:
(1) Outdoor advertising, displays and /or sales of merchandise or
promotional materials in a location outside of a building;
(2) Inflatable advertising displays;
(3) Roof - mounted displays of flags, pennants or pennant -type
25
banners balloons, inflatable devices, or similar displays; and
(4) Flags, banners or balloons displayed in a landscape area or on
a fence.
F. Used Goods
1. Used goods, furniture, appliances, equipment and machinery may not be
displayed or sold unless such goods have been taken in trade on new sales
made at the same location.
2. All sales of used goods, furniture, appliances, equipment and machinery
shall be incidental to the permitted uses of the overlay zone and shall be a
minor part of the business conducted on the premises.
G. Outside Display and Storage
1. All display of merchandise for sale on the premises shall be wholly within an
enclosed building except for the following:
a. Christmas trees and wreaths;
2. Outside storage (not for display purposes) is permitted on the rear area of a
lot or parcel of land. On corner lots or where site coverage or topography
make rear yard storage impossible or impose a severe hardship upon the
owner or occupant of the parcel, storage may be permitted, subject to the
approval of the Community Development Director, in a side yard or open
yard adjacent to a corner.
Any outdoor area used for storage shall be completely enclosed by a solid
masonry wall and solid gate not less than six feet in height. The Community
Development Director may approve the substitution of a fence or decorative
wall where such fence or wall provides adequate visual clearance, is
structurally adequate, and equivalent in decorative appearance. In no event
shall the height of such storage exceed the height of the wall or fence
enclosing the storage area.
H. Visible Street Address
1. The street address of a development shall be clearly visible from the street
to which the building is addressed.
Section 7. If any section, subsection, sentence, clause or word of this
ordinance is for any reason held to be invalid by a court of competent jurisdiction,
such decision shall not affect the validity of the remaining portions of this
Ordinance. The City Council of the City of Rosemead HEREBY DECLARES that
it would have passed and adopted Ordinance No. 890 and each and all
provisions thereof, irrespective of the fact that any one or more of said provisions
i0
may be declared to be invalid.
Section 8. EFFECTIVE DATE. This ordinance shall take effect thirty (30)
days after its adoption.
Section 9. ADOPTION. The City Clerk shall certify to the adoption of
this ordinance and shall publish a summary of this ordinance and post a certified
copy of the full ordinance in the office of the City Clerk at least five days prior to
the adoption and within 15 days after adoption of the ordinance, the City Clerk
shall publish a summary of the ordinance with the names of the council members
voting for and against the ordinance. This ordinance shall take effect thirty days
after the date of its adoption.
Section 10 . The City Clerk shall certify to the adoption of this Ordinance.
PASSED AND APPROVED, this day of 2010.
GARY TAYLOR, Mayor
ATTEST:
GLORIA MOLLEDA, City Clerk
Joseph M. Montes, City Attorney
27
ORDINANCE NO. 891
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF
CALIFORNIA APPROVING ZONE CHANGE 10 -02, AMENDING A
PORTION OF THE CITY OF ROSEMEAD ZONING MAP TO
ACHIEVE CONSISTENCY WITH THE CITY GENERAL PLAN
THE CITY COUNCIL OF THE CITY OF ROSEMEAD DOES
HEREBY ORDAIN AS FOLLOWS:
Section 1 . Findings. The following findings are adopted in support of
Zone Change 10 -02 to bring all zoning designations on the City of Rosemead
Zoning Map into consistency with the land use designations outlined in the
General Plan.
A. The City Council of the City of Rosemead recently adopted an
amendment to the Land Use Element of the General Plan, which
reallocated the amount of land designated for mixed -use
development in the City and established three new land use
designations (High Intensity Commercial, Mixed -Use
Residential /Commercial, and Mixed -Use High Density
Residential /Commercial).
B. The majority of all existing portions of the City that were designated
for mixed -use development in the 2008 General Plan changed to
their prior General Plan designation as stated in the 1987 General
Plan.
C. The current Zoning Map is now inconsistent with the General Plan
Land Use Map, and does contain zoning land use designations to
implement the new High Intensity Commercial, Mixed -Use
Residential, and Mixed -Use High Density land use designations.
D. Section 65860 et seq of the California Government Code states
that a zoning ordinance shall be consistent with the city general
plan if the city has officially adopted such plan and the various land
uses authorized by the ordinance are compatible with the
objectives, policies, general land uses, and programs specified in
the plan.
E. The City wishes to adopt a comprehensive zoning map update to
bring the Zoning Map into consistency with the City's General Plan
to ensure careful regulation and well- designed projects through
effective land use planning. This zone change will establish two
new zoning designations, "Regional Commercial C -4 zone" and
Exhibit C
"Residential /Commercial Mixed -Use Development Overlay zone ",
to implement the new land use designations in the General Plan.
F. The proposed zone change ensures and maintains internal
consistency with all of the objectives, policies, general land uses,
programs, and actions of all elements of the General Plan. The
update does not conflict with current General Plan policies,
objectives or programs.
G. The proposed zone change would not be detrimental to the public
convenience, health, safety, or general welfare of the City.
H. The proposed zone change will not have significant adverse effects
on the environment.
Section 2 . The Rosemead City Council adopted a General Plan update
and certified an accompanying Program Environmental Impact Report (Program
EIR) on October 14, 2008. The certified Program EIR provided a program -level
assessment of the environmental impacts resulting from development pursuant
to land use policy and implementation of the goals and policies set forth in all
chapters of the updated General Plan, as well as long -term implementation of the
General Plan through a revised Zoning Code. On the City Council
adopted an addendum EIR, along with a new Statement of Overriding
Considerations, for the 2010 General Plan update. The Addendum EIR is based
on the 2008 Program EIR in accordance with CEQA Guidelines Section 15164.
Zone Change 10 -02 is consistent with the Program EIR and Addendum, and
pursuant to Public Resources Code 21083.3 and CEQA Guidelines sections
15162, 15168, and 15183 is exempt from the requirement that additional
environmental documentation be prepared.
The City Council, having final approval authority over this project, has
reviewed and considered all comments received during the public review period
prior to the approval of this project.
Section 3. The City Council HEREBY FINDS AND DETERMINES that
Zone Change 10 -02 is in the best interest of the public necessity and general
welfare, and good city planning practice dictates and supports the proposed zone
change, in that the change to the Rosemead Municipal Code will provide a
superior level of planning and protection to the quality and character of the City.
Section 4. The City Council FURTHER FINDS AND DETERMINES that
Zone Change 10 -02 is consistent with the Rosemead General Plan as follows:
A. Land Use: California State law requires zoning to be compliant with
the goals, objectives and policies of the General Plan, Zone Change 10 -02 will
`a
satisfy this requirement. The zoning map revision will specifically bring all zoning
designations into compliance with the goals and policies of the 2010 General
Plan land use designations.
B. Circulation: The zoning map update will bring City zoning
designations into compliance with the goals, objectives, and policies of the
General Plan. Potential impacts to traffic and transportation depend on the
extent of a proposed project and local conditions. Each new proposed project
will be required to provide efficient vehicular access to the site. Furthermore, all
developments will be required to satisfy the parking requirements outlined in the
municipal code.
C. Housing: The proposed zone change will not induce substantial
new population growth nor displace existing housing units or people. The zoning
map update will bring City zoning designations into compliance with the goals,
objectives, and policies of the General Plan. The new Regional Commercial C -4
and Residential /Commercial Mixed -Use Development Overlay zones are
proposing maximum Floor Area Ratios (FAR) and densities consistent with what
is already established in the City's General Plan.
D. Resource Management: The zoning map update will bring City
zoning designations into compliance with the goals, objectives, and policies of
the General Plan. No land is being re- designated to allow development which
was formally targeted for some conservation or resource management or
extraction purpose.
E. Noise: Zone Change 10 -02 would implement the goals and policies
established in the 2010 General Plan Update. The associated development
standards to the zones identified and established in this update will require new
developments to developments to comply with the City's Noise Ordinance.
Noise impacts would be similar to and possibly less than, the level of impacts
identified in the 2008 General Plan EIR.
F. Public Safety: Impacts to law or fire enforcement, parks, and public
facilities are area or community specific. The proposed zone change would not
impact police, fire, or school services, and there would be no change in demand
for or use of public parks. The entire City of Rosemead is located in Flood Zone
C (flood insurance is not mandatory) and is free from any flood hazard
designations
Section 5. The City Council hereby adopts the Zone Change 10-
02, amending the City of Rosemead Zoning Map to bring all zoning designations
into consistency with the land use designations outlined in the 2010 General
Plan. The zoning map has been attached hereto as Exhibit "A ".
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Section 6. If any section, subsection, sentence, clause or word of this
ordinance is for any reason held to be invalid by a court of competent jurisdiction,
such decision shall not affect the validity of the remaining portions of this
Ordinance. The City Council of the City of Rosemead HEREBY DECLARES that
it would have passed and adopted Ordinance No. 890 and each and all
provisions thereof, irrespective of the fact that any one or more of said provisions
may be declared to be invalid.
Section 7. EFFECTIVE DATE. This ordinance shall take effect thirty (30)
days after its adoption.
Section 8. ADOPTION. The City Clerk shall certify to the adoption of
this ordinance and shall publish a summary of this ordinance and post a certified
copy of the full ordinance in the office of the City Clerk at least five days prior to
the adoption and within 15 days after adoption of the ordinance, the City Clerk
shall publish a summary of the ordinance with the names of the council members
voting for and against the ordinance. This ordinance shall take effect thirty days
after the date of its adoption.
Section 9 . The City Clerk shall certify to the adoption of this Ordinance.
PASSED AND APPROVED, this day of 2010.
GARY TAYLOR, Mayor
ATTEST:
GLORIA MOLLEDA, City Clerk
Joseph M. Montes, City Attorney
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PC RESOLUTION 10 -10
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
RECOMMENDING THAT THE CITY COUNCIL APPROVE MUNICIPAL
CODE AMENDMENT 10 -02, ADDING THE RCMUDO
"RESIDENTIAL /COMMERCIAL MIXED -USE DEVELOPMENT
OVERLAY" ZONE AND CHAPTER 17.74 TO THE CITY'S MUNICIPAL
CODE TO ESTABLISH STANDARDS FOR THAT ZONE.
WHEREAS, Section 17.116.010 of the Rosemead Municipal Code sets forth
procedures and requirements for municipal code amendments, and
WHEREAS, the City of Rosemead has adopted the General Plan and Zoning
Ordinance, including specific development standards, to control development; and
WHEREAS, Section 17.116 of the Rosemead Municipal Code authorize the
Planning Commission to consider and recommend proposed municipal code
amendments to the City Council; and
WHEREAS, pursuant to California Government Code Section 65091, this public
hearing notice has been published in the San Gabriel Tribune on March 26, 2010, as
the number of owners of real property within 300 feet of the project site is greater 1,000.
Lastly, this notice is also posted in six (6) public locations, specifying the availability of
the application, plus the date, time and location of the public hearing on March 25,
2010.
WHEREAS, on April 5, 2010, the Planning Commission held a duly noticed and
advertised public hearing to receive oral and written testimony relative to Municipal
Code Amendment 10 -02, and
WHEREAS, the Rosemead Planning Commission has sufficiently considered all
testimony presented to them in order to make the following determination.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Rosemead as follows:
SECTION 1 . The Rosemead City Council adopted a General Plan update and
certified an accompanying Program Environmental Impact Report (Program EIR) on
October 14, 2008. The certified Program EIR provided a program -level assessment of
the environmental impacts resulting from development pursuant to land use policy and
implementation of the goals and policies set forth in all chapters of the updated General
Plan, as well as long -term implementation of the General Plan through a revised Zoning
Code. On , the City Council adopted an addendum EIR, along with a new
Statement of Overriding Considerations, for the 2010 General Plan Update. The
Exhibit D
Addendum EIR is based on the 2008 Program EIR in accordance with CEQA
Guidelines Section 15164, Municipal Code Amendment 10 -02 is consistent with the
Program EIR and Addendum, and pursuant to Public Resources Code 21083.3 and
CEQA Guidelines sections 15162, 15168, and 15183 is exempt from the requirement
that additional environmental documentation be prepared.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES
that Municipal Code Amendment 10 -02 is in the best interest of the public necessity and
general welfare, and good city planning practice dictates and supports the proposed
amendment, in that the change to the Rosemead Municipal Code will provide a superior
level of planning and protection to the quality and character of the City.
