PC - Item 4B - General Plan Amendment 10-01 Consisting of Amendments to Land Use Element of Revising Hotel and Motel Development RegulationsROSEMEAD PLANNING COMMISSION
STAFF REPORT
TO: THE HONORABLE CHAIRMAN AND MEMBERS OF THE ROSEMEAD
PLANNING COMMISSION
FROM: PLANNING DIVISION
DATE: NOVEMBER 1, 2010
SUBJECT: GENERAL PLAN AMENDMENT 10 -01 AND MUNICIPAL CODE
AMENDMENT 10 -06, CONSISTING OF AMENDMENTS TO THE LAND
USE ELEMENT OF THE GENERAL PLAN AND ROSEMEAD
MUNICIPAL CODE FOR THE PURPOSE OF REVISING HOTEL AND
MOTEL DEVELOPMENT REGULATIONS
SUMMARY
General Plan Amendment 10 -01 and Municipal Code Amendment 10 -06 are City initiated
amendments to the Land Use Element of the General Plan and Rosemead Municipal
Code for the purpose of revising definitions, parking requirements, required amenities
related to floor area ratio limits, and other development regulations for hotels and motels.
ENVIRONMENTAL DETERMINATION .
An Initial Study of Environmental Impacts was prepared recommending the adoption of a
Negative Declaration of Environmental Impacts in accordance with the California
Environmental Quality Act (CEQA) guidelines (the Initial Study and Negative Declaration
are attached to this report as Exhibit A). The Initial Study is an environmental analysis of
the proposed General Plan and Municipal Code amendments to determine if the
proposed revisions to the General Plan and Municipal Code will have potentially
significant effects on the environment. This study found that there are no potentially
significant environmental impacts that could occur with the adoption of the proposed
amendments.
A Notice of Intent to Adopt a Negative Declaration was distributed for a 20 -day public
review and comment period between October 13, 2010 and November 1, 2010. If the
Commission is inclined to recommend approval of this project, the Commission must
make findings of adequacy with the environmental assessment and recommend that the
City Council approve the Negative Declaration.
Planning Commission Meeting
November 1, 2010
Paqe 2 of 6
STAFF RECOMMENDATION
Staff recommends that the Planning Commission
B), a resolution recommending that the City Cc
and ADOPT Resolution 2010 -72 (Exhibit C)
amending the General Plan Land Use Element
Code to revise hotel and motel development stan
BACKGROUND
On April 28, 1987, the City Council adopted Ord
motel development in the C -3 (Medium Comm,
Industrial) zones upon the granting of a Ci
Commission. This ordinance also impleme
construction and maintenance of hotels and me
to lot area, lot width, lot coverage, setbacks, Ian
More recently, approval of the 2010 General Pla
09 -01) modified the Commercial land use
development in the Commercial land use desig
Floor Area Ratio (FAR) of 0.35:1 and develop
include higher design standards and amenities
890 by the City Council on April 27, 2010 furthe
(Regional Commercial) zone upon the granting
The purpose of the recent general plan and mu
new signature, tax generating hotels. However
operators in the City have approached the Coi
proposals to renovate their facilities. Unfortunate
and FAR amenity requirements significantly Iii
making much needed improvements. The
constructed before the General Plan FAR regul�
0.35:1 in commercial land use designations, a
developed at FARs greater than 0.35:1. Today .
minor renovations and small additions, they
overhauls and satisfy significant amenity standan
The proposed amendments presented in GPA
provide regulated flexibility so that existing he
improvements, while maintaining good design
DPT Resolution No. 10 -31 (EXHIBIT
I ADOPT the Negative Declaration
I Ordinance No. 902 (Exhibit D),
Title 17 of the Rosemead Municipal
ince No. 604 which permitted hotel and
;ial) and M -1 (Light Manufacturing and
litional Use Permit by the Planning
Bd development standards for the
Is, which included but were not limited
caping, and security system conditions.
4mendment (General Plan Amendment
:sionation to allow hotel and motel
tion to exceed the maximum permitted
p to an FAR of 1.0:1, if such projects
Lastly, the approval of Ordinance No.
)ermitted hotel development in the C-4
a Conditional Use Permit.
icipal code amendments was to attract
in recent months several existing hotel
imunity Development Department with
y, the current municipal code standards
A the ability of these operators from
najority of the existing hotels were
Lion was lowered in 2008 from 1.0:1 to
d many of these existing hotels were
in order for these older hotels to make
could need to complete major costly
s that are not economically feasible.
0 -01 and MCA 10 -06 are intended to
Is are able to make small renovation
>ndards and regulatory procedures for
Planning Commission Meeting
November 1, 2010
Page 3 of 6
new hotel development. The amendment to the General Plan will also clarify that hotel
development in the High Intensity Commercial land use designation can also achieve a
maximum FAR of 1.0:1 provided that design standards and amenities are satisfied.
ANALYSIS
General Plan Amendment
Currently, the Rosemead General Plan allows hotel and motel development in the
Commercial land use designation to exceed the maximum permitted FAR of 0.35:1 and
develop up to an FAR of 1.0:1, if such projects include higher design standards and
amenities. The amendment to the Land Use Element of the General Plan would revise
Table 2 -1 to clarify that hotel development in the Commercial and High Intensity
Commercial land use designations could achieve a maximum FAR of 1.0:1, provided that
the required amenities and design standards are provided. The amendment will also
delete Table 2 -2, which currently establishes the required amenities and design
standards that hotels and motels must satisfy to obtain the FAR bonus and relocate them
to the Zoning Code (Title 17 of the Rosemead Municipal Code). These highlighted
revisions are contained in Exhibit A to Planning Commission Resolution No. 10 -31.
Lastly, table numbers will be revised throughout the Land Use Element, and one
typographical error in the current land use map legend will be corrected to maintain
internal document consistency. No further changes to the General Plan are proposed.
Municipal Code Amendment
Commercial hotel development in Rosemead contributes to the City's financial well -being
by providing jobs and tax revenues. The amendments to the Zoning Code would
encourage continued preservation, retention, and development of self sustaining
commercial hotel and motel uses in the City, by enforcing high quality amenity standards
and sensitive site design measures, while providing flexible, incentive -based project
processing regulations. The amendment proposes to revise and modernize definitions,
parking requirements, required amenities related to floor area ratio limits, and other
development regulations for hotels and motels. The redline /strikeout version of proposed
MCA 10 -06 has been attached as Exhibit E. The following is an outline of the key
provisions proposed in the ordinance.
• Definitions: The existing zoning code does not clearly differentiate the
difference between hotel and motel uses. One main revision to the definitions to
distinguish the difference between the two uses will focus on how guest rooms
Planning Commission Meeting
November 1, 2010
Page 4 of 6
are accessed. The proposed amendment will clarify that entrances to all guest
rooms in hotel developments must be f om completely enclosed interior halls,
while motels are permitted to have entrances that lead directly outside the
building from some or all the guest rooms!
• off- Street Parking Requirements: Cun
than all other commercial uses. The arr
size requirements for hotels the same a:
20' long). The amendment will also allow
motels, and require designated recreati
developments.
• Lot Area Requirement: The amendmel
area requirement for hotels and motels
(Regional Commercial), CBD (Central
Manufacturing and Industrial) zones fror
feet.
ntly hotels require larger parking stalls
ndment proposes to make the parking
all other commercial uses (9' wide by
ie use of compact stalls for hotels and
nal vehicle parking spaces for motel
proposes to reduce the minimum lot
i the C -3 (Medium Commercial), C-4
Business District), and M -1 (Light
40,000 square feet to 39,000 square
• Required Amenities related to FAR limits: Currently, the Rosemead General
Plan outlines amenity standards that hotel and motel projects must include to
obtain an FAR of 1.0:1 in the Commercial land use designation. The amendment
proposes to remove the list of required amenities from the General Plan and
incorporate them into the Zoning Ordinance. The amendment also proposes to
expand the list of amenities, and make number of required amenities flexible so
that existing hotels are able to benefit from the FAR incentive so that renovations
and small additions are economically feasible. It is important to note that only
hotel development would be eligible fora FAR bonus.
• New Development Standards: To ensure quality hotel and motel development
the amendment proposes to establish a minimum number of rooms for hotel
developments and minimum room si
required to provide a minimum of 300
ze[for hotels and motels. Motels will be
and hotels will be required to provide
required to provide a minimum of 50 gt,
streamline the development review proc
to existing motels and hotels, the ame
feet of floor area per guest room,
square feet. Hotels will also be
rooms per development. Lastly, to
for small renovations and additions
ent proposes to allow a one time
Planning Commission Meeting
November 1, 2010
Paqe 5 of 6
expansion of up to 25% or 7,500 square feet of floor area, whichever is less,
through an administrative approval process. This incentive is offered to
encourage older, outdated hotels and motels to renovate.
Conclusion
In order to encourage upscale and high quality hotel and motel development in
appropriate locations, the amendments to the General Plan and Municipal Code are
necessary. The proposed amendments will further promote continued preservation,
retention, and development of self- sustaining commercial hotel and motel uses in the
City, by providing regulations to make those projects desirable and financially feasible.
STATE LAW REQUIREMENTS
Authority for and Scope of General Plans
Section 65300 et seq of the California Government Code sets standards for each city to
prepare, adopt, and amend a comprehensive general plan. This plan coordinates the
long -term physical development goals and objectives of the City. Government Code
Sections 65860, 66473.5 and 66474 require that day -to -day development decisions,
such as zoning and land subdivisions should be consistent with the General Plan.
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.
California State law requires zoning to be compliant with the goals, objectives and
policies of the General Plan. Municipal Code Amendment 10 -06 will accomplish this
requirement. The revised hotel and motel regulations are consistent with General Plan
Land Use Goal 2 and Land Use Policy 4.1 as they will promote expanded opportunities
for concentrated commercial uses that contribute to jobs and tax revenues to the
community, as well as promote commercial business retention and attraction that
contributes positively to the overall tax base. The revised hotel regulations will enforce
high quality amenity standards and sensitive site design measures, while providing
flexible, incentive -based project processing regulations to spur older existing hotel and
motel development renovation. Lastly, the Municipal Code Amendment 10 -06 proposes
to maintain existing development regulations relating to building setback, lot coverage,
and height provisions designed to ensure adequate buffering and screening to mitigate
Planning Commission Meeting
November 1, 2010
Page 6 of 6
potential land use conflicts between residential and nonresidential uses, as required by
Land Use Policy 1.2. I'
The public necessity, convenience, and general I welfare will be served by the adoption
of the revised hotel and motel regulations, as the new regulations provide internally
consistent development standards that will ensure consistency with the General Plan
land use floor area ratios, while providing continued preservation, retention, and
development of self- sustaining commercial hotel and motel uses in the City. The new
regulations will also make hotel and . motel projects desirable and financially feasible.
Furthermore, to ensure that the proposed amendment does not adversely impact the
City and its residents, regulations governing setbacks, security system requirements
and operational standards have been maintained in the current Zoning Code.
PUBLIC NOTICE PROCESS
Pursuant to California Government Code Secti
this project was published in the San Gabriel \
the number of owners of real property within
1,000. Lastly, this notice is also posted in
availability of the application, plus the date, time
65091, the public hearing notice for
ley Tribune on October 13, 2010, as
I feet of the project site(s) is greater
(6) public locations, specifying the
id location of the public hearing.
Prepared by:
Sheri Bermejo
Principal Planner AND
by:
Community Yevelopment Director
Exhibits:
A. Initial Study and Negative Declaration
B. Planning Commission Resolution No. 10
C. Draft City Council Resolution No. 2010 -72
D. Draft Ordinance No. 902
E. Redline /Strikeout version of proposed MC.
iul Garry
mior Planner
10 -06
ENVIRONMENTAL CHECKLIST FORM
CITY OF ROSEMEAD
PLANNING DIVISION
8838 E. VALLEY BLVD.
ROSEMEAD, CALIFORNIA 91770
1. Project title:
2. Lead agency name and address
General Plan Amendment 10 -01 (GPA 10 -01)
Municipal Code Amendment 10 -06 (MCA 10 -06)
3. Contact person and phone number:
4. Project location:
5. Project sponsor's name and address:
6. General plan designation:
City of Rosemead
8838 East Valley Blvd.
Rosemead, CA 91770
Paul Garry, Senior Planner
(626) 569 -2147
City -Wide
City of Rosemead
County of Los Angeles
City of Rosemead
8838 East Valley Blvd.
Rosemead, CA 91770
Commercial,
High Intensity Commercial,
Mixed -Use: Industrial /Commercial,
Mixed -Use: Residential /Commercial (30
du /ac and 60 du /ac),
Office /Light Industrial
Zoning: C -3 (Medium Commercial),
C-4 (Regional Commercial)
CBD (Central Business District)
M -1 (Light Manufacturing)
8. Description of project. (Describe the whole action involved, including but not
limited to later phases of the project, and any secondary, support, or off -site
features necessary for its implementation. Attach additional sheets if necessary.)
The proposed project is City- initiated amendments to the Land Use Element of the
General Plan and Rosemead Municipal Code for the purpose of revising definitions,
parking requirements, required amenities related to floor area ratio limits, and other
development standards for hotels and motels.
EXHIBIT A
Currently, the Rosemead General Plan alloy
Commercial land use designation to exceed t
(FAR) of 0.35:1 and develop up to an FAR of 1
standards and amenities. The amendment to t
(GPA 10 -01) would revise Table 2.1 to clarify t
and High Intensity Commercial land use desigi
1.0:1, provided that the required amenities an(
Zoning Code are satisfied. The amendment
Plan would also delete Table 2 -2, which curren
design standards that hotels and motels must
0.35:1 and relocate it to the Zoning Code (Title
The amendments to the Zoning Code include
general plan, enumerating the required ameni
1.0:1 FAR. The amendment also includes re
modifying the parking space size requirement;
same as all other . commercial uses (9' wide t
hotels and motels, reducing the minimum Ie
(Medium Commercial), C-4 (High Intensity
District), and M -1 (Light Manufacturing and Ini
39,000 square feet, establishing a minimum
and minimum room size for hotels and motels
parking spaces for motel developments, and
of existing motels and hotels.
s hotel and motel development in the
e maximum permitted Floor Area Ratio
):1, if their projects include higher design
e Land Use Element of the General Plan
at hotel development in the Commercial
ations could achieve a maximum FAR of
design standards identified in the City's
the Land Use Element of the General
y establishes the required amenities and
atisfy to be allowed to exceed an FAR of
7 of the Rosemead Municipal Code).
incorporation of formal Table 2 -2 of the
es required for hotels to be eligible for a
ising the definitions of a hotel and motel,
for group occupancies to make them the
f 20' long), allowing compact parking for
area for hotels and motels in the C -3
Commercial), CBD (Central Business
ustrial) zones from 40,000 square feet to
umber of rooms for hotel developments
requiring designated recreational vehicle
stablishing procedures for the expansion
9. Surrounding land uses and setting. (Briefly describe the project's surroundings.)
10.
The City of Rosemead is an urban suburb to
east of the City of Los Angeles. It is bounder
and San Gabriel, on the west by Monterey F
County community of South San Gabriel, on t
and South El Monte on the east. The City is
Rosemead is home to a resident population of
Since the project is not proposed at a specif
provided. However, hotels and motels are c
Conditional Use Permit in the C -3 (Medium Con
(Central Business District), and M -1 (Light I
proposed amendments to the Land Use Eleme
Rosemead Municipal Code would not change t
be permitted. The lands zoned C -3, C-4, CBD,
locate are approximately 270 net acres (i.e., not
Other Agencies whose approval is req
participation agreement).
ated in the San Gabriel Valley, 10 miles
on the north by the cities of Temple City
ark and the unincorporated Los Angeles
e south by Montebello, plus by El Monte
5.5 square miles or 2,344 acres in size.
ately 57,328 people.
site, no specific site description can be
- ently permitted with the approval of a
iercial), C-4 (Regional Commercial), CBD
inufacturing and Industrial) zones. The
of the General Plan and revisions to the
zones in which hotels and motels would
nd M -1 in which hotels and motels could
venting road and railroad rights -of -way).
(e.g., permits, financing approval, or
Approval by other agencies is not required as
of this project.
EXHIBIT A
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below would be potentially affected by this project, involving
at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the
following pages.
❑ Aesthetics
❑ Biological Resources
❑ Greenhouse Gas
Emissions
❑ Land Use /Planning
❑ Population /Housing
❑ Transportation/Traffic
❑
Agriculture Resources
❑
Cultural Resources
El
& Hazardous
❑
Materials
Materials
❑
Mineral Resources
❑
Public Services
❑
Utilities /Services
Systems
❑
Air Quality
❑
Geology /Soils
❑
Hydrology/WaterQuality
❑
Noise
❑
Recreation
❑
Mandatory Findings of
Significance
DETERMINATION
On the basis of this initial evaluation:
Q 1 find that the proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION will be prepared.
❑ I find that although the proposed project could have a significant effect on the environment,
there will not be a significant effect in this case because revisions in the project have been
made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION
will be prepared.
❑ I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
❑ 1 find that the proposed project may have a "potentially significant impact' or "potentially
significant unless mitigated" impact on the environment, but at least one effect 1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and 2)
has been addressed by mitigation measures based on the earlier analysis as described on
attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze
only the effects that remain to be addressed.