SECTION 3. The Planning Commission FURTHER FINDS AND DETERMINES
that Municipal Code Amendment 10 -02 is consistent with the Rosemead General Plan
as follows:
A. Land Use: Municipal Code Amendment 10 -02 consists of requiring
approval of a Design Review (DR) entitlement application for any residential /commercial
mixed -use projects within the Residential /Commercial Mixed -Use Development Overlay
zone. The code amendment will provide provisions for a wide range of permitted uses,
as well as standards to regulate the public realm and streetscape, site design and
circulation, building form, land use, and architecture. Measures have also been added
to address potential sensitive elements of mixed -use development, such as businesses
with late hours of operation, restaurant establishments with outdoor seating, automated
teller machines, and convenience markets. The propose code amendment will achieve
the goal of providing an overall urban design framework to ensure that the quality,
appearance and effects of buildings, improvements and uses are compatible with the
City design criteria and goals. The provisions will also ensure quality
residential /commercial mixed -use development that maintains value through buildings
with architectural qualities that create attractive street scenes and enhance the public
realm.
B. Circulation: Municipal Code Amendment 10 -02 proposes detailed site
access and circulation criteria, as well as parking requirements. Potential impacts to
traffic and transportation depend on the extent of a proposed project and local
conditions. Each new proposed residential /commercial mixed -use project will be
required to provide efficient vehicular access to the site. Furthermore, new
development will be required to satisfy the parking requirements outlined in the
municipal code.
I
C. Housing: The proposed municipal code amendment will not induce
substantial new population growth nor displace existing housing units or people. The
municipal code amendment is not proposing a higher density than what is already
established in the City's General Plan. Furthermore, the municipal code amendment
will not alter the current allowable maximum Floor Area Ratio (FAR) in the
Residential /Commercial Mixed -Use Development Overlay zone. Therefore, the amount
of living area on a lot will continue to be regulated by the existing standards.
D. Resource Management: Municipal Code Amendment 10 -02 establishes
provisions which require a variety of open space, including private, recreation areas and
public open space, and parks. The standards also encourage the use of green
construction materials, and energy and water efficient conservation features. Any
proposed development resulting from this municipal code amendment would be located
in a developed urban area, and as such, will not result in any impact upon natural
resources.
E. Noise: Municipal Code Amendment 10 -02 establishes regulations for
noise abatement. It sets strict standards that prohibit loudspeakers, bells, gongs,
buzzers that exceed 60 decibels between the hours of 7:00 a.m. and 10:00 p.m. or 45
decibels between the hours of 10:00 p.m. and 7:00 a.m. at any one time beyond the
boundaries of the property. The development standards will also require residential
units to be designed to limit the interior noise caused by the commercial and parking
elements of a mixed -use development, as well as regulate the placement of mechanical
equipment to prevent noise disturbance. Lastly, all new developments will be required
to comply with the City's Noise Ordinance.
Public Safety: Impacts to law or fire enforcement, parks, and public facilities are
area or community specific. The proposed municipal code amendment would not
impact police, fire, or school services, and there would be no change in demand for or
use of public parks. The entire City of Rosemead is located in Flood Zone C (flood
insurance is not mandatory) and is free from any flood hazard designations.
SECTION 4. CODE AMENDMENT. The Planning Commission does hereby
recommend that Chapter 17.74 "Residential /Commercial Mixed -Use Development
Overlay" be added to the Rosemead Municipal Code to read as follows:
Chapter 17.74
RESIDENTIAL/COMMERCIAL MIXED -USE
DEVELOPMENT OVERLAY ZONE
Sections:
17.74.010
17.74.020
17.74.030
17.74.040
17.74.050
17.74.060
Purpose and intent.
Applicability.
Approval procedure.
Permitted uses.
Development standards.
General requirements.
17.74.010 Purpose and Intent.
A. Purpose. The purpose of the Residential /Commercial Mixed -Use Development
Overlay Zone (RCMUDO) is to provide opportunities for well- designed development
projects that combine residential with non - residential uses, including office, retail,
business services, personal services, public spaces and uses, and other community
amenities designated with the mixed -use land use designations in the City of
Rosemead General Plan, and consistent with the policy direction in the General
Plan.
B. Intent. The intent of this overlay zone is to accomplish the following objectives:
1. Create a viable, walkable urban environment that encourages pedestrian
activity and reduces dependence on the automobile, through a
streetscape that is connected, attractive, safe and engaging.
2. Provide complementary residential and commercial uses within walking
distance of each other.
3. Develop an overall urban design framework to ensure that the quality,
appearance and effects of buildings, improvements and uses are
compatible with the City design criteria and goals.
4. Create quality residential /commercial mixed -use development that
maintains value through buildings with architectural qualities that create
attractive street scenes and enhance the public realm.
5. Provide a variety of open space, including private, recreation areas and
public open space and parks.
6. Revitalize commercial corridors with residential /commercial mixed -use
developments that attract and encourage market - driven private
investment.
7. Encourage parking solutions that are incentives for creative planning and
sustainable neighborhood design.
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17.74.020 Applicability.
A. The RCMUDO is an overlay zone, which may be applied to existing zoning districts
as designated in the General Plan.
B. Land classified in a RCMUDO overlay zone shall also be classified in another zone.
When such a district is established, the Residential /Commercial Mixed -Use
Development Overlay Zone shall be shown as an overlay to the underlying districts
by the designation of RCMUDO on the zoning map. A RCMUDO may overlay
several base districts, however, the uses permitted in each base district are limited
to the boundaries of that base district, except as otherwise provided herein. The
RCMUDO Zone district shall provide the option of developing under the base zone
district or developing a residential /commercial mixed -use development under the
overlay zone.
C. Residential /commercial mixed -use development shall be a development that
combines and integrates residential uses with commercial, institutional, and office
uses utilizing a strong pedestrian orientation. The mix of uses may be combined in a
vertical residential /commercial mixed -use building or combined in separate buildings
located on one property and /or under unified control. The mix of uses percentage
shall be as designated in the General Plan.
17.74.030 Approval procedure.
A. General Requirements.
1. A precise plan of design for a residential /commercial mixed -use development shall
be submitted and approved in accordance with the requirements of Section
17.72.060, with the exception that the City Council shall approve or disapprove
such project upon receiving a recommendation from the Planning Commission.
2. The precise plan of design must comply with the provisions of this chapter and the
Mixed Use Design Guidelines.
3. Only one (1) application for a precise plan of design shall be required for a
residential /commercial mixed -use development in the D Design Overlay Zone.
17.74.040 Permitted uses.
A. The following uses are permitted in a residential /commercial mixed -use
development: Retail stores and businesses, provided there is no manufacturing,
processing or treatment of products other than what is clearly incidental to the
retail business conducted on the premises, and not more than twenty (20)
percent of the floor area of the building shall be used in the manufacturing,
processing or treatment of products, and that such operations or products are not
objectionable due to noise, odor, dust smoke, vibration or other similar causes,
Art studios;
ATM facilities subject to the requirements of Section 17.74.050(A);
Bakery products shops,
Banks, savings and loan associations, and financial institutions, excluding check
cashing or other pay day loan services,
Barber shops, beauty shops and manicure parlors;
Book stores;
Clothing and shoe stores,
Confectionery retail shops,
Department and variety stores;
Drug stores and pharmacies;
Dry cleaning stores, drop -off and pick -up only;
Electric appliance stores and repairs;
Employment agencies;
Fabric and yardage stores;
Florist shops;
Food stores, bakery shops, delicatessens and markets;
Furniture stores, limited to new furniture, except that used furniture taken in trade
may be sold provided used furniture sales do not exceed twenty -five (25) percent
of the gross floor area or twenty -five (25) percent of total retail floor area,
whichever is less,
Grocery, fruit and vegetable stores,
Hardware stores,
Health centers, and similar personal service establishments, with massage as an
incidental use and occupying no more than twenty -five percent (25 %) of the floor
area;
Hobby shops;
Interior decorating shops;
Jewelry stores;
Music stores;
Paint stores,
Pet supply stores,
Photo -copy, printing or desktop facilities
Photographic studio, supply shop, or film pick -up and drop -off point;
Radio and television stores and repair;
Restaurants, take -out and other eating establishments;
Retail sales of automotive parts without installation and no outside storage;
Self- service laundries subject to the requirements of Section 17.74.050(E);
Shoe stores or shoe repair shops;
Tailor, clothing or wearing apparel shops; and
Travel agencies.
B. The following professional and business office uses are permitted in a
residential /commercial mixed -use development:
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Accountant;
Acupuncturist and acupressure, without massage or retail sales;
Advertising agency,
Architect;
Attorney;
Auditor,
Bookkeeping service,
Business consultant;
Chiropodist;
Chiropractor;
Dental office,
Engineer;
Governmental buildings and offices,
Insurance agency;
Optician,
Optometrist,
Ophthalmologist;
Osteopath;
Physician;
Psychiatrist;
Real estate broker;
Secretarial service,
X -ray technician; and
Similar professional business uses may be permitted subject to the approval of
the Planning Division.
C. Notwithstanding the provisions of Section 17.112.020, the following uses shall be the
only uses for which a Conditional Uses Permit may be applied for and granted in
a residential /commercial mixed -use development.
Antique stores;
Any commercial use that operates after midnight,
Any eating establishment with outdoor seating;
Any establishment having an off -sale license for alcoholic beverages;
Any establishment having an on -sale license for alcoholic beverages,
Arcades,
Conservatories of music;
Convenience markets subject to the requirements of Section 17.74.050(8);
Libraries and museums, and
Music and vocal instructions,
D. Except as provided in sections 17.74.040(A), 17.74.040(B) and 17.74.040(C), all
commercial uses and nonresidential uses are strictly prohibited in
residential /commercial mixed -use developments.
E. Residential units shall be permitted in a residential /commercial mixed -use
development per the following:
7
1. Densities shall be consistent with the General Plan.
F. Location of Uses
1. Retail /Commercial Uses shall be permitted on the ground floor or second floor in a
residential /commercial mixed -use development.
2. Retail /Commercial Uses shall not be permitted above any professional and
business office uses or residential uses.
3. Professional and business office uses shall be permitted above the commercial
component of a street frontage building, behind the commercial component on the
first floor or on second -floor or above with same use street frontage but below any
residential uses in a residential /commercial mixed -use development.
4. Residential uses shall be located either above the commercial and /or office
components of a street frontage building or located behind the commercial or office
component on any floor where there is a distinct separation of uses and access,
provided pedestrian connections are furnished as part of a unified development
theme.
17.74.050 Development standards.
A. Public Realm and Streetscape
1. Public Sidewalks
a. The following shall apply to public sidewalks:
(1) The minimum building setback shall be twelve (12) feet as measured
from the curb face, and shall be in the form of both existing right -of -way
and a recorded pedestrian access and utility easement;
(2) The minimum building setback area shall include a minimum seven
(7) -foot wide detached sidewalk (clear zone) and a minimum five (5) -foot
wide parkway (amenity zone) adjacent to all streets. The amenity zone
shall be located between the curb face and the clear zone. The clear
zone shall be located between the building and the amenity zone;
(3) The sidewalk in the clear zone shall be constructed of concrete,
comply with ADA accessibility standards and be subject to the review of
the City Engineer;
0
(4) The clear zone shall be unobstructed by any permanent or
nonpermanent element for a minimum width of seven (7) feet and a
minimum height of eight (8) feet, and
(5) The amenity zone shall include street trees, landscaping, public signs,
public art, street lighting, street furniture, and other pedestrian- oriented
amenities, as appropriate.
2. Street Trees
a. All species of mature oak trees shall be preserved or otherwise dealt with
in accordance with RMC Section 17.100.120.
b. The removal of other mature trees shall be subject to the review and
approval of the Urban Forester.
c. Mature street trees that are approved for removal by the Urban Forester
shall be replaced with a minimum of three (3) new mature box trees that
have at least a twenty -four (24) inch box and are the same species of the
replaced mature street trees or a species approved by the Urban Forester.
The City reserves the right to increase the number of trees if it deems
necessary in order to compensate for mature tree loss.
d. The amenity zone shall be planted with street trees at an average spacing
not greater than thirty (30) feet on center.
3. Transit Stops
a. Transit stops shall be designed as integral elements of a
residential /commercial mixed -use development by collocating them with
pedestrian oriented amenities, such as pocket parks, courtyards, plazas,
etc. whenever possible.
b. When an existing transit stop is located on a sidewalk adjacent to the
location of a development, a shelter for transit patrons shall be
constructed that:
(1) Incorporates architectural features of the development and is
compatible with the development; and
(2) Includes a shelter, bench and lighting.
4. Corner Lot
a. On intersection corners, where both streets have four (4) lanes:
9
(1) Building architecture on intersection corners, where both streets have
four (4) lanes or more, shall receive special treatment to enhance the
pedestrian experience, and create visual interest and focal points at the
entryways, such as but not limited to, building cut -offs and corner
entrances with additional architectural detail, decorative landscaping,
hardscape, planters, canopy, overhang or other architectural covering
over the building entry, and
(2) Buildings shall have a five (5) -foot angled corner setback measured
from both intersecting property lines.
a. On intersection comers, regardless of the number of lanes on each street:
(1) Retail and office uses within buildings facing two (2) or more streets
shall have at least one (1) customer entrance facing the primary street and
one (1) customer entrance facing the second street or instead of two (2)
entrances, a corner entrance; and
(2) Buildings on corner lots shall address both streets with an equal level
of architectural detail.
5. Outdoor Seating
a. No permanent seats or structures shall be placed in the public right -of -way
without the review and approval of the City Engineer.
b. Outdoor seating furniture shall not be located within the clear zone without
prior review and approval of the City Engineer.
c. Outdoor seating furniture shall be a minimum of ten (10) feet from the
nearest transit stop.
d. Any outdoor dining area may be separated from the sidewalk only with
planters, shrubs, or fencing with a maximum height of forty -two (42)
inches.
6. Undergrounding of Utilities
a. Utility lines to a development from the building to the property line,
including but not limited to electric, communications, street lighting and
cable television shall be placed underground.
b. Utility lines within the right -of way shall be placed underground to the
maximum extent practicable. The requirements of this section may be
waived by the City Council upon recommendation from the City Engineer if
it is determined that topographical, soil or any other conditions make such
10
underground installations unreasonable or impractical.
B. Site Design and Circulation
1. Lot Size
a. The minimum lot size for a residential /commercial mixed -use
development shall be thirty thousand (30,000) square feet.
2. On -site Tree Preservation
e. All species of mature oak trees shall be preserved or otherwise dealt with
in accordance with RMC Section 17.100.120.
a. The removal of other mature trees shall be subject to the review and
approval of the City Council.
b. Mature trees that are approved for removal by the City Council shall be
replaced with new mature trees that have at least a twenty -four (24) inch
box and are the same species of the replaced mature trees.
3. Bicycle Parking
a. Bicycle parking spaces shall be equal to ten (10) percent of required off -
street parking, with a minimum eight (8) bicycle parking spaces per
residential /commercial mixed -use development.
b. Bicycle parking facilities shall be:
(1) Securely anchored to the lot surface so they cannot be easily removed
and shall be of sufficient strength to resist theft,
(2) Separated by a physical barrier to protect the bicycle from damage by
motor vehicles if located within a vehicle parking area; and
(3) Motor vehicle entrances shall display adequate signs to indicate the
availability and location of the bicycle parking facilities.
4. Access and Location of Off - Street Parking
a. At -grade parking shall not be located between any building and the street
frontage.
b. Vehicular access to corner lot developments shall be from an alley or from
a side street.
c. Access to parking on interior lots shall have only one (1) vehicular access,
which shall not be from the street if the lot abuts an alley. A second
vehicular access may be allowed for lots that have a street frontage of
three - hundred fifty (350) feet or more and do not abut an alley.
Developments on those lots may have additional driveways that are not
closer than three - hundred (300) feet apart.
5. Parking Requirements
a. Residential:
(1) Two (2) parking spaces shall be provided for every dwelling unit;
(2) One (1) guest parking space shall be provided for each two (2)
dwelling units in a multiple - family dwelling project;
(3) Residential parking shall be separate from commercial parking and
accessed through a secure gated entrance; and
(4) A reduction in the number of residential parking spaces may be
approved upon the determination by the City Council that a parking
demand analysis prepared by a competent traffic and transportation
engineer demonstrates that the required number of spaces exceeds actual
expected demand.
b. Commercial
(1) The parking requirements shall be provided in accordance with
Chapter 17.84; and
(2) Commercial parking shall be separate from residential parking by a
secure gated entrance to the residential areas.
6. Separation of Access to Residential and Commercial
a. Access to floors with residential units shall be secure and through a
locking gate or entry way.
7. Trash and Loading Areas
a. Trash and refuse collection, and recycling areas shall be provided in
accordance with RMC Section 17.12.240.
b. All trash enclosures shall be fully enclosed with self - closing and self -
latching doors, and each enclosure shall accommodate both trash and
recyclable bins.
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c. Trash enclosures shall be an integral part of the building design whenever
possible.
d. Trash enclosures shall be of the same architectural style as the
development.
e. Trash chutes are encouraged. However, chute access must be screened
from public view, be fully contained within a "chute closet' that is
accessible by a self latching door, and have a safety hatch that is
necessary to pull in order to dispose of trash.
f. Loading areas shall be clearly designated
g. Loading areas shall be screened from public view to avoid negative noise,
visual, and illumination impacts on the residential portion of the
development and may be accomplished by the construction of six (6) foot
high perimeter walls that are architecturally compatible with the primary
structures and on -site landscaping.
h. All screening walls shall be landscaped using vines, hedges, or other plant
material necessary to provide a minimum fifty percent (50 %) coverage.
i. Trash pick -up and loading activities are permitted only during the hours of
7a.m. to 7p.m.
8. Ground -floor Access
a. Commercial uses that have street frontage shall be accessible to the
public through the street front entrance during all hours the business is
open.
b. Residents of a development shall have a separate and secure street
access to the residential units.
c. Pedestrian walkways or sidewalks shall connect all primary building
entrances to one another. Pedestrian walkways shall also connect all on-
site common areas, parking areas, storage areas, open space, and
recreational facilities.
9. Open Space and Recreation
a. Usable Common Open Space
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(1) Each residential /commercial mixed -use development shall have at
least one - hundred fifty (150) square feet of usable common open space
per dwelling unit.
(2) All usable common open space shall be conveniently located and
readily accessible from all residential units in a residential /commercial
mixed -use development.
(3) Each usable common open space shall have no side with a dimension
of less than ten (10) feet and may incorporate any areas of the site except
where it is within five (5) feet of public rights -of -way, private streets and
alleys, and shall not include or incorporate any driveways or parking
areas, trash pickup or storage areas, utility areas, or on any roof top
where mechanical equipment is located.
(4) Forty -five percent (45 %) of the required usable common open space
shall provide active recreation facilities such as recreational buildings,
sports courts and swimming pools, children's play areas, and barbeque
and picnic areas. The remainder of the required usable common open
space shall be landscaped, accessible and available to all of the residents
of the residential /commercial mixed -use development for outdoor
activities.
(5) There shall be a minimum distance of fifteen (15) feet measured
horizontally between any swimming pool and the nearest point of any
balcony, porch, second story patio, sun deck, or other architectural feature
of a building or structure with windows, doors, or other openings of
sufficient size to permit the passage of persons.
(6) Courtyards internal to a project, or enclosed on at least three (3) sides,
shall have a minimum width of forty (40) feet, and shall be landscaped
with a ratio of hardscape to planting not exceeding a ratio of one (1)
square foot of landscape to one (1) square foot of hardscape. Pools and
spas shall be excluded from this ratio.
(7) All required usable common open space shall be developed and
professionally maintained in accordance with approved landscape and
irrigation plans.
b. Usable Private Open Space
(1) Each dwelling unit shall also have a private patio or balcony for usable
private open space that is not less than sixty (60) square feet in area, and
shall have an average depth of not less than five (5) feet. No portion of
any private patio or balcony shall be used for the permanent storage of
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rubbish, junk, clotheslines, or garbage receptacles. "Permanent storage,"
as used in this subsection, means the presence for a period of forty-eight
(48) or more consecutive hours on a patio or balcony.
10. Landscaping
a. A landscape and irrigation plan shall be prepared by a professional
landscape architect and shall be submitted and approved by the Planning
Division along with the application for a precise plan of design. All usable
open space, such as pedestrian walkways, separations between buildings,
yard areas, and common recreation areas shall be landscaped and
provided with permanent, moisture sensing devices, control timer, and
underground irrigation systems. Said landscaping shall be developed in
accordance with the submitted and approved landscaping plan and shall
include a plan for continued maintenance. The landscape plan shall satisfy
the following requirements:
(1) The landscaping plan shall consist of a combination of trees, shrubs
and groundcovers with careful consideration given to size at maturity. The
minimum planting material size standards for identified landscaped or
open areas are:
(a) Specimen size tree materials (thirty (30) inch box) shall be
provided for the ultimate coverage of no less than ten percent of the
area to be devoted to landscaping, or ten trees, whichever is
greater.
(b) Tree material (fifteen (15) gallon) shall be provided for the
ultimate coverage of fifteen percent (15 %) of the area devoted to
landscaping or twenty (20) trees, whichever is greater.
(c) All shrubs shall be a minimum of five (5) gallons in size and
shall be used to enhance all entrances, walkways, building walls,
and separation walls in a manner which compliments the entire
project.
(2) The landscape and irrigation plan shall make use of moisture sensors
and controlled timing devices in regard to landscape irrigation concept for
one hundred (100) percent watering to all planted areas.
(a) Landscape design must incorporate energy and water
conservation measures, and comply with RMC Chapter 13.08
Water Efficient Landscaping where applicable.
(b) Non - deciduous trees shall be planted in un- covered surface
parking lots at a minimum of one (1) tree per ten (10) spaces or to
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provide a fifty (50) percent shade canopy coverage within a
minimum of ten (10) years after planting. All trees within the parking
area shall be a minimum of twenty -four inch (24 ") box size at
planting. However, larger trees (e.g. 36 -inch box, and 48 -inch box)
may be required by the City Council. Each tree shall have a deep
root watering system and a root barrier.
(c) The developer and subsequent owners shall be responsible for
maintaining the landscaping as shown on the approved plan.
Maintenance shall include regular irrigation, weeding, fertilizing,
and pruning and replacement of dead materials.
11. On -site Facilities
a. A laundry area shall be provided in each unit, or a common laundry area
shall be provided. Such facilities shall consist of not less than one (1)
automatic washer and dryer for each five (5) units or fraction thereof.
b. A single area of private and secure storage space shall be provided for
each dwelling unit. Such storage may be co- located with a utility closet so
long as the required storage space remains clear of mechanical
equipment and appurtenances, be located outside of the unit accessible
from a common hallway or balcony /patio, or in the garage, provided it
does not interfere with automobile parking.
12. Lighting
a. A photometric survey (lighting plan) shall be approved by the Planning
Commission for each mixed -use development.
b. All residential /commercial mixed -use developments shall have exterior
lighting that provides adequate visibility at entrances, public sidewalks and
open areas with a safe level of illumination at night.
c. Exterior lighting shall be of low intensity and shielded so that light will not
spill out onto surrounding properties or project above the horizontal plane.
d. Lighting shall not blink, flash, oscillate or be of unusually high intensity of
brightness. Exposed neon or unshielded or uncovered lighting shall be
prohibited.
e. Lighting for commercial uses shall be appropriately shielded to not
negatively impact the on -site residential units.
f. All lighting shall be integrated with landscaping wherever possible.
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13. Walls and Fences
a. A six -foot high masonry wall shall be constructed along the property line of
any lot where construction of any residential /commercial mixed -use
development is adjacent to property zoned and or used for residential
purposes. Said wall shall be limited in height to forty -two (42) inches
where it abuts the required front yard setback on the adjacent property
zoned or used for residential purposes.
b. Walls shall have a decorative texture that matches the walls of the
development. Vines shall be planted six (6) feet apart along all masonry
walls to soften a wall's appearance.
c. Chain -link, wood fences, barbed wire, razor -wire, and spikes shall be
prohibited.
C. Building Form
1. Setbacks
a. Interior Lot Lines
(1) The minimum setback area from an interior side lot line may be zero
(0) but shall be a minimum of ten (10) feet if more than zero (0).
b. Side Street
(1) No minimum setback is required except where rear of lot abuts side of
residential uses, school or park, in which case a setback of twenty (20)
feet shall be maintained within twenty -five (25) feet of the established
common property line. This required setback area may be used to meet
the landscaping requirements, or for required open space, so long as all
other provisions in this code are satisfied.
c. Rear
(1) If the site abuts residential uses, school or park a minimum ten (10)
feet set back is required.
(2) If the site abuts non - residential uses, the minimum setback from the
rear lot line may be zero (0) but shall be a minimum of ten (10) feet if more
than zero (0).