❑ 1 find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an earlier
EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been
avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including
revision or mitigation measures that are imposed upon the proposed project, nothing further
is required.
10 JaL C)
Signature Date
Paul Garry, Senior Planner
Printed Name
For
3 EXHIBIT A
ENV
A brief explanation is required for all answers except "No Impact' answers that are
adequately supported by the information sources a lead agency cites in the parentheses
following each question. A "No Impact' answer is adequately supported if the referenced
information sources show that the impact simply Idoes not apply to projects like the one
involved (e.g., the project falls outside a fault rupture zone). A "No Impact' answer should
be explained where it is based on project - specific factors as well as general standards (e.g.,
the project will not expose sensitive receptors to pollutants, based on a project- specific
screening analysis).
2. All answers must take account of the whole actions involved, including off -site as well as on-
site, cumulative as well as project - level, indirect as well as direct, and construction as well
as operational impacts.
3. Once the lead agency has determined that a particular physical impact may occur, then the
checklist answers must indicate whether the impact is potentially significant, less than
significant with mitigation, or less than significant. "Potentially Significant Impact' is
appropriate if there is substantial evidence that an effect may be significant. If there are one
or more "Potentially Significant Impact' entries wHen the determination is made, an EIR is
required.
4. "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where
the incorporation of mitigation measures has reduced an effect from "Potentially Significant
Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation
measures, and briefly explain how they reduce the effect to a less than significant level
(mitigation from Section XVII, "Earlier Analyses ", may be cross - referenced).
5. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other California
Environmental Quality Act (CEQA) process, an effect has been adequately analyzed in an
earlier EIR or negative declaration. Section 15063 (c) (3) (D). Earlier analyses are
discussed in Section 17 at the end of the checklist.1
6. Lead agencies are encouraged to incorporate into the checklist references to information
sources for potential impacts (e.g. general plan's, zoning ordinances). Reference to a
previously prepared or outside document should, where appropriate, include a reference to
the page or pages where the statement is substantiated.
Supporting Information Sources: A source list . should be attached, and other sources used
or individuals contacted should be cited in the discussion.
8. This is only a suggested form, and lead agencies are free to use different ones.
U
The analysis of each issue should identify: (a) the significance criteria or threshold used to
evaluate each question; and (b) the mitigation measure identified, if any, to reduce the
impact to less than significant.
4 1 EXHIBIT A
ENVIRONMENTAL CHECKLIST
Potentially Significant` Less Than w
7 ; Significant With Signifcant , No
{ Env�ronmentaflssues Impact _ M�Ggatton Impact k'- linpact.
1" Aesthetics �1 r
)'.a
a) Have a substantial adverse effect on a scenic El El L1 vista?
b) Substantially damage scenic resources,
including, but not limited to, trees, rock El El 11 outcroppings, and historic building within a state ID
scenic highway?
c) Substantially degrade the existing visual
character or quality of the site and its ❑ ❑ ® ❑
surroundings?
d) Create a new source of substantial light or glare
which would adversely affect day or nighttime ❑ ❑ ® ❑
views in the area?
2. Agriculture and Forestry Resources `{ c
In deterininmg whether impacts to agricultural resources are 'significant environmental effects; lead
agencies may refer to the Cahforma Agricultural Land Evaluation and Site Assessment Mode(
;_ (1997).. "prepared.by the Cahfbmia Department of Consen!a6on as an optional model to use rn
assessing impacts ^ion agriculture and farmland � � .
` �Would'the pro /ect " `'F
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland),
as shown on the maps prepared pursuant to the ❑ El E] Farmland Mapping and Monitoring Program of
the California Resources Agency, to non-
agricultural use?
b) Conflict with existing zoning for agricultural use, El El El or a Williamson Act contract?
c) Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in Public
Resources Code section 12220(g)), timberland
(as defined by Public Resources Code section ❑ ❑ ❑
4526), or timberland zoned Timberland
Production (as defined by Government Code
section 51104(g))?
d) Result in the loss of forest land or conversion of El El El forest land to non - forest use?
e) Involve other changes in the existing
environment which, due to their location or 1:1 El ❑
nature, could result in conversion of Farmland,
to non - agricultural use?
5 EXHIBIT A
►1
El
■❑
Z
►�1
►11
11
►1
6 1 EXHIBIT A
a) Conflict with or obstruct implementation of the
I ❑ ❑ ❑
applicable air quality plan?
b) Violate any air quality standard or contribute
substantially to an existing or projected air
❑ ❑
quality violation?
c) Result in a cumulatively considerable net
increase of any criteria pollutant for which the
project region is non - attainment under an
applicable federal or state ambient air quality
❑ ❑
standard (including releasing emissions, which
exceed quantitative thresholds for ozone
precursors)?
d) Expose sensitive receptors to substantial
❑ ❑
pollutant concentrations?
e) Create objectionable odors affecting a
❑ ❑ ❑
substantial number of people?
4.� Biological Resources
Would the project:.
a) Have a substantial adverse effect, either directly
or through habitat modifications, on any species
identified as a candidate, sensitive, or special
status species in local or regional plans,
❑ ❑ ❑
policies, or regulations, or by the California
Department of Fish and Game or U.S. Fish and
Wildlife Service?
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional plans,
El El El
policies, and regulations or by the California
Department of Fish and Game or U.S. Fish and
Wildlife Service?
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 of
the Clean Water Act (including, but not limited
El El El
to, marsh, vernal pool, coastal, etc.) through
direct removal, filling, hydrological interruption,
or other means?
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife
species or with established native resident or
❑ ❑ ❑
migratory wildlife corridors, or impede the use of
wildlife nursery sites?
►1
El
■❑
Z
►�1
►11
11
►1
6 1 EXHIBIT A
7 EXHIBIT A
LessThan
Potentially
Significant
'Less Than
�' i ' y # Sigmfcant
. w
Wtth +
Signfcant a No '
Environmental Is 6es Impact Mitigation
V. mpact :.. Impact'
e)
Conflict with any local policies or ordinances
protecting biological resources, such as a tree
❑
❑
❑
preservation policy or ordinance?
f)
Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural Community
L1
El
El
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
Sd: Cultural Resources
'f
Would the
project.
a)
Cause a substantial adverse change in the
significance of a historical resource as defined
❑
❑
❑
in §15064.5?
b)
Cause a substantial adverse change in the
significance of an archaeological resource
❑
❑
❑
pursuant to §15064.5?
c)
Directly or indirectly destroy a unique
paleontological resource or site or unique
❑
❑
❑
geologic feature?
d)
Disturb any human remains, including those
outside of formal cemeteries?
El
1:1
El
6 r. G eo logy. and
,Soils
Would the project:
a)
Expose people or structures to potential
substantial adverse effects, including the risk of
loss, injury or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-
Priolo Earthquake Fault Zoning Map issued
by the State Geologist for the area or
❑
❑
❑
based on other substantial evidence of a
known fault? Refer to Division of Mines
and Geology Special Publication 42.
ii) Strong seismic ground shaking?
❑
❑
❑
iii) Seismic - related ground failure, including
❑
11
❑
liquefaction?
iv) Landslides?
❑ -
❑
❑
b)
Result in substantial soil erosion or the loss of
El
1
❑
topsoil?
C)
Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project and potentially result in on-
❑
❑
❑
or off -site landslide, lateral spreading,
subsidence, liquefaction or collapse?
7 EXHIBIT A
EXHIBIT A
a.
rt
` �
Poten4ally Sigmfcant LessaThan ' "� ,
999 Sigmfi,cant
With Slgmficant . No
Environmental Issues x '
Impact , ' MitigaLOn, Impact „ , Impact';
d)
Be located on expansive soil, as defined in
Table 18 -1 -B of the Uniform Building Code
❑ ❑ ® ❑
(1994), creating substantial risks to life or
property?
e)
Have soils incapable of adequately supporting
the use of septic tanks or alternative wastewater
❑ ❑ ❑
disposal systems where sewers are not
available for the disposal of wastewater?
7 Gas Emissions
-';Greenhouse
Would
the project:
r
a)
Generate greenhouse gas emissions, either
directly or indirectly, that may have a significant
❑ ❑ ❑
impact on the environment?
b)
Conflict with an applicable plan, policy or
regulation adopted for the purpose of reducing
❑ ❑ ❑
the emissions of greenhouse gases?
8. Hazards and Hazardous Materials'.
r
. Would the project:
_. _
a)
Create a significant hazard to the public or the
environment through the routine transport, use,
❑ ❑ ❑
or disposal of hazardous materials?
b)
Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the
❑ ❑ ❑
likely release of hazardous materials into the
environment?
c)
Emit hazardous emissions or handle hazardous
or acutely hazardous materials, substances, or
❑ ❑ ❑ IK
waste within one - quarter mile of an existing or
proposed school?
d)
Be located on a site which is included on a list
of hazardous materials sites compiled pursuant
to Government Code 65962.5 and, as a result,
❑ ❑ ❑ ID
would it create a significant hazard b the public
or the environment?
e)
For a project located within an airport land use
plan, or where such a plan has not been
adopted, within two miles of a public airport or
❑ ❑ ❑
public use airport, would the project result in a
safety hazard for people residing or working in
the project area?
f)
For a project within the vicinity of a private
airstrip, would the project result in a safety
El El 11
hazard for people residing or working in the
project area?
EXHIBIT A
LessThan = a = r 4
of
potentially
Significant Less Than :'
;f'
Srgmfcant With Significant � ; No S
Environmental,lssues
„
Impact rtlmpact Impact,
.?
. .Mitigation
g)
Impair implementation of or physically interfere
with an adopted emergency response plan or
❑ ❑ ❑
emergency evacuation plan?
h)
Expose people or structures to a significant risk
of loss, injury or death involving wildland fires,
including where wildlands are adjacent to
❑ ❑ ❑
urbanized areas or where residences are
intermixed with wildlands?
8_ ,Hydrology
and Water Quality
a)
Violate any water quality standards or waste
El El 11 0
discharge requirements?
b)
Substantially deplete groundwater supplies or
interfere substantially with groundwater
recharge such that there would be a net deficit
in aquifer volume or a lowering of the local
groundwater table level (e.g., the production
❑ ❑ ❑
rate of pre- existing nearby wells would drop to a
level which would not support existing land uses
or planned uses for which permits have been
granted?
c)
Substantially alter the existing drainage pattern
of area, including through the alteration of the
course of a stream or river, in a manner which
❑ ❑ ❑
would result in substantial erosion or siltation
on- or off -site?
d)
Substantially alter the existing drainage pattern
of the site or area, including through the
alteration of the course of a stream or river, or
El El 11
substantially increase the rate or amount of
surface runoff in a manner, which would result in
flooding on- or off -site?
e)
Create or contribute runoff water which would
exceed the capacity of existing or planned
❑ 1:1 El
stormwater drainage systems or provide
substantial additional sources of polluted runoff?
f)
Otherwise substantially degrade water quality?
D ❑ ❑
g)
Place housing within a 100 -year flood hazard
area as mapped on a federal Flood Hazard
❑ El 1:1
Boundary or Flood Insurance Rate Map or other
flood hazard delineation map?
h)
Place within a 100 -year flood hazard area
structures, which would impede or redirect flood
❑ = ❑ ❑
flows?
EXHIBIT A
t "' Potentially Significant .Legs Than ;
- Significant With Significant No .'
Environmentallssues Impact Mitigation Impact `' Impact
. .
i) Expose people or structures to a significant risk
of loss, injury or death involving flooding,
❑ El ❑
including flooding as a result of the failure of a
levee or dam?
j) Inundation by seiche, tsunami, or mudflow?
❑ ❑ ❑
10'.,Land Use and Planning 1
Would the project,
a) Physically divide an established community?
❑ ❑ ❑
b) Conflict with any applicable land use plan,
policy, or regulation of an agency with
jurisdiction over the project (including, but not
limited to the general plan, specific plan, local
❑ ❑ ® ❑
coastal program, or zoning ordinance) adopted
for the purpose of avoiding or mitigating an
environmental effect?
c) Conflict with any applicable habitat conservation
❑ ❑ ❑
plan or natural communities conservation plan?
11; Mineral Resources
Would the project.
.
a) Result in the loss of availability of a known
mineral resource that would be of value to the
❑ ❑ ❑
region and the residents of the state?
b) Result in the loss of availability of a locally -
important mineral resource recovery site
❑ ❑ ❑
delineated on a local general plan, specific plan
or other land use plan?
12: Noise
:Would the project result in:
a) Exposure of persons to or generation of noise
levels in excess of standards established in the
❑ ❑ ® ❑
local general plan or noise ordinance, or
applicable standards of other agencies?
b) Exposure of persons to or generation of
excessive groundborne vibration or
❑ ❑ ❑
groundborne noise levels?
c) A substantial permanent increase in ambient
noise levels in the project vicinity above levels
❑ ❑ ® ❑
existing without the project?
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above
❑ ❑ ® ❑
levels existing without the project?
10 1 EXHIBIT A
Less,Than
c'�� ` Potential) Si nificant Less Than •` "
Signfcant With Significant No <
Environmental Issues Impact Mitigabon Impact' Impacf
e) For a project located within an airport land use
plan or, where such a plan has not been
adopted, within two miles of a public airport or ❑ ❑ ❑
public use airport, would the project expose
people residing or working in the project area to
excessive noise levels?
f) For a project within the vicinity of a private
airstrip, would the project expose people E3 El El residing or working in the project area to
excessive noise levels?
X 13 Population and Housing ,
.:: Would the o�
prech` w
J A f:
a) Induce substantial population growth in an area,
either directly (e.g., by proposing new homes ❑ ❑ E] and businesses) or indirectly (e.g., through ER
extension of roads or other infrastructure)?
b) Displace substantial numbers of existing
housing, necessitating the construction of ❑ ❑ ❑
replacement housing elsewhere?
c) Displace substantial numbers of people
necessitating the construction of replacement ❑ ❑ ❑
housing elsewhere?
,14 Public Services a
Would the project result in substantial adverse physical impacts associated with the provision of
new or physically altered govem men tal, facilities need for new or, physically altered governmental ?.
faahhes' the construction of which could,cause significant environmental impacts in orderto
mamtain:acceptable service ratios response times or other performance ob /ecti ves for any the
ih Public services
_.r
a) Fire Protection? ❑ ❑ ® ❑
b) Police Protection? ❑ ❑ ® ❑
c) Schools? ❑ ❑ ® ❑
d) Parks? ❑ ❑ ® ❑
e) Other public facilities? ❑ ❑ ® ❑
a) Would the project increase the use of existing ,m
neighborhood and regional parks or other
recreational facilities such that substantial ❑ ❑ ❑
physical deterioration of the facility would occur
or be accelerated?
b) Does the project include recreational facilities or
require the construction or expansion of ❑ 11 El recreational facilities, which might have an
adverse physical effect on the environment?
11 EXHIBIT A
12 1 EXHIBIT A
`Less Than , —k
,.
a ' �P�otentiallyntSignificant�LessThan�
n
� t
s� �3,�'t
Significant ° „With r Significant
No
Environmental Issues,
u
Jmpact MiUgaUon 'Impact Impact;
,;.
16r TransportatioNiraffic �atirv,a
:Wouldthe
protect:,
a)
Cause an increase in traffic, which is substantial
in relation to the existing traffic load and
capacity of the street system (i.e., result in a
El ❑
® El
increase in either the number of
vehicle trips, the volume to capacity ratio on
roads, or congestion at intersections)?
b)
Exceed, either individually or cumulatively, a
level of service standard established by the
❑ ❑
® ❑
county congestion management agency for
designated roads or highways?
c)
Result in a change in air traffic patterns,
including either an increase in traffic levels or a
❑ ❑
❑
change in location that results in substantial
safety risks?
d)
Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous
❑ ❑
❑
intersections) or incompatible uses (e.g., farm
equipment)?
e)
Result in inadequate emergency access?
❑ ❑
❑
D
Result in inadequate parking capacity?
I ❑ ❑
❑
g)
Conflict with adopted policies, plans, or
programs supporting alternative transportation
❑ ❑
❑
(e.g., bus turnouts, bicycle racks)?
17 Utllities._and Service Systems
' Wduld the
project::;
a)
Exceed wastewater treatment requirements of
the applicable Regional water Quality Control
❑ ❑
❑
Board?
b)
Require or result in the construction of new
water or wastewater treatment facilities or
expansion of existing facilities, the construction
❑ ❑
❑
of which could cause significant environmental
effects?
c)
Require or result in the construction of new
storm water drainage facilities or expansion of
❑ El
El 0
existing facilities, the construction of which could
cause significant environmental effects?
d)
Have sufficient water supplies available to serve
the project from existing entitlements and
resources, or are new or expanded entitlements
needed?
12 1 EXHIBIT A
13 EXHIBIT A
Less Than
_;
c Potentially Significant Less Than `
5" ith ,Si'gnificant.`S No `
Environmental1Issue5._ °- ,; ' ,Impact
-
Mitigation: .Impact Impact
e)
Result in a determination by the wastewater
treatment provider, which serves or may serve
the project that it has adequate capacity to ❑
❑ ❑
serve the project's projected demand in addition
to the provider's existing commitments?
f)
Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid ❑ .