(3) If the site abuts an alley, the minimum setback from the property line
shall be ten (10) feet, provided the setback does not contain an egress or
ingress access way to or from a covered parking structure. If an egress or
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ingress access way is provided to or from a covered parking structure, the
minimum setback from the property line shall be twenty (20) feet within the
access way area.
d. Front
(1) The front setback on an arterial street may be zero (0) with a maximum
setback of three (3) feet. In any case where the public sidewalk setback
results in a greater setback, the sidewalk setback shall prevail. The
setback area for the ground floor may be expanded beyond three (3) feet
up to an additional ten (10) feet to provide enhanced building entrances,
outdoor dining areas, courtyards, pedestrian arcades, and /or landscaping,
etc.
e. Any area of a surface parking lot that abuts a public street shall be set
back from the sidewalk a minimum of ten (10) feet and screened by
landscaping and a decorative three (3) foot high masonry wall.
Landscaping shall include trees planted a maximum of twenty -five (25)
feet on center and other plantings to achieve sixty (60) percent ground
coverage within two (2) years of planting.
f. Variable setback
(1) All residential /commercial mixed -use developments shall have a
variable height limitation when abutting R -1 and R -2 zones.
(a) The second floor and above shall be stepped back from the rear
property line as follows: establishing a height at six (6) feet above
finished grade of the adjacent residential property line, a twenty
(20) degree incline plane is projected that establishes the height
limitation of the residential /commercial mixed -use development.
(b) The second floor and above shall be stepped back from the side
property line as follows: buildings shall be a maximum height of
fifteen (15) feet, twenty (20) feet from the side property line, with a
forty (40) degree inclined plane projected six feet high from
property line to establish the height limitation of the
residential /commercial mixed -use development.
g. Encroachments
(1) No part of the structure, permanent attachment or other similar
architectural feature:
(a) May extend into a required front, side or rear yard or minimum
distance between buildings for more than two (2) feet; and
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(b) May extend into the public right -of -way without approval of an
encroachment permit.
(2) Hedges or any other shrubs or landscaping shall not encroach onto a
curb or sidewalk or over a lot line.
2. Building Mass
a. The maximum floor area ratio (FAR) and the number of dwelling units per
acre for any residential /commercial mixed -use development shall be as
established by the General Plan as outlined below.
b. Mixed -Use: Residential /Commercial shall be developed with 25 -30
dwelling units per acre and a maximum 1.6:1 FAR. The project shall
consist of a 67% residential and 33% commercial land use mix. Minor
deviations from the land use percentage mix may be approved by the City
Council.
c. Mixed -Use: High Density Residential /Commercial shall be developed with
40 -60 dwelling units per acre and a maximum 2.0:1 FAR. The project
shall consist of a 75% residential and 25% commercial land use mix.
Minor deviations from the land use percentage mix may be approved by
the City Council.
3. Height
a. The maximum height of a residential /commercial mixed -use development
shall be consistent with the land use element of the General Plan as
outlined below:
b. Mixed -Use: Residential /Commercial (25 -30 du /ac; 3 stories) shall have a
maximum height of 45 feet.
c. Mixed -Use: High Density Residential /Commercial (40 -60 du /ac; 4 stories)
shall have a maximum height of 55 feet.
4. Screening
a. Rooftops should be designed in a way that acknowledges their visibility
from other buildings and the street. Equipment shall be screened on all
four (4) sides from both the street and neighboring buildings using
parapets or similar architectural features and from the top where visible
from an adjacent building of greater height.
b. Service and loading zones where visibility from public streets and views
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from neighboring buildings and properties shall be screened by the use of
decorative walls and /or dense landscaping that will serve as both a visual
and a noise barrier.
D. Land Use
1. Ground Floor Uses
a. The ground floor uses on the street frontage shall be retail /commercial.
b. Outdoor seating may be allowed on private property with a conditional use
permit.
c. When alcoholic beverages are permitted in outdoor seating areas that are
immediately adjacent to a public pedestrian way, the landscape separation
physical design and plant material should compliment the design of the
building and prevent passing or carrying alcoholic beverages outside the
restaurant seating area and a sign shall be posted.
2. Vertical Compatibility of Uses
a. Commercial uses shall be designed and operated such that neighboring
residents or residential units on the floors above are not exposed to
offensive noise, especially from traffic, trash collection, routine deliveries
or late night activity.
b. A conditional use permit shall be required for commercial uses that
operate after midnight.
c. No use, activity or process shall produce continual vibrations or noxious
odors that are perceptible without instruments at the property lines of the
site or within the interior of residential units on the site.
3. Noise Abatement
a. Loudspeakers, bells, gongs, buzzers, or other noise attention or attracting
devices that exceed 60 decibels between the hours of 7:00 a.m. and 10:00
p.m. or 45 decibels between the hours of 10:00 p.m. and 7:00 a.m. at any
one time beyond the boundaries of the property or within office or
residential uses on the floors above shall not be permitted.
b. All windows in residential units in a residential /commercial mixed -use
development shall be double - paned.
c. Mechanical equipment shall be set back a minimum of four (4) feet from
any residential property line and shall be insulated to prevent any noise
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disturbance.
d. Residential portions of the project shall be designed to limit the interior
noise caused by the commercial and parking elements of the
development. Proper design may include, but shall not be limited to,
building orientation, double or extra- strength windows, wall and ceiling
insulation, and orientation and insulation of vents.
E. Architecture
1. Ground Floor Fagade
a. There shall be articulated fagades at the ground floor street frontage,
which may include such measures as indentation in plane, change of
materials in a complimentary manner, and sensitive composition and
juxtaposition of openings.
b. A building shall have no more than twenty (20) feet of continuous linear
street -level frontage that is without windows or entrances or other
architectural detail.
c. A minimum of fifty (50) percent of the ground floor fagade facing any
arterial street to a height of eight (8) feet shall be visually transparent into
the building or provide a minimum depth of three (3) feet for window
merchandise display.
2. Window Placement
a. Windows of residential units in residential /commercial mixed -use
developments shall not directly face windows of other residential units
within the residential /commercial mixed -use development and windows of
residential units on lots that abut the residential /commercial mixed -use
development in order to maximize privacy.
3. Design Differentiation Between Floors
a. The area where the first floor meets the second floor shall clearly define a
change in materials, colors, and style between the first and second floors.
4. Signs
a. A uniform sign program shall be approved by the Planning Division for
each residential /commercial mixed -use development.
b. Permitted sign types shall be limited to wall, window, awning and
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monument signs and shall not be located above the first floor.
c. Building mounted signs, including wall, window and awning, shall not
exceed a cumulative total of one (1) square foot of sign area per one (1)
lineal foot of building frontage of each business.
d. Pole signs shall be prohibited.
e. A monument sign shall be used only to identify multiple businesses in the
commercial portion of a residential /commercial mixed -use development
based on the following criteria:
(1) One -third (1/3) square foot of monument sign area per one lineal foot
of lot frontage with a maximum of fifty (50) square feet.
(2) The entire sign structure shall be considered as sign area.
(3) The sign copy area shall not exceed sixty percent (60 %) of the
background wall area.
(4) All monument signs shall contain only the name of the development
and /or the names of the businesses.
(5) Monument signs shall not encroach into any required landscaped
setback area when abutting open areas or encroach more than one -half
the required landscaped setback area when located in front of a building.
(6) Sign copy shall be back - lighted or indirectly lighted.
(7) The background wall of the monument sign shall not exceed six feet in
height.
(8) A maximum of one (1) sign per development, and
(9) The monument sign shall be setback a minimum of three (3) feet from
the property line at a location where the building is setback a minimum of
ten (10) feet.
5. Roofline Variation
a. Flat roofs are preferred and shall be screened with parapets on all sides of
the building. If no roof top equipment exists or is proposed the parapet
shall be a minimum of three (3) feet in height.
b. Where architecturally appropriate, sloped roofs shall provide articulation
and variations to divide the massiveness of the roof. Sloped roofs shall
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include eaves, which are a minimum of eighteen (18) inches in width.
Sloped roofs shall screen mechanical equipment by providing a "roof -
well ", or by placing the equipment within the roof structure.
c. All rooflines in excess of forty (40) feet wide must be broken up through
the use of gables, dormers, plantons, cutouts or other appropriate means.
6. Awnings
a. Awnings may encroach into the public right -of -way by extending over the
sidewalk or parkway with review and approval from the City Engineer and
Building Official.
b. Awnings, Arcades, and Galleries may encroach into the sidewalk within
two (2) feet of the curb but must clear the sidewalk vertically by at least
eight (8) feet.
c. Projections beyond the front or exterior side lot line of a corner lot shall
require the review and approval of the City Engineer and the Building
Official.
7. Mechanical Equipment
a. Wall mounted equipment shall be flush with the exterior building walls and
painted to match the color of the exterior of the building and screened
from the view of any public right -of -way. Window mounted air conditioners
or exterior mounted fans shall be prohibited.
b. Ground and pad mounted mechanical or utility equipment and other such
similar equipment shall be screened from view from all public rights -of -way
and adjacent properties by architectural building features, fencing or
landscaping.
17.74.060 General Requirements
A. Public Art Requirement
1. A freely accessible on -site public art work shall be integrated into each mixed -
use development project.
2. The following words or phrases shall have the following meanings when used
in this section:
a. Art or Art Work. Art, including but not limited to, sculpture, painting,
graphic arts, mosaics, photography, crafts, and environmental works. Art
2;
or art work as defined herein may be permanent, fixed, may be an integral
part of a building, facility, or structure, and may be integrated with the work
of other design professionals.
b. Artist. An individual generally recognized by critics and peers as a
professional practitioner of the visual, performing, or literary arts, as
judged by the quality of that professional practitioner's body of work,
educational background, experience, public performances, past public
commissions, sale of works, exhibition record, publications, and
production of art work. The members of the architectural, engineering,
design, or landscaping firms retained for the design and construction of a
development project covered by this section shall not be considered artists
for the purposes of this section. This definition applies only to the
requirements of the section.
c. Freely Accessible. The art work is accessible to and available for use by
the general public during normal hours of business operation consistent
with the operation and use of the premises.
d. Public Art or Art Work. On -site art work produced by an artist, as defined
herein, or team of artists, that is freely accessible on private property.
3. The following are not considered public art for the purposes of this section:
a. Directional elements such as supergraphics, signage, or color coding
except where these elements are integral parts of the original work of art
or executed by artists in unique or limited editions;
b. Objects which are mass produced of standard design such as banners,
signs, playground equipment, benches, statuary, street barriers, sidewalk
barriers, or fountains;
c. Reproduction, by mechanical or other means, of original works of art,
d. Decorative, architectural, or functional elements which are designed by
the building architect or landscape architect as opposed to an artist
commissioned for this purpose,
e. Landscape architecture, gardening, or materials, except where these
elements are designed by the artist and are an integral part of the work of
art by the artist; or
f. Landscaping required by the Rosemead Municipal Code as part of the
development entitlements.
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4. Art plan documentation shall be submitted for approval by the Planning
Commission for each mixed -use development.
a. The Planning Commission shall review the submitted documentation,
together with the recommendation of the Community Development
Director, and approve, approve with conditions, or deny the proposed art
work, and its proposed location, considering the qualifications of the artist,
the aesthetic quality and harmony of the art work with the proposed
development project, and the proposed location of and public accessibility
to the art work.
5. Additional requirements for public art for on -site installation.
a. Plaque. The public art shall be identified by a plaque that meets the
standards in use by the City at the time of installation of the public art. The
requirement of this paragraph may be waived if determined in a particular
circumstance to be inconsistent with the intent of this section.
b. Ownership and Maintenance of Art Work. All on -site public art work shall
remain the property of the property owner and his /her successor(s) in the
interest. The obligation to provide all maintenance necessary to preserve
the art work in good condition shall remain with the property owner of the
site. The developer and subsequently, the property owner, shall maintain,
or cause to be maintained, in good condition the public art continuously
after its installation and shall perform necessary repairs and maintenance
to the satisfaction of the City. The maintenance obligations of the property
owner shall be contained in a covenant and recorded against the property
and shall run with the property.
Failure to maintain the art work, as provided herein, is hereby declared to
be a public nuisance. The City also may pursue additional remedies to
obtain compliance with the provisions of this requirement, as appropriate.
In addition to all other remedies provided by law, in the event the owner
fails to maintain the art work, upon reasonable notice, the City may
perform all necessary repairs, maintenance or secure insurance, and the
costs, thereof shall become a lien against the real property.
c. Location and Relocation of On -site Public Art. When and if the
development project is sold at any time in the future, the public art must
remain at the development at which it was created and may not be
claimed as the property of the seller or removed from the development or
its location approved by the Planning Commission. In the event that a
property is to be demolished, the owner must relocate the public art to
another publicly accessible, permanent location that is approved in
advance by the Planning Commission.
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A property owner may, for good cause, petition the Planning Commission
to replace or re- locate the public art to another publicly accessible location
on the development project site. Any removal, relocation, or replacement
of the public art must be consistent with the California Preservation of
Works of Art Act and the Federal Visual Artists' Rights Act and any other
applicable law.
If any approved art work placed on private property pursuant to this
section is removed without City approval, the certificate of occupancy may
be revoked.
6. Declaration of covenants, conditions and restrictions.
a. The mixed -use project shall have recorded against it a declaration of
covenants, conditions, and restrictions in favor of the City and in a form
approved by the City Attorney which shall include the following provisions
as appropriate:
(1) The developer shall provide all necessary maintenance of the art
work, including preservation of the art work in good condition to the
reasonable satisfaction of the City and protection of the art work against
destruction, distortion, mutilation, or other modification.
(2) Any other reasonable terms necessary to implement the provisions
of this section.
B. Use of Green Construction Materials and Energy and Water Conservation
Features
1. The following types of green building practices are encouraged:
a. Developments that use materials composed of renewable, rather than
nonrenewable resources (green construction materials).
b. Developments that construct buildings that exceed minimum statewide
energy construction requirements beyond Title 24 energy requirements.
c. Developments that employ passive heating and cooling design strategies
to the maximum extent feasible. Strategies to be considered include
orientation; natural ventilation, including cross - ventilation in residential
units, high insulation values, energy efficient windows including: high
performance glass, light- colored or high - albedo (reflective) roofing and
exterior walls, window shading, and landscaping that provides shading
during appropriate seasons.
26
d. Developments that implement U.S. EPA Certified WaterSense labeled or
equivalent faucets and high- efficiency toilets (HETs) in residential uses,
and implement water conserving shower heads to the extent feasible.
e. Developments that provide Energy -Star rated appliance in the residential
units.
C. Automated Teller Machines (ATM's) and Walk -Up Bank Services
1. ATM facilities shall be located only on the public street side of a
residential /commercial mixed -use development.
2. The ATM shall be set back three feet into an alcove adjacent to the public
sidewalk to provide a privacy area.
3. Adequate lighting for the ATM shall be provided.
4. The ATM shall provide rear -view mirrors and cameras that can record activity
and have quality color video capabilities for surveillance purposes.
5. The ATM shall comply with ADA accessibility standards.
6. A trash receptacle shall be immediately accessible to the ATM.
7. ATM's and walk -up bank services are subject to the approval of the Planning
Division.
8. When the ATM is removed, the structure's facade shall have a finished
appearance consistent with the existing structure, and be subject to the approval
of the Planning Division.
D. Convenience Markets
1. A Convenience Market in a residential /commercial mixed -use development shall
be a market or grocery store having an enclosed gross floor area of less than
3,000 square feet and engaged primarily in the sale of a limited range of food
items, a limited range of household items, magazines, off -sale alcoholic
beverages and similar items. Convenience markets in a
residential /commercial mixed -use development shall satisfy the following
criteria:
a. A convenience market shall be permitted with a conditional use permit.
b. No exterior vending machines shall be permitted.
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c. No video, electronic or other amusement devices or games shall be
permitted on the premises.
d. No outdoor storage or stacking of shopping carts shall be permitted.
e. No storage, display, or sales of any merchandise, fixtures or other material
shall be permitted outside the building.
E. Household Pets
1. If permitted by the property owner, or specifically allowed by the rights granted
in the Covenants, Conditions and Restrictions (CC &R's) of the project,
household pets subject to the requirements of Title 6 of the Rosemead
Municipal Code may be allowed in the residential units of a
residential /commercial mixed -use development.
F. Self- Service Laundries
1. Any self - service laundry in a residential /commercial mixed -use development
shall be operated with at least one (1) attendant on -site during all hours of
operation.
2. The restroom facilities located within the self - service laundry shall remain
locked at all times until access is provided to customers by means of a key
provided by the self - service laundry attendant.
3. Signs shall be posted in a conspicuous place inside the self - service laundry that
notifies patrons that loitering, panhandling and /or the consumption of alcoholic
beverages upon the premises is prohibited.
4. Window signs shall not be permitted
5. All laundry carts shall remain inside the building.
6. No video, electronic or other amusement devices or games shall be permitted in
the self - service laundry.
7. There shall be a maximum of three (3) vending machines at the self- service
laundry and all of the vending machines shall be located inside the building.
8. Clear windows shall be provided at the entry and along the storefront to
provide visibility into the unit.
H. Special Activities
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1. The sale of any goods on a sidewalk or alley adjacent to a
residential /commercial mixed -use development shall be prohibited.
2. Temporary Banners
a. A banner permit is required for the use of temporary banners.
b. The use of temporary banners shall be limited to two (2) events per year.
The use of a temporary banner at each event shall be for a maximum of
thirty (30) days. If a temporary banner is used for more than thirty (30)
days, the prohibited days will be accounted to the next event.
c. There shall be a maximum of two (2) temporary banners per event.
d. The maximum size of a temporary banner shall be three (3) feet by ten
(10) feet.
3. Traditional non - commercial holiday decorations that do not contain advertising
shall be permitted.
4. The display of no more than three of any of the following flags shall be
permitted at the same time at any single location on a residential /commercial
mixed -use development:
a. The flag of the United States;
b. The flag of the State of California or its political subdivisions.
5. Prohibited Advertising and Display.
a. The following advertising and displays shall be prohibited:
(1) Outdoor advertising, displays and /or sales of merchandise or
promotional materials in a location outside of a building,
(2) Inflatable advertising displays,
(3) Roof- mounted displays of flags, pennants or pennant -type banners
balloons, inflatable devices, or similar displays; and
(4) Flags, banners or balloons displayed in a landscape area or on a
fence.
G. Used Goods
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1. Used goods, furniture, appliances, equipment and machinery may not be
displayed or sold unless such goods have been taken in trade on new sales
made at the same location.
2. All sales of used goods, furniture, appliances, equipment and machinery shall
be incidental to the permitted uses of the overlay zone and shall be a minor part
of the business conducted on the premises.
H. Visible Street Address
1. The street address of a residential /commercial mixed -use development shall
be clearly visible from the street to which the building is addressed.
SECTION 5. The Planning Commission of the City of Rosemead does hereby
recommend that the City Council adopt the amendment to the "Mixed -Use Design
Guidelines."
SECTION 6. This resolution is the result of an action taken by the Planning
Commission April 5, 2010 by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
SECTION 7. The secretary shall certify to the adoption of this resolution and
shall transmit copies of same to the applicant and the Rosemead City Clerk.
PASSED, APPROVED and ADOPTED this 5 th day of April, 2010.
Diana Herrera, Chairwoman
CERTIFICATION
I hereby certify that the foregoing is a true copy of a resolution adopted by the Planning
Commission of the City of Rosemead at its regular meeting, held on 5" day of April,
2010 by the following vote:
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YES:
NO:
ABSENT:
ABSTAIN:
Stan Wong, Secretary
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PC RESOLUTION 10 -11
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
RECOMMENDING THAT THE CITY COUNCIL APPROVE MUNICIPAL
CODE AMENDMENT 10 -03, APPROVING MUNICIPAL CODE
AMENDMENT 10 -03, ADDING THE C-4 REGIONAL COMMERCIAL
ZONE AND CHAPTER 17.46 TO THE CITY'S MUNICIPAL CODE TO
ESTABLISH DEVELOPMENT STANDARDS FOR THAT ZONE.
WHEREAS, Section 17.116.010 of the Rosemead Municipal Code sets forth
procedures and requirements for Municipal Code Amendments; and
WHEREAS, the City of Rosemead has adopted the General Plan and Zoning
Ordinance, including specific development standards, to control development; and
WHEREAS, Sections 17.116 and 17.124 of the Rosemead Municipal Code
authorize the Planning Commission to consider and recommend proposed zone
changes to the City Council; and
WHEREAS, pursuant to California Government Code Section 65091, this public
hearing notice has been published in the San Gabriel Tribune on March 26, 2010, as
the number of owners of real property within 300 feet of the project site is greater 1,000.
Lastly, this notice is also posted in six (6) public locations, specifying the availability of
the application, plus the date, time and location of the public hearing on March 25,
2010.
WHEREAS, on April 5, 2010, the Planning Commission held a duly noticed and
advertised public hearing to receive oral and written testimony relative to Municipal
Code Amendment 10 -03: and
WHEREAS, the Rosemead Planning Commission has sufficiently considered all
testimony presented to them in order to make the following determination.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Rosemead as follows:
SECTION 1 . The Rosemead City Council adopted a General Plan update and
certified an accompanying Program Environmental Impact Report (Program EIR) on
October 14, 2008. The certified Program EIR provided a program -level assessment of
the environmental impacts resulting from development pursuant to land use policy and
implementation of the goals and policies set forth in all chapters of the updated General
Plan, as well as long -term implementation of the General Plan through a revised Zoning
Code. On , the City Council adopted an addendum EIR, along with a new
Statement of Overriding Considerations, for the 2010 General Plan Update. The
Exhibit E
Addendum EIR is based on the 2008 Program EIR in accordance with CEQA
Guidelines Section 15164. Municipal Code Amendment 10 -03 is consistent with the
Program EIR and Addendum, and pursuant to Public Resources Code 21083.3 and
CEQA Guidelines sections 15162, 15168, and 15183 is exempt from the requirement
that additional environmental documentation be prepared.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES
that Municipal Code Amendment 10 -03 is in the best interest of the public necessity and
general welfare, and good city planning practice dictates and supports the proposed
amendment, in that the change to the Rosemead Municipal Code will provide a superior
level of planning and protection to the quality and character of the City.
SECTION 3. The Planning Commission FURTHER FINDS AND DETERMINES
that Municipal Code Amendment 10 -03 is consistent with the Rosemead General Plan
as follows:
A. Land Use: Municipal Code Amendment 10 -03 consists of requiring
approval of a Design Review (DR) entitlement application for any new commercial
project within the Regional Commercial C -4 zone. The code amendment will provide
provisions for a wide range of permitted uses, as well as standards to regulate the
public realm and streetscape, site design and circulation, building form, land use, and
architecture. The propose code amendment will achieve the goal of providing an overall
urban design framework to ensure that the quality, appearance and effects of buildings,
improvements and uses are compatible with the City design criteria and goals. The
provisions have also been structured to attract tax generating uses that have the
potential to augment the City's economic base.
B. Circulation: Municipal Code Amendment 10 -03 proposes detailed site
access and circulation criteria, as well as parking requirements. Potential impacts to
traffic and transportation depend on the extent of a proposed project and local
conditions. Each new proposed residential /commercial mixed -use project will be
required to provide efficient vehicular access to the site. Furthermore, new
development will be required to satisfy the parking requirements outlined in the
municipal code.
C. Housing: The proposed municipal code amendment will not induce
substantial new population growth nor displace existing housing units or people. The
Regional Commercial C -4 zone will only allow commercial uses. The municipal code
amendment is not proposing a maximum Floor Area Ratio (FAR) than what is already
established in the City's General Plan.
D. Resource Management: Municipal Code Amendment 10 -03 encourages
the use of green construction materials, and energy and water efficient conservation
features. Any proposed development resulting from this municipal code amendment
would be located in a developed urban area, and as such, will not result in any impact
upon natural resources.
E. Noise: The development standards will also require residential units to be
designed to limit the interior noise caused by the commercial and parking elements of a
mixed -use development, as well as regulate the placement of mechanical equipment to
prevent noise disturbance. Lastly, all new developments will be required to comply with
the City's Noise Ordinance.
F. Public Safety: Impacts to
law or fire enforcement,
parks, and public
facilities are area or community specific.
The
proposed municipal
code amendment
would not impact police, fire, or school
services, and there would
be no change in
demand for or use of public parks. The
entire
City of Rosemead is
located in Flood
Zone C (flood insurance is not mandatory)
and is free from
any flood hazard
designations
SECTION 4. CODE AMENDMENT, The Planning Commission does hereby
recommend that Chapter 17.46 "Regional Commercial C -4" be added to the Rosemead
Municipal Code to read as follows:
Chapter 17.46
C -4 REGIONAL COMMERCIAL ZONE
Sections:
17.46.010
Purpose and intent.
17.46.020
Applicability
17.46.030
Approval procedure.
17.46.040
Permitted uses and floor area requirements.
17.46.050
Development standards.