❑ ❑
waste disposal needs?
g)
Comply with federal, state, and local statutes ❑
❑ ❑
and regulations related to solid waste?
18 Findings of Significance`
rManiJatory
a)
Does the project have the potential to degrade
the quality of the environment, substantially
reduce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop below.
self - sustaining levels, threaten to eliminate a 11
E] El
plant or animal community, reduce the number
or restrict the range of a rare or endangered
plant or animal, or eliminate important examples
of the major periods of California history or
prehistory?
b)
Does the project have impacts that are
individually limited, but cumulatively
considerable? ( "Cumulatively considerable"
means that the incremental effects of a project El
1:1 El
are considerable when viewed in connection
with the effects of past projects, the effects of
other current projects, and the effects of
probable future projects.)
c)
Does the project have environmental effects,
which will cause substantial adverse effects on ❑
❑ ❑
human beings, either directly or indirectly?
13 EXHIBIT A
EVALUATION OF ENVIRONMENTAL IM
AESTHETICS
The City of Rosemead is located within a high
County and is situated between the San C
Montebello Hills to the south. The surrounding
the Whittier Narrows Golf Course just outsi(
dominant features of the scenic vistas along
designated scenic highways or streets or segr
boundaries.
No site specific project is being proposed in c
to the Land Use Element of the Rosemead
conjunction with the proposed project. Additii
not involve a particular location, there are no c
buildings or other significant scenic resource
scenic resources would be damaged by the it
no significant impacts would occur, and no mit
The proposed project will not degrade the
particular site. No site specific project is
ordinance; therefore, the visual character of 1
be significantly affected by the proposed pro
required.
2. AGRICULTURAL AND FORESTRY RESOU
The proposed project will not result in the c
urban uses. The only agricultural uses in the C
Southern California Edison transmission line
Such uses would not be displaced by any fut
hotel or motel development would occur in the
Commercial), CBD (Central Business District)
The project area is located in an urban setti
resources as defined by the state farmland m
wide project site does not have a land use
agricultural use, and therefore would not confl
or a Williamson Act contract.
The City is located in a highly urbanized area i
timberland or other forestry resources, nor d
designations for forest land, timberland or t
proposed project is not a development project
development entitlements or make any land u
loss of forest land or the conversion of forest la
The proposed project would not require any c
would result in the conversion of farmland
significant impacts on existing agricultural resc
the project, and no mitigation measures are ne
y urbanized area of eastern Los Angeles
abriel Mountains to the north and the
iillsides and distant mountains, as well as
e the City's southeastern limit, are the
the City's borders. No state or county
ents thereof are located within the City's
inection with the proposed amendments
;eneral Plan or to the Zoning Code in
ally, since approval of the project does
nificant trees, rock outcroppings, historic
that would be impacted. Therefore, no
lementation of the proposed project and
ation measures would be required.
;fisting visual character or quality of a
ing proposed in connection with this
site and the surrounding area would not
and no mitigation measures would be
ES
nversion of existing agricultural land to
y are landscape nurseries situated under
on property zoned O -S (Open Space).
re hotel or motel development. Any new
3 (Medium Commercial), C -4 (Regional
)r in the M -1 (Light Manufacturing) zone.
g and does not contain any agricultural
pping and monitoring program. The city -
or implementing zoning designation for
.t with existing zoning for agricultural use
Los Angeles County, and possesses no
�s it have any zoning or General Plan
berland production. Furthermore, the
land.use plan, and does not grant any
policy changes that could result in the
i to non - forest use.
3es to the existing environment which
non - agricultural uses. Therefore, no
:s would occur from implementation of
14 1 EXHIBIT A
3. AIR QUALITY
Dust, both small diameter respirable matter (pm, and larger, heavier particulates, is
normally the primary concern during new construction. Because such emissions are not
amenable to collection and discharge through a controlled source, they are called "fugitive
emissions" or "fugitive dust."
The applicable air quality management plan for the entire City of Rosemead is the 1997
Air Quality Management Plan (AQMP) prepared by the South Coast Air Quality
Management District (SCAQMD). CEQA requires that projects be consistent with the
AQMP. The AQMP provides standards of concentration for seven (7) air pollutants:
ozone, carbon dioxide, nitrogen dioxide, sulfur dioxide, suspended particulate matter,
sulfates, lead, as well as visibility- reducing particles. Only new or amended General Plan
elements, specific plans, and significant projects need to undergo a consistency review.
This is because the AQMP strategy is based on projections from local general plans.
The current City of Rosemead General Plan is consistent with the AQMP.
Currently, the Rosemead General Plan allows hotel and motel development in the
Commercial land use designation to exceed the maximum permitted Floor Area Ratio
(FAR) of 0.35:1 and develop up to an FAR of 1.0:1, if such projects include higher
design standards and amenities. The amendment to the Land Use Element of the
General Plan (GPA 10 -01) would revise Table 2.1 to clarify that hotel development in the
Commercial and High Intensity Commercial land use designations could achieve a
maximum FAR of 1.0:1, provided that the required amenities and design standards
identified in the City's Zoning Code are satisfied. The amendment to the Land Use
Element of the General Plan would also delete Table 2 -2, which currently establishes the
required amenities and design standards that hotels and motels must satisfy to be
allowed to exceed an FAR of 0.35:1 and relocate them to the Zoning Code (Title 17 of
the Rosemead Municipal Code).
The High Intensity Commercial land use designation is located in two areas of the City,
identified as "High Intensity Commercial Area 1" and "High Intensity Commercial Area 2."
These areas combined cover approximately 19 net acres of City land. The current
General Plan sets strict minimum site area requirements for projects located within this
land use designation. The minimum site area requirement within the High Intensity
Commercial Area 1 is 15 acres and the minimum site area requirement within the High
Intensity Commercial Area 2 is 3 acres. The minimum site area requirements are not
being revised in this amendment. Therefore, there are only a total of two potential sites
in the City that would benefit from the FAR bonus. incentive for hotel development.
Furthermore, the existing 40% lot coverage limitation, building setbacks, and building
height requirements would continue to restrict building areas within each commercial
area.
The amendment to the Zoning Code is consistent with the Rosemead General Plan as it
only revises development standards for hotels and motels in accordance with all
applicable General Plan elements. Lastly, there is no construction activity associated
with approval of this project; and therefore, no environmental impacts would occur with
implementation of the project.
National ambient air quality standards (AAQS) were originally established in 1971 for six
pollution species with states retaining the option to add other pollutants, require more
15 EXHIBIT A
stringent compliance, or to include different ex
levels of air quality considered safe, with an
public health and welfare. They are designed
to further respiratory distress such as asthr
people already weakened by other disease or i
work or exercise, called "sensitive receptors.'
exposure to air pollutant concentrations consi
before adverse effects are observed.
The City of Rosemead straddles three AQMD
Gabriel Valley), No. 9 (East San Gabriel Valle
Existing levels of ambient air quality and histc
documented from measurements made by the
data show that the Source /Receptor Areas
State or Federal standards on ozone, suspen
other pollutants, the standard was not excee
(Area No. 9 — East San Gabriel Valley is cover
osure periods. These standards are the
dequate margin of safety, to protect the
o protect those people most susceptible
atics, the elderly, very young children,
ness, and persons engaged in strenuous
Healthy adults can tolerate occasional
erably above these minimum standards
iource /Receptor Areas: No. 8 (West San
) and No. 11 (South San Gabriel Valley).
cal trends and projections in the City are
SCAQMD. The AQMD's 2008 air quality
which Rosemead sits exceeded either
ed particulates and fine particulates. For
�d at any of the four monitoring stations
d by two monitoring stations).
As mentioned earlier in this section, there (will be no construction activity directly
associated with adoption of the proposed project, and therefore, it will not contribute to
emissions or the violation of air quality standards. The GPA 10 -01 only qualifies two
additional sites in the City for a FAR incentive bonus for hotel development. Subsequent
development will comply with General Plan policies and the Zoning Ordinance, especially
energy conservation policies identified in the City's Resource Management, Land Use,
and Circulation Elements. In addition, future) hotel development will be reviewed and
evaluated on a project -by- project basis through the City environmental clearance process
to ensure that air quality impacts are fully addressed and mitigated. Therefore, GPA 10-
01 and MCA 10 -06 will not contribute to emissions or the violation of air quality
standards.
According to the CEQA Air Quality Handbook, sensitive receptors are defined as
populations such as children, athletes, and ',elderly and sick persons that are more
susceptible to the effects of air pollution than the population at large. Although the City
includes numerous schools and other facilities frequented by sensitive receptors, the
proposed amendments to the General Plan and Zoning Code will have less than
significant impacts because it is not a development project or land use plan and does not
propose significant amounts of new developm nnt, land use changes or alterations to the
existing environment of the City.
4. BIOLOGICAL RESOURCES
The city -wide project site is located in an urban, developed area and does not contain
any significant biological resources. The project does not provide habitat for any
candidate, sensitive, or special status species. Animal species located on any future
project site is likely limited to rodents and a variety of bird species that are able to adapt
to life in an urban environment. Nonetheless approval of the project does not involve
any construction or specific development project, and therefore would not create any
significant impacts to special status biological resources and no mitigation measures are
necessary.
16 EXHIBIT A
Since this city -wide project site does not contain any significant habitat resources, and
there is no direct development associated with the approval of this project there will be
no significant impacts on riparian habitat or other sensitive natural communities identified
in local, regional, or national plans, regulations or policies. Additionally, no riparian
habitat or sensitive natural communities are located within the City, therefore, no
significant impacts would result from project implementation and no mitigation measures
are necessary.
The proposed project is located in an urban area developed with a mixture of residential,
commercial, industrial, public facilities and public recreation areas that do not contain
any wetland resources. No wetlands would be impacted by approval of the proposed
project. The project site is not considered a migratory wildlife corridor due to the existing
surrounding urban development.
The City has adopted an oak tree preservation ordinance, contained in Section 17.100 of
the Rosemead Municipal Code. The ordinance requires anyone seeking to remove,
relocate or trim an oak tree to obtain a permit before doing so, with exceptions for minor
pruning. The proposed project contains no policies or actions that contradict the oak
tree ordinance, and all vacant and non - vacant land developed or redeveloped under the
revised hotel and motel development standards will be subject to the requirements of the
ordinance. Furthermore, the proposed project is not a development project and does not
involve any land use changes that would affect the open space areas identified in the
General Plan, nor does it involve any changes to trees in the public right -of -way.
Approval of the project does not involve development of a particular site or changes to
an established policy that would allow for the degradation of any significant biological
resource. No adopted habitat conservation plan, natural community conservation plan,
or other approved habitat conservation plan would be affected by approval of this
project, and therefore no mitigation measures would be required.
5. CULTURAL RESOURCES
The project involves regulatory changes to the City's Zoning Ordinance regarding
development standards for hotels and motels, and no specific development is associated
with its adoption. Additionally, under the proposed ordinance, hotels and motels would
continue to only be allowed in the C -3, C-4, CBD, and M -1 zones and there are no
known buildings or structures in the C -3, C-4, CBD, or M -1 zones which could be
considered historic. Therefore, the proposed project could not cause an adverse change
to any historic properties potentially eligible for inclusion on the National Register of
Historic Places, the California Register of Historic Places, or the California Historic
Landmarks, and therefore no mitigation measures would be required.
The project involves regulatory changes to the City's Zoning Code regarding
development standards for hotels and motels, and no specific development is associated
with its adoption. Therefore, the project would not have any significant cultural resource
impacts and no mitigation measures would be required.
The project does not involve any construction activity. Therefore implementation of the
project would not impact any paleontological resource, site or unique geological feature
and would not impact any human remains and no mitigation measures would be
required.
17 EXHIBIT A
GEOLOGY AND SOILS
The General Plan Public Safety element id
potential for causing local damage and how tc
dangers associated with seismic activity are st
and ground shaking. City building regulation:
required for the seismic zones. Additionally,
adhere to the prescribed minimum requiren
However, the project does not involve constrt
impacted. Therefore, implementation of the prc
regarding geology and soils, and no mitigation
intifies any active faults which have a
react to such occurrences. The primary
face rupture, ground failure, liquefaction,
provide specific construction techniques
design and construction projects must
ants to address seismic safety issues.
;tion activity or occupancy that could be
)osed changes would not have an impact
neasures would be required.
Liquefaction refers to loose, saturated sand I or gravel deposits that lose their load
supporting capability when subjected to intense shaking. Liquefaction potential varies
based upon on -site soil composition and groundwater depth.
The California department of Conservation is
1990 to identify and map the state's most
areas where earthquakes are likely to cau
failure. The California Department of Conser
recently updated existing Seismic Hazard P
including the area covering the potential pr
involve construction activity or occupanc
implementation of the proposed changes we
failure or liquefaction, and no mitigation measi
andated by the Seismic Hazards Act of
)minent earthquake hazards, including
shaking, liquefaction or other ground
ion Division of Mines and Geology has
)s for portions of Southern California,
ct site. However, the project does not
that could be impacted. Therefore,
I not have an impact regarding ground
s would be required.
Landsliding is a type of erosion in which masse
single unit. Susceptibility of slopes to landslides
several factors. These are usually present in c
to, steep slopes, condition of rock and soil
contracts, geologic shear zones and seismic
involve construction activity or occupancy
implementation of the proposed changes
landsliding, and no mitigation measures would
I of earth and rock move down slope as a
and other forms of slope failure depend on
mbination and include, but are not limited
iaterials, presence of water, formational
activity. However, the project does not
that could be impacted. Therefore,
✓vould not have an impact regarding
)e required.
There is no construction associated with the approval of this project, thereby having no
potential for soil erosion or the loss of native Itopsoil. Therefore, implementation of the
proposed changes would not have an Impact regarding soils, and no mitigation
measures would be required.
Compliance with the General Construction Act
of and adherence to best management practic
occur during grading and compaction of a p
does not involve any construction activity
Therefore, implementation of the proposed ct
a geologic unit or soils, and no mitigation mee
ies Storm Water Permit and development
will ensure that no substantial erosion will
act site. However, the proposed project
r occupancy that could be impacted.
Iges would not have an impact regarding
res would be required.
7. GREENHOUSE GAS EMISSIONS
The proposed amendments to the Gel
development project or land use plan, and
18
I Plan and Zoning Code are not a
not grant any development entitlements;
EXHIBIT A
nor do they include any construction activities that could emit greenhouse gases or other
substances.
Currently, the Rosemead General Plan allows hotel and motel development in the
Commercial land use designation to exceed the maximum permitted Floor Area Ratio
•(FAR) of 0.35:1 and develop up to an FAR of 1.0:1, if such projects include higher
design standards and amenities. The amendment to the Land Use Element of the
General Plan (GPA 10 -01) would revise Table 2.1 to clarify that hotel development in the
Commercial and High Intensity Commercial land use designations could achieve a
maximum FAR of 1.0:1, provided that the required amenities and design standards
identified in the City's Zoning Code are satisfied. The amendment to the Land Use
Element of the General Plan would also delete Table 2 -2, which currently establishes the
required amenities and design standards that hotels and motels must satisfy to be
allowed to exceed an FAR of 0.35:1 and relocate them to the Zoning Code (Title 17 of
the Rosemead Municipal Code).
The High Intensity Commercial land use designation is located in two areas of the City,
identified as "High Intensity Commercial Area 1" and "High Intensity Commercial Area 2."
These areas combined cover approximately 19 net.acres of City land. The current
General Plan sets strict minimum site area requirements for projects located within this
land use designation. The minimum site area requirement within the High Intensity
Commercial Area 1 is 15 acres and the minimum site, area requirement within the High
Intensity Commercial Area 2 is 3 acres. The minimum site area requirements are not
being revised in this amendment. Therefore, there are only a total of two potential sites
in the City that would benefit from the FAR bonus incentive for hotel development.
Furthermore, the existing 40% lot coverage limitation, building setbacks, and building
height requirements would continue to restrict building areas within each commercial
area.
The amendment to the Zoning Code is consistent with the Rosemead General Plan as it
only revises development standards for hotels and motels in accordance with all
applicable General Plan elements. Lastly, there is no construction activity associated
with approval of this project; and therefore, no environmental impacts would occur with
implementation of the project.
In 2006, the State passed the California Global Warming Solutions Act of 2006 (AB 32),
which requires the California Air Resources Board to design and implement emission
limits, regulation, and other measures, such that feasible and cost - effective statewide
greenhouse gas (GHG) emissions are reduced to 1990 levels by 2020. In 2008, the
State passed SB 375, which creates regional planning processes designed to reduce
GHG emissions in accordance with AB 32. These processes, which have yet to be fully
implemented, tie GHG reduction targets to the region's land use and transportation
strategic plans. The City is committed to working within these processes to use land use
policies to aid in the reduction of GHG emissions, and took significant steps, such as
designating substantial portions of Rosemead's underutilized commercial areas for
mixed -use residential /commercial development as part of its 2008 General Plan Update.
8. HAZARDS AND HAZARDOUS MATERIALS
The proposed project would not involve the routine transport, use or disposal of any
significant quantities of hazardous materials. No hazardous emissions will be associated
19 EXHIBIT A
with the proposed project. The project prop
violation with government code section 659
would not create a significant hazard to the p
project regulatory changes would not result in
working in community. Therefore, no significant
project. The proposed project would not invol
city's emergency operations plan or with any maf
the area. Approval of the proposed project woul d
significant risk of loss, injury or death involving w
are adjacent to urbanized areas or where reside
significant impacts to the public or the environ
project, and no mitigation measures are required.
osal is not site specific, thereby not in
62.5. Therefore, project implementation
ublic or the environment. The proposed
any safety hazards to people residing or
t impacts would result from the proposed
ve any uses that would interfere with the
or emergency evacuation routes out of
not expose people or structures to a
ildland fires, including where wildlands
nces are intermixed with wildlands. No
ment would result from the proposed
9. HYDROLOGY AND WATER QUALITY
In 1972, the Federal Water Pollution Control /
(CWA]) was amended to provide that the disc
States from any point source is unlawful unl
National Pollutant Discharge Elimination
amendments to the CWA added section 4
regulating municipal and industrial storm wal
On November 16, 1990, the U.S. Environme
final regulations that establish storm water pc
categories of industries. The regulations pi
waters of the United States from constructi
acres of soil disturbance are effectively prohil
with an NPDES permit.
(also referred to as the Clean Water Act
rge of pollutants to waters of the United
s the discharge is in compliance with a
ystem ( NPDES) permit. The 1987
p), which establishes a framework for
discharges under the NPDES program.
I Protection Agency (USEPA) published
it application requirements for specified
de that discharges of storm water to
projects that encompass five or more
d unless the discharge is in compliance
The proposed project would not be subject to
does not involve any construction activity. T
violate any water quality standards or waste di
Additionally, the proposed project will not c
ground water supply. Because there is no sitE
project, no changes to any established
implementation. Therefore, no significant iml
from project approval, and no mitigation meas
Because there is no site - specific constructic
potential for the increase in stormwater runoff
development would be appropriately analyze
stormwater management programs. Therefor
approval of this project, and no mitigation mea
Any subsequent development would be req
to ensure that there will be no violation of w
The project does not involve any developn
occur and no mitigation measures would be
NPDES program, because the project
fore, the proposed project would not
irge requirements.
ntribute to withdrawals from an existing
specific development associated with this
drainage pattern would occur upon
acts with regard to drainage would result
res would be required.
with regard to this project, there is no
t any particular location. Any subsequent
for compliance with any state and local
no significant impact would result from
ues would be required.
J to comply with City permit requirements
quality or waste discharge requirements.
Therefore, no significant impacts would
uired.
No site - specific construction activity will takel place with approval of this project. Any
subsequent development would be required to comply with city permit requirements to
20 1 EXHIBIT A
ensure soil stability and flooding. Therefore, no significant impacts would occur as a
result of the project, and no mitigation measures would be required.
10. LAND USE AND PLANNING
The proposed project does not involve changes that would physically divide the
established community or degrade the existing land use pattern. The proposed project
does not grant any development entitlements or propose any new land uses that could
alter the physical environment of the City.
The Rosemead Municipal Code allows hotels and motels in the C -3 (Medium
Commercial), CBD (Central Business District), C-4 (Regional Commercial), and M -1
(Light Manufacturing and Industrial) zones subject to development standards with the
approval of a Conditional Use Permit. The zones in which hotel and motel development
is permitted are not being revised in this amendment. The Rosemead General Plan
also allows hotel and motel development in the Commercial land use designation to
exceed the maximum permitted Floor Area Ratio (FAR) of 0.35:1 and develop up to an
FAR of 1.0:1, if such projects include higher design standards and amenities. The
amendment to the Land Use Element of the General Plan (GPA 10 -01) would revise
Table 2.1 to clarify that hotel development in the Commercial and High Intensity
Commercial land use designations could achieve a maximum FAR of 1.0:1, provided
that the required amenities and design standards identified in the City's Zoning Code are
satisfied. The amendment to the Land Use Element of the General Plan would also
delete Table 2 -2, which currently establishes the required amenities and design
standards that hotels and motels must satisfy to be allowed to exceed an FAR of 0.35:1
and relocate them to the Zoning Code (Title 17 of the Rosemead Municipal Code).
The High Intensity Commercial land use designation is located in two areas of the City,
identified as "High Intensity Commercial Area 1" and "High Intensity Commercial Area 2."
These areas combined cover approximately 19 net acres of City land. The current
General Plan sets strict minimum site area requirements for projects located within this
land use designation. The minimum site area requirement within the High Intensity
Commercial Area 1 is 15 acres and the minimum site area requirement within the High
Intensity Commercial Area 2 is 3 acres. The minimum site area requirements are not
being revised in this amendment. Therefore, there are only a total of two potential sites
in the City that would benefit from the FAR bonus incentive for hotel development.
Furthermore, the existing 40% lot coverage limitation, building setbacks, and building
height requirements would continue to restrict building areas within each commercial
area.
The amendments to the Zoning Code revise definitions, parking requirements, required
amenities related to floor area ratio limits and other development standards for hotels
and motels. The zones in which hotels and motels would be permitted with the approval
of a Conditional Use Permit (C -3, C-4, CBD, and M -1) would not be altered by the
proposed amendments. Therefore, the proposed project will not conflict with any
applicable land use plan, policy, or regulation of an agency with jurisdiction over the
project (including, but not limited to the General Plan, Specific Plan, Local Coastal
Program, or Zoning Ordinance) adopted for the purpose of avoiding or mitigating an
environmental effect. The action proposed with the project is consistent with the
Rosemead General Plan as it establishes design and location requirements for hotels
and motels. Any such facilities developed under the proposed ordinance would still be
21 EXHIBIT A
required to comply with all applicable zoning
Therefore, implementation of the project wou
mitigation measures would be required.
The proposed regulatory change is not site 'specific and would not conflict with any
applicable habitat conservation plan or natural community conservation plan area.
Therefore, no impact would result from imple entation of the project and no mitigation
measures would be required.
11.
12.
13.
MINERAL RESOURCES
According to the City of Rosemead
deposits of statewide or regional imp
significant impacts would occur and no m
rce Management Element, no mineral
e exist within the City. Therefore, no
n measures would be required.
NOISE
The proposed regulatory change does not
would impact the city's established Commu
of its land use designations. The City's Gei
Community Noise Equivalent Level (CNEL)
will not affect. Any future hotel or motel i
General Plan Noise Element policies and i
Code. Therefore, no impacts from impler
mitigation measures would be required.
Ive any construction activity or uses that
Noise Equivalent Level (CNEL) for each
I Plan Public Safety Element indicates a
each land use area, of which the project
dopment projects will be subject to the
B standards in the Rosemead Municipal
ation of the project will occur, and no
The project could result in new hotels and mo
industrial areas of the city, which if it occurre
vehicle trips, thereby resulting in an increase
routes. However, the potential increase in noi:
not expected to exceed the City's land use -
proposed construction activity or new uses a
Therefore, no impacts from implementation
measures would be required.
The proposed project will not expose people
levels. There is no development resulting fi
aviation facility is the El Monte Airport, locate
City. The City does not fall within the airpc
airstrips located within the City of Rosemead
no significant impacts would occur in the vicir
no mitigation measures would be required.
POPULATION AND HOUSING
id land use regulations already in place.
not result in a significant impact and no
s business locating in the commercial and
could potentially generate an increase in
traffic= generated noise along local travel
along local streets would be negligible and
>ise compatibility standards. There is no
;ociated with the approval of this project.
the project will occur, and no mitigation
)rking in the City to permanent high noise
m approval of this project. The nearest
approximately one mile to the east of the
is land use plan. There are no private
r within its immediate vicinity. Therefore,
y of a public airport or private airstrip and
The proposed regulatory changes are not anticipated to induce substantial population
growth. Furthermore, there is no specific development involved with this project that
would require the extension of infrastructure inian area not previously served. Therefore,
no significant impacts would occur and no mitigation measures would be required.
22 1 EXHIBIT A
The proposed project does not involve demolition or dislocation of any structures.
Therefore, no significant impacts would occur and no mitigation measures would be
required.
14. PUBLIC SERVICES
Fire protection service is provided by the Los Angeles County Fire Department. The Fire
Department operates two fire stations within the City: Station No. 4 at 2644 North San
Gabriel Boulevard, and Station No. 42 at 9319 East Valley Boulevard. Average
response time within the City is 4:47 minutes for emergency responses, within national
standards, and 6:36 minutes for non - emergency responses. No development is
associated with approval of this project. Therefore, no impacts with regard to the
provision of new or physically altered fire protection facilities would occur.
Police protection services are provided to the City by the Los Angeles County Sheriffs
Department (LASD): Service is primarily administered from the Temple Station in the
Region I patrol area. The station's response time goals are four to five minutes for
emergency calls, eight to nine minutes for priority calls, and 30 -40 minutes for routine
calls. The station currently achieves all of these response time goals. Since the
proposed amendments to the General Plan and Zoning Code are not a development
project, they will not add population or housing to the area that would result in an
increase in demand for police protection services or an increase in the LASD's response
time to emergency calls.
Since the proposed amendments to the General Plan and Zoning Code are not a
development project, they will not add population or housing to the area that would result
in an increase in demand school facilities. All future hotel and motel developments within
the City will conform to the General Plan and Municipal Code.
Adoption of the proposed amendments to the General Plan and revisions to the
development standards for hotels and motels will not result in adverse physical impacts
associated with the provision of new or physically altered park facilities. The proposed
project does not grant any development entitlements or propose any land use changes
that would result in the construction of park facilities or lead to an increased need for
park facilities. All future development that occurs under regulations proposed by these
amendments will be subject to site - specific environmental review by the City and comply
with the applicable policies and regulations related to public service.
The proposed project does not propose the construction of any public facilities, nor does
it grant any development entitlements or make any land use changes that would
increase the need for any public facilities in the City.
No development is associated with approval of this project. Therefore, no impacts with
regard to the provision of fire protection services, police services, school facilities,
existing park services or the provision of new park facilities would occur and no
mitigation is necessary. No impacts to other public facilities have been identified. Refer
to Section 17 for a discussion on utilities and service systems.
23 EXHIBIT A
15.
RECREATION
The proposed project will have no direct eff
no new development is associated with the
introduce new permanent populations that
recreational facilities through increased u
facilities will occur as a result of this proje
occur and no mitigation measures would be
ect
se. N o
ct.1 Th
The proposed project does not include, nor
recreational facilities. Existing recreational
implementation of the project. Therefore, no
mitigation measures are required.
16. TRANSPORTATION/TRAFFIC
There is no specific development associat
development rights would be granted by the a
the project could result in the location of addil
industrial areas of the City, which could pote
employees and customers and associated nurr
number of vehicles trips that could potentially
significant and within the traffic model for the Gi
The project does not propose any use that
cumulatively, to the level of service
management agency for designated
impacts would occur and no mitigation
existing recreational facilities because
gal of this project. The project will not
J substantially deteriorate parks and
increases in the demand for such
erefore, no significant impacts would
:quire, the construction or expansion of
opportunities will not be affected by
significant impacts would occur and no
with approval of this project and no
oval of the proposed project. However,
al hotels and motels in commercial and
Ily increase the number of commercial
of vehicle trips. However, the increased
,ult from the project would be less than
ral Plan.
uld cause any changes, individually or
established by the county congestion
roads Ior highways. Therefore, no significant
ieasures would be required.
The Rosemead Municipal Code allows he
Commercial), CBD (Central Business Distric
(Light Manufacturing and Industrial) zones st
approval of a Conditional Use Permit. The zo
is permitted are not being revised-in this am
also allows hotel and motel development in
exceed the maximum permitted Floor Area R;
FAR of 1.0:1, if such projects include highe
amendment to the Land Use Element of the
Table 2.1 to clarify that hotel development
Commercial land use designations could act
that the required amenities and design standai
satisfied.
The High Intensity Commercial land use desic
identified as "High Intensity Commercial Area
These areas combined cover approximately
General Plan sets strict minimum site area re
land use designation. The minimum site ar(
Commercial Area 1 is 15 acres and the minin
Intensity Commercial Area 2 is 3 acres. The
24
als and motels in the C -3 (Medium
C-4 (Regional Commercial), and M -1
ject to development standards with the
�s in which hotel and motel development
idment. The Rosemead General Plan
ie Commercial land use designation to
io (FAR) of 0.35:1 and develop up to an
design standards and amenities. The
General Plan (GPA 10 -01) would revise
in the Commercial and High Intensity
we a maximum FAR of 1.0:1, provided
s identified in the City's Zoning Code are
cation is located in two areas of the City,
' and "High Intensity Commercial Area 2."
19 net acres of City land. The current
uirements for projects located within this
a requirement within the High Intensity
um site area requirement within the High
minimum site area requirements are not
EXHIBIT A
being revised in this amendment. Therefore, there are only a total of two potential sites
in the City that would benefit from the FAR bonus incentive for hotel development.
Furthermore, the existing 40% lot coverage limitation, building setbacks, and building
height requirements would continue to restrict building areas within each commercial
area. The amendments to the Zoning Code revises definitions, parking requirements,
required amenities related to floor area ratio limits and other development standards for
hotels and motels.
The project does not propose any use which could cause any changes to air traffic
patterns or a change in location which results in substantial safety risks. The project
does not involve any specific development or significant regulatory change that would
create hazards for a subsequent development proposal. Therefore, no significant
impacts would occur and no mitigation measures would be required.
The project does not involve any specific development or any significant regulatory
change and does not grant any entitlements that would impact emergency access to a
particular site. The project does not involve any specific development or significant
regulatory change that could place additional demand on the City's existing vehicle
parking supply, nor does it propose alterations to the physical environment of the City
that could reduce the amount of available parking. All future development will adhere to
parking requirements in the City's Municipal Code. Therefore, no significant impacts
would occur and no mitigation measures would be required.
The General Plan Circulation Element contains Goal 2, Policies 2.1 through 2.6, and
Actions 2.1 through 2.5, which concern the development of infrastructure and service to
support alternative travel modes. All future hotel and motel developments will be
reviewed in accordance with these requirements. The proposed amendments to the
General Plan and Zoning Code do not grant any development entitlements, nor do they
contain any goals, policies or programs that contradict or alter the alternative
transportation provisions of the Circulation Element. Therefore, no significant impacts
would occur and no mitigation measures would be required.
17. UTILITIES AND SERVICE SYSTEMS
The City of Rosemead contracts with the Los Angeles County Consolidated Sewer
Maintenance District for maintenance of local sewer lines that connect to trunk lines
owned and operated by the Sanitation Districts of Los Angeles County, District 15.
According to the General Plan EIR, the sewers in the southern portion of the City (south
of Interstate 10) are likely operating at or near capacity, while the sewer operation level
in the northern part of the City is unknown. However, since the proposed project does
not grant any development entitlements, propose any new land uses or make any
significant alterations to the existing physical environment of the City, it will not cause or
contribute to increases in wastewater generation. Therefore, no significant impacts
would occur and no mitigation measures would be required.
No development will directly result from approval of this project. However, because the
City is largely developed, mainline water and sewer infrastructure is in place.
Connections to the mainline water and sewer will be required for any subsequent
development. Therefore, no significant impacts would occur and no mitigation measures
would be required.
25 EXHIBIT A
18.
No construction activity will directly result from
the City is primarily built -out, storm water
subsequent development would require on -site
area drainage facilities in accordance with
impacts would occur and no mitigation measur
The City of Rosemead is currently complyinc
adopt and implement a SRRE and to divert 50
by the year 2000. The City has entered
member of the Los Angeles Area Integrated N
an approved diversion rate of 59 percent. Tt
federal, state and local statues and regulation
no development rights will be granted with
significant impacts with respect to solid wast
measures would be required.
MANDATORY FINDINGS OF SIG
Based on the preceding analysis, the propo.
degrade the quality of the environment, sul
wildlife species, cause a fish or wildlife popu
threaten to eliminate a plant or animal coma
range of a rare or endangered plant or anim
major periods of California history or prehistoi
to the Land Use Element of the General
development project or land use plan.
The General Plan land use designations and
development are currently permitted are
amendment to the General Plan would clarify
and High Intensity Commercial land use desig
1.0:1, provided that the required amenities ar
Zoning Code are satisfied. Although the FAI
land use designation, due to the strict minims
use designation, there are only a total of two F
from the amendment. Furthermore, the exist
setbacks, and building height requirements
within each commercial area. The amendr
definitions, parking requirements, required am
other development standards for hotels and
development entitlements or significantly cha
Plan, nor do they make any significant alter
City.