17.46.060
General requirements.
17.46.010 Purpose and intent.
A. Purpose. The purpose of the C -4 zone is to provide opportunities for well- designed
sub - regional commercial centers that provide goods and services in a larger retail
form with ancillary smaller retail uses supporting the sub - regional commercial uses.
The Regional Commercial areas will result in a higher level of site design, including
architectural character and urban design, vehicular access, parking, landscaping,
and pedestrian amenities.
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B. Intent. The intent of this zone is to accomplish the following objectives:
1. Establish a well - balanced and carefully planned collection of signature commercial
retail anchors, general retail outlets, and casual to upscale restaurants, which take
advantage of the site's accessibility to major roadway corridors,
2. Allow for the development of site in a manner which will provide a productive use
of commercial opportunities,
3. Expand commercial retail and restaurant options for local customers by providing
daytime and nighttime shopping and dining opportunities in a safe and secure
environment,
4. Augment the City's economic base by providing a variety of tax generating uses;
5. Create employment generating opportunities for the residents of Rosemead and
surrounding communities;
6. Require consistent and rational development of the site(s) in accordance with
established and functional aesthetic standards: and
7. Minimize impacts on surrounding residential neighborhoods by providing adequate
mitigation measures that address project access, loading and unloading activities,
parking, development scale and massing, screening, noise, lighting, and
architectural design.
17.46.020 Applicability.
A. The following regulations shall apply to the C -4 Regional Commercial zone unless
otherwise provided in this title.
B. The C -4 Regional Commercial designation consists of two project areas as
outlined below:
1. Project Area 1. This area consists of 11 parcels of land totaling approximately
15.8 acres, located on the north side of Garvey Avenue between Del Mar
Avenue and San Gabriel Avenue. This area is bounded by Garvey Avenue to
the south, Strathmore Avenue to the west, single - family residential land uses to
the north, and Paradise Trailer Park and Apartments to the east.
2. Project Area 2. This area is located on the southeast corner of Valley Boulevard
and Walnut Grove Avenue, and includes three parcels totaling approximately
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3.4 acres. Rubio Wash is located just south of site and a combination of
commercial and single - family residential land uses are located to the east.
17.46.030 Approval procedure.
A. General Requirements.
1. A precise plan of design for a commercial development shall be submitted and
approved in accordance with the requirements of Section 17.72.060, with the
exception that the City Council shall approve or disapprove such project upon
receiving a recommendation from the Planning Commission.
17.46.040 Permitted Uses and Floor Area Requirements
A. The C -4 Regional Commercial zone provides opportunities for commercial retail
and restaurant related uses. The zone designation permits the following mix of
land uses and building sizes as identified in Table 1 -1 and Table 1 -2 below:
B. Table 1 -1: Land Use and Building Size Requirements for Project Area 1, as
identified in the General Plan
The primary use of the site shall have a major anchor tenant
75,000 - 140,000 square feet and /or a hotel use
Permitted Uses
Building Sizes
minimums and maximums
Large Retail Center with
Anchor Tenants: Consumer
electronics and appliances
75,000- 140,000
retail, department store,
square feet
discount and variety store,
home improvement, and
hardware store.
General Retail Outlets: Home
furnishing and housewares
retail; music, video, book and
entertainment retail, office
15,000- 35,000
products retail; sporting and
square feet
recreational equipment retail,
hobby and craft retail, and
otherspecialty retail
Restaurant - Related Uses:
5,000- 10,000 square feet
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Casual dining restaurants,
specialty eateries, and upscale
dinin
Hotel, when approved with a
100 guest rooms
Conditional Use Permit
Ancillary Commercial Uses,
include the following as well as
uses of similar character as
approved by the Community
Development Director:
Eating and Drinking
Establishments (restaurants,
fast food facilities, including
drive - through services, candy
and confectionaries shops,
delicatessens, donut shops,
and coffee sales), Financial
Institutions (banks, savings and
loans, and credit unions), Food
and Beverage Sales (markets,
catering services, and retail
1,500 -3,000 square feet
bakeries), Personal Services
and Sales (beauty and
barbershops, including beauty
supply, florist shops,
photography studios, private
postal service, travel agencies,
tailors, shoe repairs, video
sales and /or rental),
Specialized Retail (consumer
electronics, fabric store,
hobbies and crafts, apparel and
accessories, books and
magazines, jewelry, sporting
good (sales and rental),
photography, and stationery
sales
C. Table 1 -2: Land Use and Building Size Requirements for Project Area 2, as
identified in the General Plan
The primary use of the site shall have a minimum of one general
retail outlet and/or a hotel use
Permitted Uses
Building Sizes
minimums and maximums)
General Retail Outlets: Home
furnishing and housewares retail;
music, video, book and
15,000- 35,000
entertainment retail; office products
square feet
retail; sporting and recreational
equipment retail; hobby and craft
retail; and otherspecialty retail
Restaurant - Related Uses: Casual
dining restaurants, specialty
5,000 - 10,000 square feet
eateries, and upscale dinin
Hotel, when approved with a
Conditional Use Permit
100 guest rooms
Ancillary Commercial Uses,
include the following as well as
uses of similar character as
approved by the Community
Development Director:
Eating and Drinking Establishments
(restaurants fast food facilities,
including drive - through services,
candy and confectionaries shops,
1,500 -3,000 square feet
delicatessens, donut shops, and
coffee sales), Financial Institutions
(banks, savings and loans, and
credit unions), Food and Beverage
Sales (markets, catering services,
and retail bakeries), Personal
Services and Sales (beauty and
barbershops, including beauty
supply, florist shops, photography
studios, private postal service,
travel agencies, tailors, shoe
repairs, video sales and /or rental),
Specialized Retail (consumer
electronics, fabric store, hobbies
and crafts, apparel and
accessories, books and magazines,
jewelry, sporting good (sales and
rental), photography, and stationery
D. Notwithstanding the provisions of Section 17.112.020, the following uses shall be
the only uses for which a Conditional Uses Permit may be applied for and granted
in the C -4 Regional Commercial zone
Any establishment having an off -sale license for alcoholic beverages;
Any establishment having an on -sale license for alcoholic beverages, and
Any hotel establishment, in accordance with Section 17.112.020 and Section
17.46.060(D).
E. Except as provided in sections 17.46.040(6), 17.46.040(C), and 17.46.040(D), all
commercial uses and nonresidential uses are strictly prohibited in the C -4 Regional
Commercial zone.
17.46.050 Development standards.
A. Public Realm and Streetscape
1. Public Sidewalks
a. The following shall apply to public sidewalks:
(1) The minimum building setback shall be twelve (12) feet as
measured from the curb face, and shall be in the form of both existing
right -of -way and a recorded pedestrian access and utility easement;
(2) The minimum building setback area shall include a minimum
seven (7) -foot wide detached sidewalk (clear zone) and a minimum five
(5) -foot wide parkway (amenity zone) adjacent to all streets. The amenity
zone shall be located between the curb face and the clear zone. The
clear zone shall be located between the building and the amenity zone;
(3) The sidewalk in the clear zone shall be constructed of concrete,
comply with ADA accessibility standards and be subject to the review of
the City Engineer;
I
(4) The clear zone shall be unobstructed by any permanent or
nonpermanent element for a minimum width of seven (7) feet and a
minimum height of eight (8) feet; and
(5) The amenity zone shall include street trees, landscaping, public signs,
public art, street lighting, street furniture, and other pedestrian- oriented
amenities, as appropriate.
2. Street Trees
a. All species of mature oak trees shall be preserved or otherwise dealt with
in accordance with RMC Section 17.100.120.
b. The removal of other mature trees shall be subject to the review and
approval of the Urban Forester.
c. Mature street trees that are approved for removal by the Urban Forester
shall be replaced with a minimum of three (3) new mature box trees that
have at least a twenty -four (24) inch box and are the same species of the
replaced mature street trees or a species approved by the Urban Forester.
The City reserves the right to increase the number of trees if it deems
necessary in order to compensate for mature tree loss.
d. The amenity zone shall be planted with street trees at an average spacing
not greater than thirty (30) feet on center.
3. Transit Stops
a. Transit stops shall be designed as integral elements of a commercial
development by collocating them with pedestrian oriented amenities, such
as pocket parks, courtyards, plazas, etc, whenever possible.
b. When an existing transit stop is located on a sidewalk adjacent to the
location of a development, a shelter for transit patrons shall be
constructed that:
(1) Incorporates architectural features of the development and is
compatible with the development; and
(2) Includes a shelter, bench and lighting.
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4. Corner Lot
a. On intersection corners, where both streets have four (4) lanes:
(1) Building architecture on intersection corners, where both streets have
four (4) lanes or more, shall receive special treatment to enhance the
pedestrian experience, and create visual interest and focal points at the
entryways, such as but not limited to, building cut -offs and corner
entrances with additional architectural detail, decorative landscaping,
hardscape, planters, canopy, overhang or other architectural covering
over the building entry; and
b. On intersection corners, regardless of the number of lanes on each street:
(1) Retail, restaurant, or overnight accommodation uses within buildings
facing two (2) or more streets shall have at least one (1) customer
entrance facing the primary street and one (1) customer entrance facing
the second street or instead of two (2) entrances, a corner entrance; and
(2) Buildings on corner lots shall address both streets with an equal level
of architectural detail.
5. Outdoor Seating
a. No permanent seats or structures shall be placed in the public right -of -way
without the review and approval of the City Engineer.
b. Outdoor seating furniture shall not be located within the clear zone without
prior review and approval of the City Engineer.
c. Outdoor seating furniture shall be a minimum of ten (10) feet from the
nearest transit stop.
d. Any outdoor dining area may be separated from the sidewalk only with
planters, shrubs, or fencing with a maximum height of forty -two (42)
inches.
e. When alcoholic beverages are permitted in outdoor seating areas that are
immediately adjacent to a public pedestrian way, the landscape separation
10
physical design and plant material should compliment the design of the
building and prevent passing or carrying alcoholic beverages outside the
restaurant seating area and a sign shall be posted.
6. Undergrounding of Utilities
a. Utility lines to a development from the building to the property line,
including but not limited to electric, communications, street lighting and
cable television shall be placed underground.
b. Utility lines within the right -of way shall be placed underground to the
maximum extent practicable. The requirements of this section may be
waived by the City Council upon recommendation from the City Engineer if
it is determined that topographical, soil or any other conditions make such
underground installations unreasonable or impractical.
B. Site Design and Circulation
1. Minimum Development Area
a. The minimum development area for a commercial project within Project
Area 1 shall be fifteen (15) acres.
b. The minimum development area for a commercial project within Project
Area 2 shall be three (3) acres.
c. Lots may be subdivided within each development site area for the purpose
of creating a commercial condominium or separate commercial pads in
accordance with RMC Chapter 17.88, RMC Title 16, and the Subdivision
Map Act.
2. On -site Tree Preservation
a. All species of mature oak trees shall be preserved or otherwise dealt with
in accordance with RMC Section 17.100.120.
a. The removal of other mature trees shall be subject to the review and
approval of the City Council.
b. Mature trees that are approved for removal by the City Council shall be
replaced with new mature trees that have at least a twenty -four (24) inch
box and are the same species of the replaced mature trees.
3. Bicycle Parking
a. Bicycle parking spaces shall be equal to three (3) percent of required off -
street parking.
b. Bicycle parking facilities shall be:
(1) Securely anchored to the lot surface so they cannot be easily removed
and shall be of sufficient strength to resist theft;
(2) Separated by a physical barrier to protect the bicycle from damage by
motor vehicles if located within a vehicle parking area; and
(3) Motor vehicle entrances shall display adequate signs to indicate the
availability and location of the bicycle parking facilities.
4. Access and Location of Off - Street Parking
a. At -grade parking shall not be located between any building and the street
frontage.
b. Vehicular access to corner lot developments shall be from an alley or from
a side street.
c. Access to parking on interior lots shall have only one (1) vehicular access,
which shall not be from the street if the lot abuts an alley. A second
vehicular access may be allowed for lots that have a street frontage of
three - hundred fifty (350) feet or more and do not abut an alley.
Developments on those lots may have additional driveways that are not
closer than three - hundred (300) feet apart.
5. Parking Requirements
a. The parking requirements shall be provided in accordance with RMC
Section 17.84.
6. Trash and Loading Areas
a. Trash and refuse collection, and recycling areas shall be provided in
accordance with RMC Section 17.12.240.