The project will not have a cumulatively cor
approval of the project proposes a minor FAR
applies to two only commercial sites in the C
the development of hotels and motels. TI
consistent with goals and policies of the Lai
26
xoval of this project. However, because
nage facilities are in place, and any
ilities to convey storm water flows to the
regulations. Therefore, no significant
would be required.
with AB 939, which requires the City to
)ercent of the solid waste from its landfills
to a multijurisdictional agreement as a
iste Management Association, which has
City will continue to comply with the all
related to solid waste. Additionally since
e approval of the proposed project, no
disposal would occur and no mitigation
project does not have the potential to
antially reduce the habitat of a fish or
on to drop below self- sustaining levels,
nity, reduce the number or restrict the
or eliminate important examples of the
Additionally, the proposed amendments
Ian and the Zoning Code are not a
oning districts in which hotel and motel
it being altered in this project. The
at hotel development in the Commercial
ations could achieve a maximum FAR of
design standards identified in the City's
bonus would be added to an additional
i site area requirements within that land
lential sites in the City that would benefit
g 40% lot coverage limitation, building
Auld continue to restrict building areas
ants to the Zoning Code only revises
iities related to floor area ratio limits and
iotels. The project does not grant any
3e the land use policies of the General
ons to the physical environment of the
lerable impact on the environment, as
nus incentive for hotel development that
and revises development standards for
e development standards will remain
Use Element within the General Plan.
EXHIBIT A
Therefore no significant impacts have been identified, and no mitigation measures are
required.
Based on the preceding analysis, the proposed project does not have the potential to
cause substantial adverse effects on human beings. Therefore no significant impacts
have been identified, and no mitigation measures are required.
27 EXHIBIT A
1. City of Rosemead General Plan (adopted 2008; amended 2010)
2. City of Rosemead General Plan EIR
3. City of Rosemead Municipal Code
4. California Department of Conservation, Farmland Mapping and Monitoring Program
S. South Coast Air Quality Management District 2007 AQMP www.agmd.gov
6. South Coast Air Quality Management District 2008 Air Quality Data www.acimd.gov
7. California Integrated Waste Management Board www.ciwmb.ca.gov
8. California Department of Conservation, Division of Mines and Geology, Special Studies
Zones (El Monte Quadrangle, 1999) www.conservation.ca.gov
9. California Department of Conservation, Division of Mines and Geology, Seismic Hazard
Zones (El Monte Quadrangle, 1999) www.conservation.ca.gov
I
10. Los Angeles County Department of Public Works, www.dpw.lacountv.gov
11. State Water Resources Control Board, http: / /ge'otracker.swrcb.ca.gov /map/
12. Orange County Airport Environs Land Use Plan for Fullerton Municipal Airport
www.ocair.com
13. Federal Emergency Agency, Flood Insurance Rate Map 00059CO036H
14. California Integrated Waste Management Board, www.ciwmb.ca.gov
15. California Department of Finance, www.dof.ca.gov
28 1 EXHIBIT A
NEGATIVE DECLARATION
City of Rosemead
Planning Division
8838 E. Valley Blvd.
Rosemead, California 91770
PROJECT TITLE: General Plan Amendment 10 -01 and Municipal Code Amendment No. 10 -06
PROJECT APPLICANT: City of Rosemead
PROJECT CONTACT PERSON: Paul Garry
ADDRESS: City of Rosemead — Planning Division, 8838 E. Valley Blvd., Rosemead, CA 91770
TELEPHONE: (626) 569 -2147
PROJECT LOCATION: City of Rosemead (City-wide)
PROJECT DESCRIPTION:
The proposed project is City- initiated amendments to the Land Use Element of the General Plan
and Rosemead Municipal Code for the purpose of revising regulations for the floor area ratio,
definitions, parking requirements, and other development standards for hotels and motels to
implement the recently updated general plan.
The amendment to the land use element of the General Plan would delete table 2 -2, which
establishes required amenities for hotels that may exceed a 0.35:1 floor area ratio. The proposed
amendment will relocate the list of required amenities from the commercial categories section of the
land use element to zoning code with a cross reference added to the land use element.
FINDING
On the basis of the initial study on file in the Planning Division:
X The proposed project COULD NOT have a significant effect on the environment.
The proposed project COULD have a significant effect on the environment, however there will not
be a significant effect in this case because the mitigation measures described in the Mitigation
Monitoring Program on file in the Planning Division Office were adopted to reduce the potential
impacts to a level of insignificance.
The proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
Completed by: Paul Garry Determination Approved:
Title: Senior Planner Title:
Date: November 1, 2010 Date:
PUBLIC REVIEW PERIOD: October 13, 2010 to November 1, 2010
COMMENTS RECEIVED ON DRAFT: Yes No
INITIAL STUDY REVISED: Yes No
ATTACHMENT A
A RESOLUTION OF THE PLANNING C
ROSEMEAD, COUNTY OF LOS ANGE
RECOMMENDING CITY COUNCIL
AMENDMENT 10 -01 AND MUNICIPAI
CONSISTING OF AMENDMENTS TO THI
GENERAL PLAN AND ROSEMEAD I
PURPOSE OF REVISING HOTEL p
REGULATIONS
WHEREAS, the City of Rosemead has
Ordinance, and map, including specific develor
and
WHEREAS, Section 65358 of the Califc
Council, as the legislative body, to amend all or
when it is deemed in the public interest; and
WHEREAS, Sections 17.116 of the
Planning Commission to consider and recom
to the City Council; and
iMMISSION OF THE CITY OF
ES, STATE OF CALIFORNIA
PPROVE GENERAL PLAN
CODE AMENDMENT 10 -06
LAND USE ELEMENT OF THE
UNICIPAL CODE FOR THE
ID MOTEL DEVELOPMENT
ted the General Plan and Zoning
standards to control development;
Government Code allows the City
of the City's adopted General Plan
mead Municipal Code authorize the
proposed municipal code amendments
WHEREAS, on October 13, 2010, an Initialf Environmental Study for the proposed
General Plan and Municipal Code Amendments was completed, finding that the proposed
project could not have a significant effect on the environment and a Negative Declaration
was prepared, in accordance with the guidelines of the California Environmental Quality
Act, and local environmental guidelines; and
WHEREAS, on October 13, 2010 notices were posted in six (6) public locations and
a notice was published in the San Gabriel Valley Tribune specifying the public comment
period and the time and place for a public hearing pursuantto California Government Code
Section 65091(a)(3); and
WHEREAS, on November 1, 2010, the Planning Commission held a duly noticed
and advertised public hearing to receive oral and written testimony relative to General Plan
Amendment 10 -01 (GPA 10 -01) and Municipal Code Amendment 10 -06 (MCA 10 -06); and
WHEREAS, the Rosemead Planning (
testimony presented to them in order to make
ission has sufficiently considered all
(lowing determination;
NOW, THEREFORE, BE IT RESOLVED
Rosemead as follows:
SECTION 1. The Planning Commission
the Planning Commission of the City of
makes a finding of adequacy with
1 1 EXHIBIT B
the Negative Declaration and HEREBY RECOMMENDS that the City Council adopt the
Negative Declaration as the environmental clearance for General Plan Amendment 10 -01
and Municipal Code Amendment 10 -06.
SECTION 2. The Planning Commission finds that General Plan Amendment 10 -01,
as proposed, is consistent with the requirements of state law governing general plans,
including but not limited to Government Code Section 65300 and following.
SECTION 3. The Planning Commission HEREBY FINDS AND DETERMINES that
it is in the public interest to amend the General Plan Land Use Element for the purpose of
revising Table 2.1 and deleting Table 2 -2, to clarify that hotel development in the
Commercial and High Intensity Commercial land use designations may achieve a
maximum FAR of 1.0:1 subject to required amenities and design standards which will be
outlined in the Zoning Code (Title 17 of the Rosemead Municipal Code).
FINDING: The amenity provisions required for hotels to be eligible for a 1.0:1 FAR
will be removed from the General Plan and relocated to the Zoning Ordinance.
Furthermore, allowing hotel development in the Commercial and High Intensity Commercial
land use designations to be eligible for a FAR of 1.0:1 is consistentwith General Plan Land
Use Goal 2 and Land Use Policy 4.1, as the amendment would provide expanded
opportunities for concentrated commercial uses that contribute tojobs and tax revenues to
the community, as well as retain and attract commercial businesses that contribute
positively to the overall tax base.
SECTION 4 . The Planning Commission HEREBY FINDS AND DETERMINES that
Municipal Code Amendment 10 -06 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 5. The Planning Commission FURTHER FINDS AND DETERMINES that
Municipal Code Amendment 10 -03 is consistent with the Rosemead General Plan.
FINDING: The revised hotel and motel regulations are consistentwith General Plan
Land Use Goal 2 and Land Use Policy 4.1 as they will promote expanded opportunities for
concentrated commercial uses that contribute to jobs and tax revenues to the community,
as well as promote commercial business retention and attraction that contributes positively
to the overall tax base. The revised hotel regulations will enforce high quality amenity
standards and sensitive site design measures, while providing flexible, incentive -based
project processing regulations to spur older existing hotel and motel development
renovation. Lastly, the Municipal Code Amendment 10 -06 proposes to maintain existing
development regulations relating to building setback, lot coverage, and height provisions
designed to ensure adequate buffering and screening to mitigate potential land use
conflicts between residential and nonresidential uses, as required by Land Use Policy 1.2.
The public necessity, convenience, and general welfare will be served by the
2 EXHIBIT B
adoption of the revised hotel and motel regulati
internally consistent development standards that w
Plan land use floor area ratios, while providing c
development of self- sustaining commercial hotel
regulations will also make hotel and motel proje
Furthermore, to ensure that the proposed amendrr
and its residents, regulations governing setback:
requirements and operational standards have beer
ons, as the new regulations provide
II ensure consistency with the General
ontinued preservation, retention, and
and motel uses in the City. The new
As desirable and financially feasible.
ent does not adversely impact the City
;, height restrictions, security system
maintained in the current zoning code.
SECTION 6. The Planning Commission does HEREBY RECOMMEND that the
Land Use Element of the Rosemead General Plan be amended to read as incorporated by
this reference as Exhibit A.
SECTION 7. The Planning Commission does HEREBY RECOMMEND that the
definition of Hotel in Section 17.04.020 (Definitions) of the Rosemead Municipal Code be
amended to read as follows:
"Hotel" means a building or a portion of a buildir
designed to be used or which are used, rented o
occupied for temporary or overnight accommodate,
or principal dwelling place of the occupant(s), with
is made for cooking in any individual room or suit
from completely enclosed interior halls.
I containing guest rooms intended or
hired out to be occupied or which are
ns, but not used as the legal residence
)r without meals, in which no provision
. Entrance to all guest rooms must be
SECTION 8. The Planning Commission does HEREBY RECOMMEND that the
definition of Motel in Section 17.04.020 (Definitions) of the Rosemead Municipal Code be
amended to read as follows:
"Motel" means one or more buildings containing
some or all of which have a separate entrance I
building designed and used for rental for tempt
guests and are offered primarily to automobile
parking spaces conveniently located to each roc
motor lodges, motor inns, motor hotels, and touri
uest rooms without kitchen facilities,
iding directly from the outside of the
ry or overnight accommodations for
urists or transients, with garages or
i or unit. Motel includes auto courts,
courts.
SECTION 9. The Planning Commission doss HEREBY RECOMMEND that Section
17.84.030 (Group occupancies) of the Rosemead i Municipal Code be amended to read as
follows:
For each guest room in rooming, lodging, fraternity houses, clubs, dormitories, and hotels,
there shall be provided one parking space. Each such parking space shall be on the same
lot or parcel of land or contiguous thereto, except that parking space for hotels shall be on
the same lot or within five hundred (500) feet of the main building
SECTION 10. The Planning Commission does HEREBY RECOMMEND that
Subsection E of Section 17.84.100 (Commercial and industrial buildings) of the Rosemead
3 1 EXHIBIT B
Municipal Code be amended to read as follows:
E. Compact Car Parking Standards. The use of compact car parking shall be allowed
only for manufacturing, industrial, commercial, office, motel, and hotel uses. The number of
compact car parking stalls may consist of twenty -five (25) percent of the total number of
required parking stalls. Each compact car parking space shall be eight feet wide and
sixteen (16) feet long. All stalls must be identified by painting "Compact' in each stall using
letters no less than ten inches in height. Support columns and /or lighting standards shall
not intrude into the minimum dimensions. Compact car parking shall be, as much as is
practical, grouped on a common location subject to the approval of the Planning Director.
SECTION 11. The Planning Commission does HEREBY RECOMMEND that
Subsection 20 of Section 17.112.030 (Uses permitted in specific zones) of the Rosemead
Municipal Code be amended to read as follows:
20. Hotels in the C -3, C-4' CBD, and M -1 zones and motels in the C -3, CBD, and M -1
zones subject to the following conditions:
(a) Lot Area. The minimum area of the parcel or lot shall not be less than thirty -nine
thousand (39,000) square feet.
(b) Lot Width. Each lot shall have a minimum frontage of not less than one hundred
(100) feet on a major street as depicted on the circulation element of the general
plan.
(c) Maximum Coverage. The maximum lot coverage of all structures shall not exceed
forty (40) percent of the total lot area.
(d) Floor Area Ratio (FAR):
The FAR of a hotel or motel development must be consistent with the land use
designation in the General Plan. The General Plan permits additional FAR in the
Commercial and High Intensity Commercial land use designations for hotels
only.
Hotels only in the Commercial or High Intensity Commercial land use
designation in the General Plan may be developed up to a maximum permitted
FAR of 1.0:1 if the projects meet the required development standards identified
in the table below. If a project in one of these land use designations does not
meet all of the required amenity standards described in the table below, a
maximum FAR of 0.35:1 shall be allowed.
A hotel project may substitute two additional amenities from the table
below for each required amenity.
Hotel and Motel Amenity Standards
4 EXHIBIT B
Required Amenities
Motel
Hotel
Business Center Service'
Not Required
Required
Complementary breakfast
Not Required
Required
In -room wired or wireless
high speed internet
Not Required
Required
Additional Amenities:
Multi- function
ballroom/meeting rooms
Not R i
Optional
Restaurant or bar/lounge
Not Required
Optional
Concierge desk
Not Required
Optional
Convenience store /snack
sho
Not R i
Optional
Daycare services
Not Required
Optional
Day spa
Not Required
Optional
Florist or gift shop
Not Required
Optional
Laundry Service
Not Required
Optional
Pool ors a/ acuzzi
Not Required
Optional
Reception Lounge
Not Required
Optional
Room Service
Not Required
Optional
Self- service laundry
Not Required
Optional
Valet Parking
Not Required
Optional
Business Center Service includes guest
fax, and copy machine.
to centrally located computer,
(e) Number of Rooms.
i. Hotels: Minimum 50 Rooms
ii. Motels: No minimum.
(f) Floor area per guest room:
i. Hotels: Minimum 400 square feet
ii. Motels: Minimum 300 square feet
(g) Interior. /Exterior Corridors:
i. Hotels: Interior Corridors only
ii. Motels: Exterior corridors permitted
For the purposes of this section the floor area per guest room shall be calculated by
dividing the total gross floor area of the project by the total number of rooms.
(h) Landscaping. A minimum of ten percent of the total lot area is to be landscaped.
5 EXHIBIT B
(i) Yards. Side and rear yards, when abutting residentially zoned or used property, shall
be not less than ten feet from property line.
(j) If requested by a motel /hotel operator /owner in applying for a conditional use permit,
notwithstanding Section 5.42.030 of this code, the owner /operator may rent rooms
for extended periods exceeding thirty (30) consecutive days or thirty (30) days in
any sixty (60) consecutive day period, as authorized by the conditional use permit.
The right to rent rooms for extended periods as authorized by the conditional use
permit shall be conditioned upon the owner /operator agreeing to pay and paying to
the city at the time set forth in Section 3.16.070 for remission of transient occupancy
tax payments, a payment in lieu of taxes in an amount equal to the transient
occupancy tax that would otherwise be payable were the units occupied for less
than thirty (30) days. In determining the number of units in a motel /hotel complex
that may be so occupied, the Planning Commission shall consider the following
criteria:
i. Whether or not the overall site design and the floor plans of individual rooms
proposed are conducive to extended occupancy.
ii. Whether or not adequate parking and other amenities are provided to support
extended occupancy.
iii. Whether or not the renting of rooms for more than thirty (30) consecutive days is
likely to lead to or, in the case of existing motels /hotels, has lead to, police
problems due to the design of the motel /hotel and /or the nature of the
surrounding area.
iv. In applying forthe conditional use permit, the owner /operator shall determine the
number and /or percentage of rooms to be offered for extended occupancy. The
Planning Commission may approve the request as submitted or may establish
an alternate number and /or percentage based upon the review of the above
criteria, provided, however, that the number shall not be less than twenty (20)
percent of the total number of rooms in the hotel or motel nor more than thirty
(30) percent of the total number of rooms.
(k) The owner and /or operator of any such hotel or motel shall have and maintain only
one meter for each utility service to the entire use.
(1) A hotel or motel may provide manager's quarters not to exceed one dwelling unit,
which complies with the minimum multifamily (R -3) standards as set forth in this
code.
(m)Every hotel and motel shall have a security system designed to the satisfaction of
the Chief of Police which shall include surveillance of arrivals, departures, and
parking areas from the office and security hardware, cameras, alarms and lighting.
EXHIBIT B
(n) Every hotel and motel shall have an office
shall be located in close proximity to the ei
(o) Vehicles exceeding eighty (80) inches in
parking space required for motel custo
required for each guest room, every mo
recreational vehicle parking space, which
for each twenty -five (25) rooms in the me
(p) Vehicles exceeding eighty (80) inches in
required parking lot used exclusively
recreational vehicles or motor homes sh
least one designated recreational vehicle
feet by thirty (30) feet, is provided for e
complex.
(q) Every hotel and motel shall be oper
standards of Chapter 5.42 of this code.
i a registration desk, and the office
driveway to the street front.
th shall not be permitted to park in any
rs. In addition to the parking spaces
shall provide at least one designated
a minimum of ten feet by thirty (30) feet,
complex.
th shall not be permitted to park in any
hotel customers. (Noncommercial)
be permitted to park in such lots, if at
rking space, which is a minimum often
h twenty -five (25) rooms in the hotel
in compliance with the operational
(r) An economic feasibility study shall be submitted to the Planning Department for
review and approval. The economic feasibility study shall be prepared by a
professional who is familiar with preparation of such documents. The study shall
include data to support a finding that there Iis a demonstrated need for the project
and that the project will economically benefit the community as a whole. This
section shall not apply to hotels and motels in existence on April 28, 1987 or to
expansions allowed pursuant to Section 17.112.030.Q. of this title.
(s) Conditional use permits granted for hotels,
28, 1987, shall require compliance with sul
extent that said requirements can be iml
unduly expensive physical modifications to
hotel complex.
motels that were in operation on April
ctions a, b, c, h, i, k and n only to the
3d without requiring significant and
property or structures of the motel or
(t) The floor area of an existing motel or hotel
may be increased one time up to 25% or 7,
expansion itself must meet the requireme
coverage, FAR, height, parking, security
standards in accordance with Chapter 5.
compensate for any deficiency or noncor
Expansions allowed by this section are
approvals, including but not limited to a Co
required.
hich has a valid conditional use permit
00 square feet, whichever is less. The
is of this title related to setbacks, lot
ystem requirements, and operational
2 of this code, but is not required to
ormity in the original building or use.
Ilowed. by right with no discretionary
ditional Use Permit or Design Review,
7 1 EXHIBIT B
SECTION 12. The Planning Commission HEREBY RECOMMENDS CITY
COUNCIL APPROVAL of General Plan Amendment 10 -01 and Municipal Code
Amendment 10 -06 amending regulations for the development of hotels and motels within
the City of Rosemead.
SECTION 13. This resolution is the result of an action taken by the Planning
Commission on November 1, 2010 by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
SECTION 14. 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 1 :t day of November, 2010.
William Alarcon, Chairman
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 15t day of November,
2010, by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
Stan Wong, Secretary
8 EXHIBIT B
LAND USE
2
SE
Introduction
osemead accommodates a diversity of
to maintain a balanced community wi
residential neighborhoods, a healthy
base, and quality services for resit
visitors. The Land Use Element establishes polici
types and location of land uses citywide. The Zoning
implements these policies by establishing det
regulations and development standards for all proper
State planning law requires that the Land Use
designate "the proposed general distribution and
location and extent of the uses of the land" for a i
purposes (Government Code Section 65302[a]). Throi
and text, this Element defines the distribution and in
development for residential, commercial,v
parks /open space, and public facility land use
Rosemead and its sphere of influence areas. Fu
Element describes the relationship between General ]
use policy, zoning, and other plans.
ROSEMEAD GENERAL PLAN
and uses
. vibrant
conomic
nts and
for the
-dinance
led use
as.
Element
general
ariety of
gh maps
ensity of
dustrial,
within
ally, the
Ian land
P A G E z- 1
DRAFT: NOVEMBER i, z o i o
LAND USE
Relationship to Other
Elements and Plans
The Land Use Element provides the framework for all other
General Plan elements, as the manner in which land is used in
Rosemead affects:
• The location and design of roadways, bicycle paths, and
pedestrian walkways;
The location, type, and design of new housing
development (Housing Element); and
• Park location and use, and environmental resource
protection and use (Resources Management Element).
Although the Land Use Element is often the most referred
element in the General Plan, it represents only one part of the
General Plan. Coordination between and among all of the
General Plan Elements is required to comprehensively address
long -range community goals.
According to State law as revised in 2007 (AB162), land use
elements shall identify and annually review the areas covered
by the General Plan that are subject to flooding as identified by
floodplain mapping by either the Federal Emergency
Management Agency (FEMA) or the Department of Water
Resources (DWR). This is accomplished by reference to the
Public Safety Element, where flooding is discussed in further
detail.
Zoning Ordinance
The City's zoning ordinance, which is part of the Municipal
Code, divides the City into areas called zoning districts. The
zoning ordinance establishes regulations for each district with
respect to permitted uses, allowable density, building height,
development character, etc. The zoning ordinance consists of a
map that delineates the district boundaries, plus tent that
explains each district's purpose, specifies permitted and
conditional uses, and establishes development, maintenance,
and performance standards. The zoning ordinance serves as the
primary implementation tool for the Land Use Element. Under
California law, the zoning ordinance must be consistent with
the General Plan.
P A G E 2- 2
DRAFT: N O V E M B E R 1, 20 10
LAND USE
Regional Comprehensive Plan
Guide
The Southern California Association of Government:
undertakes regional planning efforts for the six -cour
region consisting of Los Angeles, Orange, Rivers
Bernardino, Ventura, and Imperial counties. SCAG's
efforts focus on developing strategies to minimh
congestion, protect environmental quality, and
adequate housing throughout the region. The
Comprehensive Plan and Guide — developed wit
participation from local agencies, elected officials, the
community, community groups, private instituti(
private citizens — sets forth broad goals and objectives
to be implemented by participating jurisdictions and
such the South Coast Air Quality Management Distric
Angeles County Metropolitan Transportation Authorit
(SCAG)
y SCAG
le, San
lanning
traffic
provide
regional
active
)usiness
is, and
❑tended
igencies
and Los
Rosemead Downtown Vision
The City is currently considering a Rosemead Downto
Plan. This plan focuses on urban design opporti
Valley Boulevard. The Plan calls for:
• Enhancing existing resources — add landsc:
streetscape along Valley Boulevard and en
"focal point" buildings at opportunity sites or I
• Creating potential districts — identify oI
parcels along Valley Boulevard near Walr
Avenue and Temple City Boulevard to crea
making public spaces and focal point building;
• Emphasizing public space — expand the use
space including the use of courtyards, plaza:
dining, and pedestrian friendly retail.
• Enhance Wayfinding — improve sign
placemaking images to encourage the feel o
districts and distinct places along Valley Boule
Vision
ies on
and
Grove
image-
f public
outdoor
;e and
separate
Measuring Density
Intensity
While people generally understand land use
"residential," "commercial," and "industrial," State
a clear and concise description of these categories.
like
P A G E Z- 3
DRAFT NOVEMBER i, 2 0 10
LAND USE
population and intensity standards must be specified. To
describe the intensity of use — how much development exists on
a property — land use planners have developed the quantitative
measures of density and intensity.
The term density describes the development capacity of
residential land. The General Plan describes density in terms of
dwelling units per net acre of land (du /ac), exclusive of present
or planned streets and other public rights -of -way. Density is
also used to describe population density in terms of the number
of persons per net acre.
Development intensity refers to the extent of development on a
parcel of land or lot. Intensity may be calculated using several
measures, such as the total building floor area, building height,
floor -area ratio, or the percent of lot coverage. The General
Plan uses floor -area ratio, or FAR, as a measure of non-
residential intensity. The floor -area ratio is the ratio between
the total gross floor area of all buildings on a lot and the total
land area of that lot. This measure does not include area within
parking structures.
1.5
Land Use Plan
This Land Use Element addresses how properties will be
developed over time and the extent to which private and public
redevelopment efforts will change, intensify, or otherwise
modify uses of property citywide: This section describes the
planned distribution and development intensities of all land
uses, and identifies specific goals the City will pursue relative to
each designated use.
This diagram illustrates how FAR
controls the intensity of use on a lot.
R is determined by dividing the
)ss floor area of all buildings on a
by the land area of that lot. For
ample, a 20,000 square foot
ilding on a 40,000 square foot lot
Ids an FAR of o.5:1. A o.5:1 FAR
)ws a single -story building which
ters half the lot, or a two -story
ilding with reduced lot coverage.
PA G E 2- 4
DRAFT: NOVEMBER 1, 2 0 1 0
LAND USE
Land Use Policy Map
To maintain the desired balance of uses in the cc
achieve goals regarding housing, economic develc
and education, the City will make land use
conformance with the Land Use Policy Map,
Figure 2 -1. The Land Use Policy Map prc
dimensional description of land use policy, i
preferred location and types of permitted uses d
City.
Land Use Categories
This Land Use Element designates five major catego
use: (t) residential, (2) commercial, (3) office /light
(4) mixed -use, and (5) public facilities. The
designation is further subdivided into three dens
Low, Medium, and High. To provide for a diversit
use approaches, the Mixed -Use designation incl
subcategories: Residential /Commercial, High
Residential/ Commercial, and Industrial /Commerci
Table 2 -1 summarizes the density and intensity
with each land use category and the aggregate acrea
The table indicates a maximum density or intensi
category, which indicates the maximum developmei
of any individual parcel. However, not every
Rosemead will be developed to the maximum
intensity due to physical and other constraints suc
right -of -way needs, placement of building
requirements, market desires, and other factors.
residential neighborhoods in Rosemead are fully de-,
not expected to experience any significant new deve
"recycling" where an existing structure is removed
structure is built in its place. Thus, Table 2 -1 ah
typical densities and intensities that can be expect
life of this General Plan. Altogether, these factors
estimate the possible buildout capacity of the City
population, housing units, and square feet of c
industrial, and other nonresidential uses. The typic
and intensities are for planning purposes o:
development proposal involving a density /intensity
the minimum but equal to or below the maximum
require a General Plan Amendment.
ity and
parks,
ons in
ited in
a two -
ng the
out the
of land
ranges:
mixed -
s three
Density
for each.
for each
potential
)arcel in
!nsity or
as public
zoning
so, many
oped and
pment or
d a new
indicates
over the
e used to
terms of
densities
1. Any
excess of
could not
P A G E 2- 5
RAFT: NOVEMBER i, 2 0 i o
LAND USE
This page intentionally left blank.
P AGE 2 - 6
DRAFT: NOVEMBER i, 2 o i o
>^>u' n n
General Plan
i7
I
min
Pomom Fr
Monryy� BFy
FEC FERTIO NRL
� '
[ELL
—
Q I AFF
Legend
0 L. Dem0y ResMetWl(0 -7 dWe0)
MiaEUSaAeseenlleLLOmmamial (lOOWac,]�Slones)
OI6 AIeM INUStli01
MWWm Ov.11 RWd.n l(0-tt tlW.p
f�_--:::
y M1,md U.AOe eMeOCO I(60 dWac lwb )
ORUEGC Fadtlles
. Hptl Oenslly RUdeMel(O-30 OW.. )
�OUfe:IntluefiaVCOmmenvl
®Open SMM
® Commmal
® M9tl ltM ky Cammemal
O Um q
1am�edenalr cama,.ar,1�
0 1idtl,4e�'Cerm�rey Npl
B wTlmi.ln CSimemYMU0
S.¢ ; Chy of Rawmond and OMF.Ina.
Figure 2 - 1
%n
Land Use Plan
0 ;000
a,000
City of Rosemead
I
November 1, 2010
LAND US E
This page intentionally left blank.
PAGE z - 8
DRAFT: NOVEMBER 1, 2010
LAND USE
Tab
Land Use
and Buildo
Notes:
a) DUs /AC: Dwelling Units Per Net Acre (net acres does n
b) FAR: Floor -Area Ratio
c) Population Density is estimated based on an average ho
vacancy rate of 3.02% according to the 2009 California
d) Maximum of 1.o:1 FAR allowed for hotel uses that meet
Ta bl e e 2
e) Mixed -Use Residential /Commercial assumes a 67% resi
f) Mixed -Use High Density Residential /Commercial assui
mix.
include public streets or right -of -ways)
sold size of 3.981 persons per household and a
artment of Finance, Demographic Unit.
requirements in the Zoning Ordinance.
itial, 33% commercial land use mix.
a 75% residential, 25% commercial land use
Residential Categories
Three land use categories are established to accom
range of housing types and densities. PreservF
enhancement of single - family residential neighborb
key goal. New development must be compatible
to a
and
is a
and
P A G E 2- 9
DRAFT: NOVEMBER 1, 2010
Maximum!
Typical
Typical
Land Use Categories
DUs /AC (a)
DUs /AC (a)
Population
or FAR (b)
or FAR (b)
Density (c)
Residential Categories
LDR
Low Density Residential
7 DU /AC
7 DU /AC
28 Persons /AC
MDR
Medium Density
Residential
12 DU /AC
8.5 DU /AC
34 Persons /AC
HDR
High Density Residential
3o DU /AC
19.8 DU /AC
79 Persons /AC
Commercial / Business Categories
C
Commercial (d)
0.35:1 FAR
0.33:1 FAR
N/A
HIC
High Intensity Commercial
0 .35:1 FAR
0.33:1 FAR
N/A
Ldj
OLI
Office /Light Industrial
o.5:1 FAR
0.42:1 FAR
N/A
Mixed -Use Category
MRC
Mixed -Use
25 -3o DU /AC
3o DU /Acre and
119 Persons /AC
Residential /Commercial (e)
1.6:1 FAR (
1.6:1 FAR
MHRC
Mixed -Use High Density
4o -6o DU /AC
48 DU /Acre and
191 Persons /AC
Residential /Commercial (f)
2.0a FAR
2.o:1 FAR
MIC
Mixed -Use
Industrial /Commercial
2.5:1 FAR
Lo:1 FAR
N/A
Public /Institutional Category
PF I Public Facilities N/A
N/A N/A
Open Space Categories
Os
Open Space /Natural
N/A
I
N/A
N/A
Resources
CEM
Cemetery
N/A
I N/
I N/A
Notes:
a) DUs /AC: Dwelling Units Per Net Acre (net acres does n
b) FAR: Floor -Area Ratio
c) Population Density is estimated based on an average ho
vacancy rate of 3.02% according to the 2009 California
d) Maximum of 1.o:1 FAR allowed for hotel uses that meet
Ta bl e e 2
e) Mixed -Use Residential /Commercial assumes a 67% resi
f) Mixed -Use High Density Residential /Commercial assui
mix.
include public streets or right -of -ways)
sold size of 3.981 persons per household and a
artment of Finance, Demographic Unit.
requirements in the Zoning Ordinance.
itial, 33% commercial land use mix.
a 75% residential, 25% commercial land use
Residential Categories
Three land use categories are established to accom
range of housing types and densities. PreservF
enhancement of single - family residential neighborb
key goal. New development must be compatible
to a
and
is a
and
P A G E 2- 9
DRAFT: NOVEMBER 1, 2010
LAND USE
complement established residential neighborhoods. In
residential areas, in addition to the primary residential use,
accessory structures, group homes, religious and charitable
organizations are permitted consistent with State law and
zoning ordinance requirements.
Low Density Residential
The Low Density Residential (LDR) land use
category is characterized by low- density
residential neighborhoods consisting
primarily of detached single - family dwellings
on individual lots. The minimum permitted
density is o dwelling units per acre. The
maximum permitted density is To dwelling
units per acre. The typical population density
is approximately 28 persons per acre.
Medium Density Residential
The Medium Density Residential (MDR) land
use category allows for densities of up to 12
units per acre with a minimum of o dwelling
units per acre. Housing types within this density range include
single - family detached homes on smaller lots, duplexes, and
attached units. The typical population density is approximately
34 persons per acre.
High Density Residential
The High Density Residential (HDR) category
accommodates many forms of attached housing -
triplexes, fourplexes, apartments, and
condominiums/ townhouses - and small -lot or
clustered detached units. The maximum permitted
density is 30 units per acre with a minimum of o
dwelling units per acre, and the typical population
density is 79 persons per acre.
Commercial Categories
Businesses in Rosemead's commercial districts
provide important services to residents and
contribute substantially to the City's tax— revenue
base. The three Commercial categories are intended
to support business activity and to provide incentives
to property owners to improve areas that function
below their economic potential.
P A G E z - a o
D RAFT: NOVEMBER t, 2 o i o
Low Density Single Family Residential Development
Southern California Edison building
Commercial properties
LAND USE
Commercial I
The Commercial designation applies to retail and service
commercial centers located along major arterials in the City: (1)
Valley Boulevard west of Muscatel, (z) Valley Boulevard near
and east of Rosemead Boulevard, , (3) Garvey Avenuelbetween
New Avenue and Charlotte Avenue, (4) San Gabriel Boulevard
between Park Street and Newark Avenue, (5) just west of the
Walnut Grove and Garvey Avenue intersection, (6) along
Rosemead Boulevard from Mission Drive to Valley Boulevard,
and (7) Del Mar from the I -10 freeway interchange to l Garvey
Avenue.
Permitted uses include a broad range of retail, office, and
service uses that serve local and regional needs. Prohibited
uses include warehousing, manufacturing, industrial uses, and
similar uses. The maximum permitted FAR is 0.35:1.
— otels may be developed
up to maximum permitted FAR of 1.o_r if their I projects
in
...:tt.,.7 �. n r. 1: A D
wnere commercial ueveiulluieui aums resWeuuai
neighborhoods, new projects must be designed with
Y}S L
P A G E z- 1 1
DRAFT: NOVEMBER 1, 2010
uP E).35:i FAR'
Required Hot-el
dd
i} een t` ..........:....