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b. All trash enclosures shall be fully enclosed with self - closing and self -
latching doors, and each enclosure shall accommodate both trash and
recyclable bins.
c. Trash enclosures shall be an integral part of the building design whenever
possible.
d. Trash enclosures shall be of the same architectural style as the
development.
e. Loading areas shall be clearly designated.
f. Loading areas shall be screened from public view to avoid negative noise,
visual, and illumination impacts on neighboring residential development
and may be accomplished by the construction of six (6) foot high
perimeter walls that are architecturally compatible with the primary
structures and on -site landscaping.
g. All screening walls shall be landscaped using vines, hedges, or other plant
material necessary to provide a minimum fifty percent (50 %) coverage.
h. Trash pick -up and loading activities are permitted only during the hours of
7a.m. to 7p.m.
7. Landscaping
a. A landscape and irrigation plan shall be prepared by a professional
landscape architect and shall be submitted and approved by the Planning
Division along with the application for a precise plan of design. Said
landscaping shall be developed in accordance with the submitted and
approved landscaping plan and shall include a plan for continued
maintenance. The landscape plan shall satisfy the following requirements:
(1) The landscaping plan shall consist of a combination of trees, shrubs
and groundcovers with careful consideration given to size at maturity. The
minimum planting material size standards for identified landscaped or
open areas are:
(a) Not less than 5 percent of the gross area of the site devoted to
at grade parking shall be developed with interior landscaping.
(b) Specimen size tree materials (thirty (30) inch box) shall be
provided for the ultimate coverage of no less than ten percent of the
li
area to be devoted to landscaping, or ten trees, whichever is
greater.
(c) Tree material (fifteen (15) gallon) shall be provided for the
ultimate coverage of fifteen percent (15 %) of the area devoted to
landscaping or twenty (20) trees, whichever is greater.
(d) All shrubs shall be a minimum of five (5) gallons in size and
shall be used to enhance all entrances, walkways, building walls,
and separation walls in a manner which compliments the entire
project.
(2) The landscape and irrigation plan shall make use of moisture sensors
and controlled timing devices in regard to landscape irrigation concept for
one hundred (100) percent watering to all planted areas.
(a) Landscape design must incorporate energy and water
conservation measures, and comply with RMC Chapter 13.08
Water Efficient Landscaping where applicable.
(b) Non - deciduous trees shall be planted in un- covered surface
parking lots at a minimum of one (1) tree per ten (10) spaces or to
provide a fifty (50) percent shade canopy coverage within a
minimum of ten (10) years after planting. All trees within the parking
area shall be a minimum of twenty -four inch (24 ") box size at
planting. However, larger trees (e.g. 36 -inch box, and 48 -inch box)
may be required by the City Council. Each tree shall have a deep
root watering system and a root barrier.
(c) The developer and subsequent owners shall be responsible for
maintaining the landscaping as shown on the approved plan.
Maintenance shall include regular irrigation, weeding, fertilizing,
and pruning and replacement of dead materials.
8. Lighting
a. A photometric survey (lighting plan) shall be approved by the Planning
Commission for each commercial development.
b. All commercial developments shall have exterior lighting that provides
adequate visibility at entrances, public sidewalks, open areas, and parking
lots with a safe level of illumination at night.
14
c. Exterior lighting shall be of low intensity and shielded so that light will not
spill out onto surrounding properties or project above the horizontal plane.
d. Lighting shall not blink, flash, oscillate or be of unusually high intensity of
brightness. Exposed neon or unshielded or uncovered lighting shall be
prohibited.
e. All lighting shall be integrated with landscaping wherever possible.
9. Walls and Fences
a. A six -foot high masonry wall shall be constructed along the property line of
any lot where construction of any development is adjacent to property
zoned and or used for residential purposes. Said wall shall be limited in
height to forty -two (42) inches where it abuts the required front yard
setback on the adjacent property zoned or used for residential purposes.
b. Walls shall have a decorative texture that matches the walls of the
development. Vines shall be planted six (6) feet apart along all masonry
walls to soften a wall's appearance.
c. Chain -link, wood fences, barbed wire, razor -wire, and spikes shall be
prohibited.
C. Building Form
1. Setbacks
a. Interior Lot Lines. The minimum setback area from an interior side lot line
may be zero (0) but shall be a minimum of ten (10) feet if more than zero
(0).
b. Side Street. No minimum setback is required except where rear of lot
abuts side of residential uses, school or park, in which case a setback of
twenty (20) feet shall be maintained within twenty -five (25) feet of the
established common property line. This required setback area may be
used to meet the landscaping requirements, so long as all other provisions
in this code are satisfied.
c. Rear
(1) If the site abuts residential uses, school, or park a minimum ten (10)
feet set back is required.
15
(2) If the site abuts non - residential uses, the minimum setback from the
rear lot line may be zero (0) but shall be a minimum of ten (10) feet if more
than zero (0).
(3) If the site abuts an alley, minimum setback from the property line shall
be five (5) feet, provided the setback does not contain an egress or
ingress access way to or from a covered parking structure. If an
egress or ingress access way is provided to or from a covered parking
structure, the minimum setback from the property line shall be twenty
(20) feet within the access way area.
d. Front. The front setback shall be a minimum of 20 feet. In any case where
the public sidewalk setback results in a greater setback, the sidewalk
setback shall prevail.
e. Any area of a surface parking lot that abuts a public street shall be set
back from the sidewalk a minimum of ten (10) feet and screened by
landscaping and a decorative three (3) foot high masonry wall.
Landscaping shall include trees planted a maximum of twenty -five (25)
feet on center and other plantings to achieve sixty (60) percent ground
coverage within two (2) years of planting.
f. Variable setback. All developments shall have a variable height limitation
when abutting R -1 and R -2 zones.
(1) The second floor and above shall be stepped back from the rear
property line as follows: establishing a height at six (6) feet above
finished grade of the adjacent residential property line, a twenty
(20) degree incline plane is projected that establishes the height
limitation of the commercial development.
(2) The second floor and above shall be stepped back from the side
property line as follows: buildings shall be a maximum height of
fifteen (15) feet, twenty (20) feet from the side property line, with a
forty (40) degree inclined plane projected six feet high from
property line to establish the height limitation of the commercial
development.
g. Encroachments
(1) No part of the structure, permanent attachment or other similar
architectural feature may extend into:
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(a) Any required front, side or rear yard or minimum distance between
buildings for more than two (2) feet.
(b) The public right -of -way without approval of an encroachment
permit.
(2) Hedges or any other shrubs or landscaping shall not encroach onto a
curb or sidewalk or over a lot line.
2. Building Mass
a. The maximum floor area ratio (FAR) shall be as established by the
General Plan.
3. Height
b. The maximum height shall be 75 feet.
4. Screening
a. Rooftops should be designed in a way that acknowledges their visibility
from other buildings and the street. Equipment shall be screened on all
four (4) sides from both the street and neighboring buildings using
parapets or similar architectural features and from the top where visible
from an adjacent building of greater height.
b. Service and loading zones where visibility from public streets and views
from neighboring buildings and properties shall be screened by the use of
decorative walls and /or dense landscaping that will serve as both a visual
and a noise barrier.
D. Architecture
1. Ground Floor Fagade
a. There shall be articulated fagades at the ground floor street frontage,
which may include such measures as indentation in plane, change of
materials in a complimentary manner, and sensitive composition and
juxtaposition of openings.
2. Design Differentiation between Floors
17
a. The area where the first floor meets the second floor shall clearly define a
change in materials, colors, and style between the first and second floors.
3. Signs
a. A uniform sign program shall be approved by the Planning Division for
each commercial development.
b. Permitted sign types shall be limited to wall, window, awning and
monument signs.
c. Building mounted signs, including wall, window and awning, shall not
exceed a cumulative total of one (1) square foot of sign area per one (1)
lineal foot of building frontage of each business.
d. Pole signs shall be prohibited.
e. A monument sign shall be used only to identify multiple businesses based
on the following criteria:
(1) One -third (1/3) square foot of monument sign area per one lineal foot
of lot frontage with a maximum of fifty (50) square feet.
(2) The entire sign structure shall be considered as sign area.
(3) The sign copy area shall not exceed sixty percent (60 %) of the
background wall area.
(4) All monument signs shall contain only the name of the development
and /or the names of the businesses.
(5) Monument signs shall not encroach into any required landscaped
setback area when abutting open areas or encroach more than one -
half the required landscaped setback area when located in front of a
building.
(6) Sign copy shall be back - lighted or indirectly lighted.
(7) The background wall of the monument sign shall not exceed six feet in
height.
(8) A maximum of two (2) monument signs per development, and
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(9) The monument sign shall be setback a minimum of three (3) feet from
the property line at a location where the building is setback a minimum
of ten (10) feet.
4. Roofline Variation
a. Flat roofs are preferred and shall be screened with parapets on all sides of
the building. If no roof top equipment exists or is proposed the parapet
shall be a minimum of three (3) feet in height.
b. Where architecturally appropriate, sloped roofs shall provide articulation
and variations to divide the massiveness of the roof. Sloped roofs shall
include eaves, which are a minimum of eighteen (18) inches in width.
Sloped roofs shall screen mechanical equipment by providing a "roof -
well", or by placing the equipment within the roof structure.
5. Awnings
a. Awnings may encroach into the public right -of -way by extending over the
sidewalk or parkway with review and approval from the City Engineer and
Building Official.
b. Awnings, Arcades, and Galleries may encroach into the sidewalk within
two (2) feet of the curb but must clear the sidewalk vertically by at least
eight (8) feet.
c. Projections beyond the front or exterior side lot line of a corner lot shall
require the review and approval of the City Engineer and the Building
Official.
6. Mechanical Equipment
a. Wall mounted equipment shall be flush with the exterior building walls and
painted to match the color of the exterior of the building and screened
from the view of any public right -of -way. Window mounted air conditioners
or exterior mounted fans shall be prohibited.
b. Ground and pad mounted mechanical or utility equipment and other such
similar equipment shall be screened from view from all public rights -of -way
and adjacent properties by architectural building features, fencing or
landscaping.
17.46.060 General requirements.
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A. Public Art Requirement
1. A freely accessible on -site public art work shall be integrated into each project.
2. The following words or phrases shall have the following meanings when used in
this section:
a. Art or Art Work. Art, including but not limited to, sculpture, painting,
graphic arts, mosaics, photography, crafts, and environmental works. Art
or art work as defined herein may be permanent, fixed, may be an integral
part of a building, facility, or structure, and may be integrated with the work
of other design professionals.
b. Artist. An individual generally recognized by critics and peers as a
professional practitioner of the visual, performing, or literary arts, as
judged by the quality of that professional practitioner's body of work,
educational background, experience, public performances, past public
commissions, sale of works, exhibition record, publications, and
production of art work. The members of the architectural, engineering,
design, or landscaping firms retained for the design and construction of a
development project covered by this section shall not be considered artists
for the purposes of this section. This definition applies only to the
requirements of the section.
c. Freely Accessible. The art work is accessible to and available for use by
the general public during normal hours of business operation consistent
with the operation and use of the premises.
d. Public Art or Art Work. On -site art work produced by an artist, as defined
herein, or team of artists, that is freely accessible on private property.
3. The following are not considered public art for the purposes of this section:
a. Directional elements such as supergraphics, signage, or color coding
except where these elements are integral parts of the original work of art
or executed by artists in unique or limited editions;
In. Objects which are massed produced of standard design such as banners,
signs, playground equipment, benches, statuary, street barriers, sidewalk
barriers, or fountains,
c. Reproduction, by mechanical or other means, of original works of art,
d. Decorative, architectural, or functional elements which are designed by
the building architect or landscape architect as opposed to an artist
commissioned for this purpose;
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e. Landscape architecture, gardening, or materials, except where these
elements are designed by the artist and are an integral part of the work of
art by the artist; or
f. Landscaping required by the Rosemead Municipal Code as part of the
development entitlements.
4. Art plan documentation shall be submitted for approval by the Planning Commission
for each development.
a. The Planning Commission shall review the submitted documentation,
together with the recommendation of the Community Development
Director, and approve, approve with conditions, or deny the proposed art
work, and its proposed location, considering the qualifications of the artist,
the aesthetic quality and harmony of the art work with the proposed
development project, and the proposed location of and public accessibility
to the art work.
5. Additional requirements for public art for on -site installation.
a. Plaque. The public art shall be identified by a plaque that meets the
standards in use by the City at the time of installation of the public art. The
requirement of this paragraph may be waived if determined in a particular
circumstance to be inconsistent with the intent of this section.
b. Ownership and Maintenance of Art Work. All on -site public art work shall
remain the property of the property owner and his /her successor(s) in the
interest. The obligation to provide all maintenance necessary to preserve
the art work in good condition shall remain with the property owner of the
site. The developer and subsequently, the property owner, shall maintain,
or cause to be maintained, in good condition the public art continuously
after its installation and shall perform necessary repairs and maintenance
to the satisfaction of the City. The maintenance obligations of the property
owner shall be contained in a covenant and recorded against the property
and shall run with the property.