-Meetin Feefes
{II
� Y
-D ...._.... --
rmicss - cczxccr
-Flerist and gift shep
- .. ..,7...
Qp
ge
-D... spa/jae
1 L' 1... -FAD.. ...1..... i/ . ......:......r...... .IIAD1
ust........:.1., all
T o bt a i n
the Re"ifed Hatel Amenities
p rojee i s TFt1..e
tive listed
amenifies listed under eolumn a�d
under the Additional Hetel Amenities eelumn-.
Development approaches for Commercial designations
multi-story structures with underground or structuredlparking.
a Eninknum ef �eftifies
include
wnere commercial ueveiulluieui aums resWeuuai
neighborhoods, new projects must be designed with
Y}S L
P A G E z- 1 1
DRAFT: NOVEMBER 1, 2010
LAND USE
sensitivities to the residential uses in terms of massing, siting of
parking and loading facilities, and lighting.
P A G E z- i z
DRAFT: NOVEMBER i, z o i o
LAND USE
High Intensity Commercial
The High Intensity Commercial designation
approximately 19.2 acres within the following two
• The High Intensity Commercial Area
area consists of 10 parcels of land
approximately 15.6 acres, located on the n
Garvey Avenue between Del Mar Avenue
Gabriel Avenue. This site is bounded b
Avenue to the south, Strathmore Avenue to
single - family residential land uses to the n
Paradise Trailer Park and Apartments to the e
• High Intensity Commercial Area 2. T
located on the southeast corner of Valley
and Walnut Grove Avenue, includes thr
totaling approximately 3.3 acres. Rubio
located just south of site and a comb
commercial and single - family residential lar
located to the east.
is of
areas:
L. This
totaling
rth side
nd San
Garvey
1e west,
-th, and
area is
parcels
lash is
Lion of
ises are
The High Intensity Commercial provides up to- 270,00o square
feet of commercial retail and restaurant - related uses. The plan
envisions complimentary mix of land uses and building sizes as
identified in Table 2 -23 and Table 2 -34. Hotels I may be
maximum permitted o.1s:1 FAR.
0
P A G E 2- 1 3
AFT N O V E M B E R 1, 2 o i o
LAND USE
Table z -a3
High Intensity Commercial /Commercial
Designation
Land Use and Building Size Requirements
For High Intensity Commercial Area i
The primary use of the site shall have a major anchor tenant
(75,000- 140,000 square feet) and /or an overnight
accommodati use
Allowed Land Uses
Allowable
Building Pad Sizes
Large Retail Center with Anchor Tenants
Consumer electronics and appliances retail,
75,000- 140,000
department store, discount and variety retail, home
square feet
improvement, and hardware store
General Retail Outlets
Home furnishing and housewares retail; music, video,
book and entertainment retail; office products retail;
1 5, 00 0 — 35,000
square feet
sporting and recreational equipment retail; bobby
and craft retail; and other specialty retail
Restaurant- Related Uses
Casual dining restaurants, specialty eateries, and
5,000 — 10,000
square feet
upscale dining
Overnight Accommodations: Overnight
accommodations, such as hotels, shall have the
loo guest rooms
following minimum amenities: a restaurant, bar,
(minimum)
lounge, meeting room(s), and business center.
Ancillary Uses
As outlined in Zoning
Ordinance
The minimum site area requirement within High Intensity
Commercial Area 1 shall be 15 acres. The minimum site area
requirement within High Intensity Commercial Area 2 shall be
3 acres. The mix of land uses and building sizes for each of the
project areas are outlined in Table 2 -g3 and Table 2 -34.
PA G E 2- 1 4
DRAFT: NOVEMBER 1, 2oio
Table i -34
High Intensity Cornmercial/Corninerch
Designation
Land Use and Building Size Requiemen
For HiLTh Intensitv Commercial Area z
Office /Light Industrial
The Office /Light Industrial (O /LI) designation
applies to properties generally located at the
north and south edges of the City. This category
provides suitable locations for manufacturing,
assembly, and limited food processing uses, as
well as office buildings and business parks.
Zoning regulations specify the uses permitted
and performance standards for industrial uses.
The maximum permitted FAR is 0.5:1.
Y ?'L
LAND USE
The primary use of the site shall have a minimum
of one general
retail outlet and /or an overnight accommodation
Allowed Land Uses
B
Allowable
I ding Pad Sizes
General Retail Outlets
Home furnishing and housewares retail; music, video,
151000 — 35,000
book and entertainment retail; office products retail;
square feet
sporting and recreational equipment retail; hobby
-
and craft retail; and other specialty retail
Restaurant- Related Uses
Casual dining restaurants, specialty eateries, and
5,000 0
feet
square eet
upscale dining
Overnight Accommodations: Overnight
accommodations, such as hotels, shall have the
loo guest rooms
following minimum amenities: a restaurant, bar,
(minimum)
lounge, meeting room(s), and business center.
As I outlined in Zoning
Ancillary Uses
Ordinance
Office /Light Industrial
The Office /Light Industrial (O /LI) designation
applies to properties generally located at the
north and south edges of the City. This category
provides suitable locations for manufacturing,
assembly, and limited food processing uses, as
well as office buildings and business parks.
Zoning regulations specify the uses permitted
and performance standards for industrial uses.
The maximum permitted FAR is 0.5:1.
Y ?'L
LAND USE
LAND USE
Mixed -Use Categories
Rosemead has established three Mixed -Use categories to
provide options for innovative approaches to land use and
development. These categories allow for a mix of land uses in
the same building, on the same parcel of land, or side by side
within the same area. Such complementary use stimulates
business activity, encourages pedestrian patronage, and
provides a broader range of options to property owners to
facilitate the preservation, re -use and redevelopment of
structures.
Mixed -Use Residential /Commercial
Generally mixed -use development performs best when it is
located near other mixed -use development. This configuration
gives the residents more retail and office choices located and
designed for pedestrian activity. Similarly,
business may prefer to locate near each other to
gain the synergistic benefits of serving the same
clientele. As such, the mixed -use designations
are located in such a manner to maximize or
capitalize on that synergy.
The Mixed -Use Residential /Commercial
category allows vertically or horizontally mixed
commercial, office, and residential uses, with an
emphasis on retail uses along the ground floor.
Pedestrian connections among the uses, and as
appropriate to surrounding neighborhoods,
should be provided. The Mixed -Use designation will allow for
mixed use and commercial infill development. Further, parcels
may be assembled and consolidated to create larger, integrated
development sites. All mixed -use projects are also subject to
review and compliance with the City's adopted mixed -use
design guidelines.
This designation applies to areas of Rosemead with historically,
less intensive commercial and office development. The Mixed -
Use Residential /Commercial category is located on Valley
Boulevard between Muscatel Avenue and Valley Boulevard, and
on Garvey Avenue between Charlotte Avenue and Walnut
Grove Avenue. Residential densities are limited to a maximum
of 25 to 30 units per acre. For stand -alone commercial use and
integrated mixed -use projects, the maximum permitted FAR is
1.6:1. The typical population density is approximately ng
persons per acre.
P A G E 2- 1 6
DRAFT: NOVEMBER 1, 2010
Office Development
LAND USE
Mixed -Use High Density
Residential/ Commercial
Similar to the Mixed -Use Residential /Commercial cat
Mixed -Use High Density Residential /Commercial
permits vertically or horizontally mixed -use commerc
and residential uses, but greater residential den
permitted and encouraged. Retail uses shall be en
along the ground floor of street frontages, and I
connections among the uses and surrounding neigh
should be provided.
This designation applies to the eastern end of Valley
and south of Garvey Avenue, just west of the eastern
Residential densities are limited to a maximum of
units per acre. For stand -alone commercial use and
mixed -use projects, the maximum permitted FAR i
typical population density is approximately 191 pe
acre.
Mixed -Use Industrial /Commercial
The Mixed -Use Industrial /Commercial category aca
light industry, research and development, and office
emphasis is on businesses that provide career -or
trade jobs. Commercial uses should be limited to
support the primary industrial and office uses.
Areas designated for Mixed -Use Industrial /Comme
limited to properties along San Gabriel Boulevard
Hellman Avenue to Park Street, along San Gabrie
south of the SCE easement to Rush Street, and of
Avenue from Walnut Grove to Muscatel Avenue (soul
Garvey Avenue) or City limit (north side of Garvey
The maximum FAR is 2.5:1. Site design shall 1
consideration any adjacent residential neighborho
regard to parking lot entrances, location of parking an
facilities, building massing, and lighting.
gory, the
category
il, office,
ties are
to 6o
2:1. The
ons per
The
and
that
;tai are
outh of
Avenue
Garvey
side of
ke into
3s with
loading
D R A F T
P A G E 2- 1 7
NOVEMBER 1. 2010
LAND USE
Public Facilities Category
The Public Facilities designation applies to those land uses that
are operated and maintained for public benefit. Public facilities
include educational facilities, parks, utilities, and buildings or
areas that support government activities. This land use category
also includes quasi - public uses such as private utilities
easements, private schools, and institutional activities.
Open Space Categories
Open Space /Natural Resources
This category applies to public properties set aside for diverse
recreational interests, including parks, baseball/soccer fields,
and picnicking areas, as well as open lands required for resource
protection.
Cemetery
This category applies to the Savannah Memorial Park Cemetery
(aka El Monte Cemetery) property located along Valley
Boulevard. Permitted uses are limited to those ordinarily
associated with a cemetery, as defined specifically in the zoning
ordinance.
Goals and Policies
These Land Use Element goals and policies address
four citywide issues that include: (i) enhancing and
maintaining existing single - family neighborhoods; (2)
providing housing opportunities for all segments of the
population; (3) preserving and encouraging a variety of
commercial and industrial activities; and (4)
revitalizing underperforming commercial corridors.
Single - Family Neighborhoods Open Space
In some neighborhoods, apartments and townhomes have
replaced older single - family residences. This transition has
generally improved neighborhoods with the introduction of
higher - quality housing. However, it has also created
neighborhoods where single - family residences are directly
adjacent to apartments and condominiums, and residents have
PAGE 2 - 1 8
DRAFT: NOVEMBER 1, 2 0 1 0
Los Angeles County Public Library:
Rosemead Brancb
Rosemead City Hall
expressed concern regarding privacy and the
neighborhood character.
II:IWJ I =I%') 71
W
Maintaining housing conditions and protecting the privacy of
single -story homes are key challenges in established single -
family residential neighborhoods. House sizes and heights
have increased over time, leading to inconsistency within
neighborhoods when newer homes are constructed adjacent to
or between older homes. Many of the larger, multi- story homes
have a line of sight into an adjacent home or back yard. The
City is committed to preserving established single - family
neighborhoods by regulating development and encouraging
both property maintenance and rehabilitation. Thel City has
adopted Ordinance No. 851, commonly known as the anti-
mansionization ordinance, which amended the zoning code to
limit FAR and include design standards to eliminate the looks
of excessive density. The City has also adopted and will
promote guidelines for new development that encourages high
quality site and building design compatibility with sur ounding
uses.
Goal 1:
Maintain stable and attractive
single -
family residential neighborhoods.
Policy 1.1:
Discourage the entitlement and
construction of multiple- family units
I in
neighborhoods that are predominately
single - family.
Policy 1.2:
Provide guidelines and standards Ito
ensure adequate buffering and screening
between lower density residential uses
and adjacent higher density residentiall or
non- residential uses to mitigate potential '
land use conflicts.
Policy 1.3:
Actively promote the maintenance of properties
and buildings through code enforceme .
Policy 1.4:
Through the Conditional Use Permitl process,
Design Review process, residential design
guidelines, or zoning enforcement, regulate new
and large residential structures that co promise
neighborhood quality.
i
Policy 1.5: Require that new single- family ri
construction, additions, and renova
designed to protect the privacy of
ions be
adjacent
P A G E 2- 1 9
DRAFT: N O V EMBER 1, 2 0 1 0
1
LAND USE
residential properties and the quality of
established neighborhoods.
Policy 1.6: Where the housing stock and neighborhood
design are of high quality, maintain and provide
the foundation for strong neighborhood
interaction, and ensure that the bulk and mass
of new single - family residential buildings or
additions be of the same scale as surrounding
units within established residential
neighborhoods.
Policy 1.7: Foster housing stock and neighborhood
revitalization, renovation, and good
site /architectural design.
Policy t.8: Require that new single - family units utilize
detailed architectural articulations to promote
the visual character of neighborhoods and
comply with the adopted single family design
guidelines.
Commercial and Industrial Districts
Commercial and industrial districts in Rosemead and the jobs
and tax revenues they provide contribute significantly to the
City's financial well- being. Economically viable commercial
and . industrial businesses generate tax revenue, provide a
variety of shopping and commercial activities, and ensure the
long -term fiscal health of the City. Preserving, retaining, and
building the City's sales tax base through diverse and successful
commercial and industrial uses allow Rosemead to continue to
provide high level of public services, and to construct public
improvements that enhance the community.
The Land Use Element and Plan will maintain,
enhance, and invigorate commercial development
by:
Concentrating commercial and industrial
businesses in established commercial,
office, and industrial districts;
Minimizing the "commercial sprawl" of
strip commercial development; and
Enhancing high quality commercial
building and site design while allowing for
increased intensities of use.
P A G E 2- 2 0
DRAFT: NOVEMBER 1, 2010
Commercial development
LAND USE
With regard to industrial uses, limited areas in R
designated for such businesses, and the City's
retaining and attracting clean industrial uses that 1
impact on surrounding residential neighborhoods,
quality jobs, and that contribute to the tax base.
.d are
is on
provide
Goal 2: Expanded opportunities for concentrated
commercial and industrial uses that
contribute jobs and tax revenues to the
Policy 2.1: Establish a well- balanced and carefu
collection of signature retail ancho
retail outlets, casual to upscale restai
upscale overnight accommodations
take advantage of the High
Commercial designated sites' acce
major roadway corridors.
planned
general
nts, and
rich can
to
Policy 2.2: Revitalize commercial strip corridors by creating
attractive and dynamic pedestrian - friendly
activity nodes and commercial centers.
Policy 2.3: Encourage continued development
of self
sustaining commercial uses within
centers
located at strategic intersections.
Policy 2.4: Discourage further strip commercial
development along major arterials.
Policy 2.5: Discourage the rezoning of commeri ial and
industrial districts to residential uses.
Policy 2.6: Rigorously enforce property maintenance
standards for commercial and 'industrial
properties.
Policy 2.7: Establish and apply architectural design review
to additions, remodel of existing buildings and
new commercial and industrial develop i e nt.
Policy 2.8: Encourage the reconfiguration and development
of neighborhood shopping centers by,
offering
modified development standards, more
intense
floor -area ratios, and other tools.
P A G E 2- 2 1
DRAFT: N O V E M B E R i, 2 o■ o
LAND USE
Mixed -Use
The City of Rosemead encourages mixed uses at key locations
as discussed on pages 2 -15 to 2 -16 and shown on Figure 2 -1.
The Mixed -Use land use designations will promote stronger
and enhanced commercial business districts. Enhanced
features should include a livelier streetscape, pedestrian-
friendly street frontages for new buildings, revitalization of
building facades, creation of active and attractive public spaces,
street furniture, and other improvements.
A key opportunity exists to revitalize commercial corridors with
mixed -use developments that provide both needed housing and
commercial retail services. Mixed -use development has several
tangible benefits, most importantly:
• attracting private investment that can help revitalize
older commercial uses;
• increasing patronage within the area, which translates
to economic benefits to businesses and the community;
• bringing residential and commercial uses within
walking distance to each other; and
• promoting pedestrian- friendly mixed -use projects with
public spaces and lively street fronts where people can
meet and interact.
For residential and commercial mixed -use projects, tax
generating restaurants, retail uses, and services are required on
the ground floor street frontages to create a lively street front.
Mixed -use projects often revitalize older commercial districts,
but it is important that the design of new mixed -use
developments reflect the established character of Rosemead.
New mixed -use buildings should be compatible with the scale
and massing of adjacent buildings and respect a site's context
within the overall community. The City has adopted design
guidelines for mixed -use development that provide design
criteria to assist developers and City staff on the review of such
projects, and to ensure that development is of high quality and
reflective of Rosemead's goals.
P A G E 2- 2 2
DRAFT: NOVEMBER 1, 2010
LAND USE
Goal 3: Creation of vibrant, attractive
ed-use
development
Policy 3.1: Encourage mixed -use development as
a means
of upgrading established uses and developing
vacant parcels along arterials and providing
new
commercial, residential, and employment
opportunities.
Policy 3.2: Use the Mixed -Use High
I Density
Residential /Commercial land use designation
as
a vehicle to help strengthen and revitalize
Rosemead's central business district.
Policy 3.3: Provide adequate buffering between
I existing
residential and commercial or light industrial
uses within designated Mixed -Use area
as well
as in adjacent areas.
l
Policy 3.4: Encourage pedestrian friendly commercial and
residential planned developments wherever
possible.
Policy 3.5: Promote lively and attractive ground -floor retail
uses that will create public revenues needed to
provide for City services and the City's tax base.
Economic Development and
Revitalization
Creating business and employment opportunities will
strengthen the City's economic health and provide funds
necessary to provide desired public facilities and services.