Failure to maintain the art work, as provided herein, is hereby declared to
be a public nuisance. The City also may pursue additional remedies to
obtain compliance with the provisions of this requirement, as appropriate.
In addition to all other remedies provided by law, in the event the owner
fails to maintain the art work, upon reasonable notice, the City may
perform all necessary repairs, maintenance or secure insurance, and the
costs, thereof shall become a lien against the real property.
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c. Location and Relocation of On -site Public Art. When and if the
development project is sold at any time in the future, the public art must
remain at the development at which it was created and may not be
claimed as the property of the seller or removed from the development or
its location approved by the Planning Commission. In the event that a
property is to be demolished, the owner must relocate the public art to
another publicly accessible, permanent location that is approved in
advance by the Planning Commission.
A property owner may, for good cause, petition the Planning Commission
to replace or re- locate the public art to another publicly accessible location
on the development project site. Any removal, relocation, or replacement
of the public art must be consistent with the California Preservation of
Works of Art Act and the Federal Visual Artists' Rights Act and any other
applicable law.
If any approved art work placed on private property pursuant to this
section is removed without City approval, the certificate of occupancy may
be revoked.
6. Declaration of covenants, conditions and restrictions.
a. The project shall have recorded against it a declaration of covenants,
conditions, and restrictions in favor of the City and in a form approved by
the City Attorney which shall include the following provisions as
appropriate:
(1) The developer shall provide all necessary maintenance of the art work,
including preservation of the art work in good condition to the reasonable
satisfaction of the City and protection of the art work against destruction,
distortion, mutilation, or other modification.
(2) Any other reasonable terms necessary to implement the provisions of
this section.
B. Use of Green Construction Materials and Energy and Water Conservation
Features
1. The following types of green building practices are encouraged:
a. Developments that use materials composed of renewable, rather than
nonrenewable resources (green construction materials).
b. Developments that construct buildings that exceed minimum statewide
energy construction requirements beyond Title 24 energy requirements.
Y)
c. Development that employ passive heating and cooling design strategies to
the maximum extent feasible. Strategies to be considered include
orientation; natural ventilation, high insulation values, energy efficient
windows including: high performance glass, light- colored or high - albedo
(reflective) roofing and exterior walls, window shading, and landscaping
that provides shading during appropriate seasons.
C. Automated Teller Machines (ATM's) and Walk -Up Bank Services.
1. The ATM shall be set back three feet into an alcove adjacent to the public sidewalk
to provide a privacy area.
2. Adequate lighting for the ATM shall be provided.
3. The ATM shall provide rear -view mirrors and cameras that can record activity and
have quality color video capabilities for surveillance purposes.
4. The ATM shall comply with ADA accessibility standards.
5. A trash receptacle shall be immediately accessible to the ATM.
6. ATM's and walk -up bank services are subject to the approval of the Planning
Division.
7. When the ATM is removed, the structure's facade shall have a finished appearance
consistent with the existing structure, and be subject to the approval of the Planning
Division.
D. Hotels
1. Hotel development shall be permitted with a conditional use permit.
a. Hotels may be developed up to maximum permitted FAR of 1.0:1 if the
projects include higher design standards and amenities identified in
Table 1 -3. If a hotel project does not provide the amenities described in
Table 1 -3, a maximum FAR of 0.35:1 shall be allowed.
b. To obtain higher FAR standard (maximum permitted 1.0:1 FAR), projects
must provide all of the amenities listed under the Required Hotel
Amenities column and a minimum of two amenities listed under the
Additional Hotel Amenities column.
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Table 1 -3
Hotel Amenities Related to FAR
Required Hotel
Additional Hotel
Amenities
Amenities
• Ball room
Concierge
Business
desk
center
Convenience
services
store/ snack
• Meeting
shop
rooms
Daycare
Restaurant,
services
bar, and
Day spa
lounge
Fitness
center
• Florist and
gift shop
• Laundry
service
• Pavilion
lounge
Pool or
spa /jacuzzi
Valet parking
E. Special Activities
1. The sale of any goods on a sidewalk or alley adjacent to a commercial
development shall be prohibited.
2. Temporary Banners
a. A banner permit is required for the use of temporary banners.
b. The use of temporary banners shall be limited to two (2) events per year.
The use of a temporary banner at each event shall be for a maximum of
thirty (30) days. If a temporary banner is used for more than thirty (30)
days, the prohibited days will be accounted to the next event.
c. There shall be a maximum of two (2) temporary banners per event.
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d. The maximum size of a temporary banner shall be three (3) feet by ten
(10) feet.
3. Traditional non - commercial holiday decorations that do not contain advertising shall
be permitted.
4. The display of no more than three of any of the following flags shall be permitted at
the same time at any single location on a commercial development:
a. The flag of the United States;
b. The flag of the State of California or its political subdivisions.
5. Prohibited Advertising and Display
a. The following advertising and displays shall be prohibited:
(1) Outdoor advertising, displays and /or sales of merchandise or
promotional materials in a location outside of a building;
(2) Inflatable advertising displays;
(3) Roof - mounted displays of flags, pennants or pennant -type banners
balloons, inflatable devices, or similar displays; and
(4) Flags, banners or balloons displayed in a landscape area or on a
fence.
F. Used Goods
1. Used goods, furniture, appliances, equipment and machinery may not be displayed
or sold unless such goods have been taken in trade on new sales made at the
same location.
2. All sales of used goods, furniture, appliances, equipment and machinery shall be
incidental to the permitted uses of the overlay zone and shall be a minor part of the
business conducted on the premises.
G. Outside Display and Storage
1. All display of merchandise for sale on the premises shall be wholly within an
enclosed building except for the following:
a. Christmas trees and wreaths;
2. Outside storage (not for display purposes) is permitted on the rear area of a lot or
parcel of land. On corner lots or where site coverage or topography make rear yard
storage impossible or impose a severe hardship upon the owner or occupant of the
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parcel, storage may be permitted, subject to the approval of the Community
Development Director, in a side yard or open yard adjacent to a corner.
Any outdoor area used for storage shall be completely enclosed by a solid
masonry wall and solid gate not less than six feet in height. The Community
Development Director may approve the substitution of a fence or decorative wall
where such fence or wall provides adequate visual clearance, is structurally
adequate, and equivalent in decorative appearance. In no event shall the height of
such storage exceed the height of the wall or fence enclosing the storage area.
H. Visible Street Address
1. The street address of a development shall be clearly visible from the street to
which the building is addressed.
SECTION 5. This resolution is the result of an action taken by the Planning
Commission April 5, 2010 by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
SECTION 7. The secretary shall certify to the adoption of this resolution and
shall transmit copies of same to the applicant and the Rosemead City Clerk.
PASSED, APPROVED and ADOPTED this 5`" day of April, 2010.
Diana Herrera, Chairwoman
CERTIFICATION
I hereby certify that the foregoing is a true copy of a resolution adopted bX the Planning
Commission of the City of Rosemead at its regular meeting, held on 5` day of April,
2010 by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
26
Stan Wong, Secretary
27
PC RESOLUTION 10 -12
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
RECOMMENDING THAT THE CITY COUNCIL APPROVE ZONE
CHANGE 10 -02, AMENDING A PORTION OF THE CITY OF
ROSEMEAD ZONING MAP TO ACHIEVE CONSISTENCY WITH THE
CITY GENERAL PLAN
WHEREAS, Section 17.116.020 of the Rosemead Municipal Code sets forth
procedures and requirements for Zone Changes; and
WHEREAS, the City of Rosemead has adopted the General Plan and Zoning
Ordinance, including specific development standards, to control development; and
WHEREAS, Section 17.116 of the Rosemead Municipal Code authorize the
Planning Commission to consider and recommend proposed zone changes to the City
Council; and
WHEREAS, pursuant to California Government Code Section 65091, this public
hearing notice has been published in the San Gabriel Tribune on March 26, 2010, as
the number of owners of real property within 300 feet of the project site is greater 1,000.
Lastly, this notice is also posted in six (6) public locations, specifying the availability of
the application, plus the date, time and location of the public hearing on March 25,
2010.
WHEREAS, on April 5, 2010, the Planning Commission held a duly noticed and
advertised public hearing to receive oral and written testimony relative to Zone Change
10 -02, and
WHEREAS, the Rosemead Planning Commission has sufficiently considered all
testimony presented to them in order to make the following determination.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Rosemead as follows:
SECTION 1 . The Rosemead City Council adopted a General Plan update and
certified an accompanying Program Environmental Impact Report (Program EIR) on
October 14, 2008. The certified Program EIR provided a program -level assessment of
the environmental impacts resulting from development pursuant to land use policy and
implementation of the goals and policies set forth in all chapters of the updated General
Plan, as well as long -term implementation of the General Plan through a revised Zoning
Code. On , the City Council adopted an addendum EIR, along with a new
Statement of Overriding Considerations, for the 2010 General Plan Update. The
Addendum EIR is based on the 2008 Program EIR in accordance with CEQA
Guidelines Section 15164. Municipal Code Amendment 10 -03 is consistent with the
Exhibit F
Program EIR and Addendum, and pursuant to Public Resources Code 21083.3 and
CEQA Guidelines sections 15162, 15168, and 15183 is exempt from the requirement
that additional environmental documentation be prepared.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES
that Zone Change 10 -02 is in the best interest of the public necessity and general
welfare, and good city planning practice dictates and supports the proposed zone
change, in that the change to the Zoning Map will provide a superior level of planning
and protection to the quality and character of the City.
SECTION 3. The Planning Commission FURTHER FINDS AND DETERMINES
that Zone Change 10 -02 is consistent with the Rosemead General Plan as follows:
A. Land Use: California State law requires zoning to be compliant with the
goals, objectives and policies of the General Plan. Zone Change 10 -02 will satisfy this
requirement. The zoning map revision will specifically bring all zoning designations into
compliance with the goals and policies of the 2010 General Plan land use designations.
B. Circulation: The zoning map update will bring City zoning designations
into compliance with the goals, objectives, and policies of the General Plan. Potential
impacts to traffic and transportation depend on the extent of a proposed project and
local conditions. Each new proposed project will be required to provide efficient
vehicular access to the site. Furthermore, all developments will be required to satisfy
the parking requirements outlined in the municipal code.
C. Housing: The proposed zone change will not induce substantial new
population growth nor displace existing housing units or people. The zoning map
update will bring City zoning designations into compliance with the goals, objectives,
and policies of the General Plan. The new Regional Commercial C -4 and
Residential /Commercial Mixed -Use Development Overlay zones are proposing
maximum Floor Area Ratios (FAR) and densities consistent with what is already
established in the City's General Plan.
D. Resource Management: The zoning map update will bring City zoning
designations into compliance with the goals, objectives, and policies of the General
Plan. No land is being re- designated to allow development which was formally targeted
for some conservation or resource management or extraction purpose.
E. Noise: Zone Change 10 -02 would implement the goals and policies
established in the 2010 General Plan Update. The associated development standards
to the zones identified and established in this update will require new developments to
developments to comply with the City's Noise Ordinance. Noise impacts would be
similar to and possibly less than, the level of impacts identified in the 2008 General Plan
EIR.
F. Public Safety: Impacts to law or fire enforcement, parks, and public
facilities are area or community specific. The proposed zone change would not impact
police, fire, or school services, and there would be no change in demand for or use of
public parks. The entire City of Rosemead is located in Flood Zone C (flood insurance is
not mandatory) and is free from any flood hazard designations
SECTION 4. The Planning Commission HEREBY RECOMMENDS TO THE
CITY COUNCIL APPROVAL of Zone Change 10 -02, amending a portion of the City of
Rosemead zoning map to achieve consistency with the city general plan
SECTION 5. This resolution is the result of an action taken by the Planning
Commission April 5, 2010 by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
SECTION 7. The secretary shall certify to the adoption of this resolution and
shall transmit copies of same to the applicant and the Rosemead City Clerk.
PASSED, APPROVED and ADOPTED this 5` day of April, 2010.
Diana Herrera, Chairwoman
CERTIFICATION
I hereby certify that the foregoing is a true copy of a resolution adopted b the Planning
Commission of the City of Rosemead at its regular meeting, held on 5` day of April,
2010 by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
Stan Wong, Secretary