Spending money locally increases the success of local
businesses and employers, and improves private investment in
the community. Proactive economic development strategies will
facilitate and encourage the revitalization of the City's
commercial and industrial corridors. Economic development
activities include facilitating mixed -use development along
commercial corridors to increase the quality of commercial
offerings for residents, retaining important industrial districts,
and focusing regional commercial activity at key locations that
are easily accessible. I
' ryas _
P A G E 2- 2 3
DRAFT: NOVEMBER 1, 2010
LAND USE
Goal 4: A financially healthy City that can meet
residents' desires for public services and
facilities
Policy 4.1
Retain and attract commercial and industrial
businesses that contribute positively to the
over tax base.
Policy 4.2: Continue to attract industrial
businesses that provide
quality jobs for skilled
workers.
Policy 4.3: Exclude
commercial and
industrial
activities that
adversely
impact the City
and its
residents without
providing
corresponding
benefits.
of the SCE easement by promoting mixed -use
Goal 5:
Targeted land use changes that improve
housing and economic opportunities for
residents and businesses and achieve City
fiscal and environmental objectives.
Policy 5.1:
Encourage revitalization of Garvey Avenue east
of the SCE easement by promoting mixed -use
development that integrates commercial uses
with higher - density multiple - family residential
uses.
Policy 5.2:
Encourage revitalization of the San Gabriel
Boulevard corridor south of Hellman Avenue to
Park Street and then again south of the SCE
easement to Rush Street by promoting mixed -
use development that integrates light industrial
and office/business park uses.
Policy 5.3:
Preserve the established Central Business
District along Valley Boulevard, and establish
opportunities for large commercial and
residential mixed -use developments.
Policy 5.4:
Establish a specific plan to create a "downtown"
Rosemead between Walnut Grove Avenue and
Rosemead Boulevard.
P A G E 2- 2 4
DRAFT: NOVEMBER 1, 2 o i o
LAND USE
Policy 5.5: Continue to support development of Rosemead
Place as a commercial center, placing emphasis
on improved freeway access an d visibility and
high quality landscaping design.
Policy 5.6: Require that future commercial I projects
adjacent to the San Bernardino Freeway, south
of Marshall Street, be developed in al manner
that: I
• complements established commercial uses;
• capitalizes on the high visibility provided by
the adjacent freeway through high quality
design and signage; and
• incorporates the highest construction
standards possible.
Policy 5.7: Encourage development of high I quality
commercial or mixed -use center in the vicinity
of the intersection of Valley Boulevard and
Temple City Boulevard. I
Zoning and Land U
Policy
The City's zoning ordinance serves as the primar}
implement General Plan land use policies. Under C
law, the zoning ordinance must be consistent with the
Plan, meaning that each land use category must hav
more corresponding zone districts, and development s
and land use regulations in the zoning ordinance mu
the policies in the General Plan. While General Plan d
of permitted land uses and development intensities is 1
somewhat general, the zoning ordinance provi
specificity property owners and developers seek in id
how particular properties can be used and developed. '
45 identifies the relationships between land use categi
zone districts in Rosemead. The Zoning Ordinance
amended to include the mixed -use land use categories.
r r
tool to
difornia
General
one or
andards
t reflect
;cussion
y nature
les the
ntifying
'able t-
ries and
will be
P A G E 2- 2 5
DRAFT: NOVEMBER i, 2 0 i o
LAND USE
Table 2-45
General Plan and Zoning Ordinance Consistency
Notes:
a) This table compares the General Plan land use categories with the zoning districts and
overlay districts. It is anticipated that the Zoning Ordinance will be updated and these
zoning districts, shown here, maybe changed.
b) Zone Districts:
R -1: Single Family Residential
R -2: Lieht Multinle Me&iuiii lg- RC -MUDO: Residential /Commercial Mixed -Use
Density Residential Development Overlay
R -3: Medium Multiple Residential CI -M: Commercial /Industrial Mixed
C -1: Neighborhood Commercial O -S: Open Space
C -3: Medium Commercial P -D: Planned Development
C -4: Regional Commercial D -O: Design Overlay
CBD: Central Business District
P -O: Professional Office
M -1: Light Manufacturing
Development Capacity
Table 2 -56 identifies the planned distribution of land uses
resulting from implementation of the Land Use Plan, Over
P A G E z- z 6
DRAFT: NOVEMBER 1, 2010
Corresponding Zone
General Plan Land Use Category (a)
Districts (b)
LDR
Low Density Residential
R -1
P -D
MDR
Medium Density Residential
R -2
P -D
R -3
HDR
High Density Residential
P -D
P -O
D -O
C -1
P -D
C
Commercial
C -3
P
CBD
D -O
HIC
High Intensity Commercial
C -4
CBD
P
MRC
Mixed -Use Residential /Commercial
RC -MUDO
D -O
P -D
C -3
Mixed -Use
CBD
P
MHRC
High Density
RC -MUDO
D -O
Residential Commercial
P -D
C -3
P -D
MIC
Mixed -Use Industrial /Commercial
P
D O
C - 3
M -1
C-3
OLI
Office /Light Industrial
P-O
P -D
M -1
-O
D
PF
Public Facilities
All Zones
OS
Open S ace Natural Resources
O -S
CEM
Cemetery
O -S
Notes:
a) This table compares the General Plan land use categories with the zoning districts and
overlay districts. It is anticipated that the Zoning Ordinance will be updated and these
zoning districts, shown here, maybe changed.
b) Zone Districts:
R -1: Single Family Residential
R -2: Lieht Multinle Me&iuiii lg- RC -MUDO: Residential /Commercial Mixed -Use
Density Residential Development Overlay
R -3: Medium Multiple Residential CI -M: Commercial /Industrial Mixed
C -1: Neighborhood Commercial O -S: Open Space
C -3: Medium Commercial P -D: Planned Development
C -4: Regional Commercial D -O: Design Overlay
CBD: Central Business District
P -O: Professional Office
M -1: Light Manufacturing
Development Capacity
Table 2 -56 identifies the planned distribution of land uses
resulting from implementation of the Land Use Plan, Over
P A G E z- z 6
DRAFT: NOVEMBER 1, 2010
LAND USE
time, as properties transition from one use to an
property owners rebuild, land uses and intensi
gradually shift to align with the intent of this 1�
Element. Table 2 -56 summarizes the land use dirt
typical level of development anticipated, and the
residential and nonresidential levels of development th'
expected from full implementation of land use
established by this General Plan. Given the almost
character of Rosemead, significant redevelopment
may not occur over the life of this General Plan.
development densities and potential presented in Ta
reflect primarily established densities, with
opportunities for recycling to more intensified develop
shown in the Table 2 -5, the estimated population for R
is approximately 61,48o in approximately 15,924 housi
ka
or
Will
Use
t can be
policies
Average
ble 2 -23
limited
nent. As
units.
P A G E 2- 2 7
AFT: NOVEMBER 1, 20 10
LAND USE
Table 2 -56
Land Use and Population Estimates
for General Plan Buildout
General Plan Land Use
Net
Estimated
Density/
Estimated
Estimated
Estimated
Category
Acres
Intensity
selling
Population
Potential
(a)
Units
(h)
Square Feet
LDR
Low Density Residential
965
7.o DU /AC
6,756
26,084
0
MDR
Medium Density
Residential
582
8.5 DU / AC
4,947
19,100
0
HDR
High Density Residential
116
19.8 DU /AC
2,297
8,869
0
C
Commercial
2 44
0 .33 FAR
o
0
3,500,000
HIC
High Intensity
Commercial
19
0.33 FAR
o
0
270,000
OLI
Office /Light Industrial
132
0.42 FAR
o
0
2,400,000
Mixed -Use
30.0 DU/AC;
MRC
Residential /Commercial
25
1.6o FAR
5
1 ,9 6 5
580,000
(c)
MHR
Mixed -Use High Density
q8.o DU /AC;
C
Residential/ Commercial
39
2 oo FAR
1, 4 1 5
5,46
850,000
(d)
MIC
Mixed -Use
Industrial /Commercial
61
i.00 FAR
o
0
2,66o,000
PF
Public Facilities
368
N/A
o
0
0
OS
Open Space /Natural
83
N/A
o
0
0
Resources
CEM
Cemetery
4
N/A
o
0
0
total
2,638
15,924
61,48o
10,26o,000
Notes:
a) DU /AC: Dwelling Unit Per Acre, FAR: Floor Area Ratio.
b) Population is estimated based on an average household size of 3.981 persons per household and a vacancy rate of
3.02% according to the 2009 California Department of Finance, Demographic Unit.
c) Mixed -Use Residential /Commercial category assumes 67% residential and 33% commercial mix.
d) Mixed -Use High Density Residential /Commercial category assumes 75% residential and 25% commercial mix.
Table 2 -67 summarizes the projected dwelling units,
estimated population, and estimated square footage for existing
conditions in 2oo9, and what the Land Use Plan of the General
Plan will yield at buildout.
P A G E 2- 2 8
DRAFT: NOVEMBER 1, 2 o 1 o
LAND USE
Table 2 -67
Development and Population -
2009 Conditions and
General Plan
Notes:
a) Dwelling units and population estimates are from the 2009 California
Department of Finance, Demographic Unit. Square Feet of Nonresidential is
based on GIS data.
Implementation
Actions
The following actions will implement Land Use Element
policies and provide guidance to City decision makers, staff,
and the public. Each action relates directly to one or more
policies.
Goal is Stable and attractive single - family
residential neighborhoods.
Action Li Revise the Zoning Map and zoning ordinance to
provide consistency between the map and the
General Plan.
Action 1.2 Enhance code enforcement program to require
property owners to maintain their homes and
property.
Action 1.3 Use zoning regulations, and design guidelines,
and design review to require new residential
development use detailed architectural
P A G E 2- 2 9
DRAFT: NOVEMBER 1, 2010
Dwelling
Population
Square Feet of
L7nits
Nonresidential
Existing 2009
Development (a)
1 4,75 8
57,594
7,010,000
General Plan Land
1 5,9 4 2
61,480
10,260,000
Use Policy
Estimated
Increase in
1,166
3,886
3,250,006
Development
Notes:
a) Dwelling units and population estimates are from the 2009 California
Department of Finance, Demographic Unit. Square Feet of Nonresidential is
based on GIS data.
Implementation
Actions
The following actions will implement Land Use Element
policies and provide guidance to City decision makers, staff,
and the public. Each action relates directly to one or more
policies.
Goal is Stable and attractive single - family
residential neighborhoods.
Action Li Revise the Zoning Map and zoning ordinance to
provide consistency between the map and the
General Plan.
Action 1.2 Enhance code enforcement program to require
property owners to maintain their homes and
property.
Action 1.3 Use zoning regulations, and design guidelines,
and design review to require new residential
development use detailed architectural
P A G E 2- 2 9
DRAFT: NOVEMBER 1, 2010
LAND USE
articulations and to provide adequate
between lower density residential uses
residential uses.
Action 1.4 Conduct a housing and neighborhood
determine those areas that:
• Are strong and should be maintains
exist today. Typically in these :
housing is well maintained and :
architectural design and site de:
neighborhood has sidewalks, Ian
and is pedestrian friendly and say
neighborhoods should be m
through continued code enforcem
development should be designed t
existing setbacks, neighborhood c
architectural style and materials, et(
• Are encouraged to revitalize thr
introduction of new or renovated
stock that is designed to promote
quality of architectural and site des
may include improving housing i
architectural design, site orientatior
and garage location, setbacks, ]
requirements, etc.
is non-
.rvey to
as they
:as the
.s good
;n; the
caping,
These
ntained
it; new
respect
agh the
housing
i higher
:n. This
parking
Action 1.5 Develop a series of design guidelures and
standards to facilitate strong housing and
neighborhood maintenance for the appropriate
neighborhoods as determined by Action 1.4.
Action 1.6 Develop housing and neighborhood design
guidelines and standards for those areas (as
determined by Action 1.4) that should be
encouraged to be revitalized, renovated, and
remodeled. In addition, establish new design
guidelines that restrict mansionization.
Action 1.7 Consult with the AQMD when siting new
facilities with dust, odor emissions �o avoid
siting those facilities near sensitive receptors
and avoiding siting sensitive receptors near
sours of air pollution.
Goal 2: Expanded opportunity for concentrated
commercial and industrial uses that
contribute jobs and tax revenues to the
community I
P AGE 2 - 3 0
DRAFT: NOVEMBER 1, 2 0 1 0
LAND USE
Action 2.1 Prepare a specific plan, development standards,
and /or design guidelines to plan for future
development and for both private and public
realm design features in the High Intensity
Commercial areas.
Action 2.2 Create incentive programs to encourage the
renovation and rehabilitation of older
commercial areas.
Action 2.3 Prepare a specific plan, design guidelines,
and /or development standards to plan for
existing development's revitalziation and for
future development and to plan for both private
and public realm design features in the Mixed -
Use area located on Valley Boulevard between
Walnut Grove and Rosemead Boulevard.
Action 2.4 Implement the Rosemead Downtown Vision
Plan or other urban design plans, if adopted by
the City Council, for new projects and the
rehabilitation and revitalization of existing
development on Valley Boulevard.
Action 2.5 Prepare development standards encouraging the
inclusion of public plazas and spaces in new and
existing commercial areas.
Action 2.6 Develop a marketing program that identifies
needed commercial goods and services; actively
pursue such businesses to locate within existing
commercial and new mixed -use areas.
Goal 3 Creation of vibrant, attractive mixed -use
development
Action 3.1 Encourage, whenever appropriate, land use
conversion from marginal commercial,
industrial or residential uses to mixed -use
development along major arterials in areas of
the City designated for Mixed -Use
Residential /Commercial. Mixed -use
development of this type should be encouraged
when a proposal will result in the following:
• The assembling of existing lots;
• A reduction of the number of access points
or "curb cuts" along an arterial;
P A G E z- 3 1
DRAFT: NOVEMBER 1, 2 0 1 0
LAND USE
• No negative impact on
uses.
Criteria for evaluating a proposal
guidelines could include:
• Conformance to Reside
Mixed -Use development
adopted Mixed -Use Design
Action 3.2 Require an integrally- colored decorati
tall CMU block wall, landscaped b1
mature landscaping, and /or a vine -co
on those sides abutting a residenti
area. Agreements between proper
should be encouraged whereby the
installs the wall and /or landscapin,
adjacent property owner maintains
the wall is on their property. The 1
buffer strip will have a minimum wid
feet between the property line wall an
property.
Action 3.3 Encourage land use conversions to c
uses, particularly along major arte
when a proposal:
• Assembles contiguous lots;
• Limits the number of curb cuts
arterials;
• Provides adequate on -site parki
site circulation;
• Operates in conformance with
Noise Ordinance and other
environmental regulations; and
• Will not negatively impact Burro,
uses.
Action 3.4 Whenever and wherever possible, encc
grouping of certain types of cc
activities that would benefit from this
development.
Action 3.5 To maximize commercial synergy
minimize the development of small, st
commercial buildings, such as mini -m,
new commercial development sma
5,000 square feet of gross floor area to
centers with a combined floor area c
15,000 square feet. This implementati
shall not preclude the developmei
ng land
in these
imercial
3s and
�s.
six foot
ors with
red wall,
y zoned
owners
.pplicant
and the
because
idscaped
of three
adjacent
amercial
as, only
ig major
Mrs��
to City's
:)plicable
ling land
irage the
nmercial
type of a
and to
id alone
s, direct
:r than
at least
1 action
of or
P A G E 2- 3 2
DRAFT: NOVEMBER 1, 2010
LAND U S E
discriminate against small businesses in
established commercial areas.
Action 3.6 Require owners to maintain their property
according to current codes and ordinances.
Action 3.7 Apply design standards for industrial and
commercial uses Citywide.
Action 3.8 During the site development review process,
require attractive and revenue generating
ground -floor retail uses for all mixed -use
projects.
Goal 4: A financially healthy City that can meet
residents' desires for public services and
facilities
Action 4.1 Inventory structures and parcels in industrial
areas available for redevelopment, and
incorporate this information into a guide or
book to be distributed to industrial real estate
brokers and developers.
Action 4.2 The City will restrict industrial activities that
may result in significant and detrimental
environmental impacts to the City and its
residents. The significance will be determined
through the preparation of a CEQA Initial Study
(IS) and any subsequent environmental analysis.
Goal 5: Targeted land use changes that improve
housing and economic opportunities for
residents and businesses and achieve City
fiscal and environmental objectives.
Action 5.1 Develop design standards for the Rosemead
Square site that enhance freeway visibility and
access.
Action 5.2 Underground utilities in commercial areas and
require developers to contribute.
Action 5.3 Promote art in public places and require
developers to contribute.
Action 5.4 Ensure that new developments incorporate both
local and regional transit measures into project
:rt
PAGEz - 33
DRAFT: NOVEMBER 1, 2010
LAND USE
design that promote the use of alter
of transportation and /or construct,
dedicate land for the provision of c
trails linking the facility to desig
commuting routes.
Action 5.5 Ensure that new developments
buildings that exceed minimum
energy construction requirements b
24 energy requirements.
modes
ibute or
bicycle
bicycle
Title
Action 5.6 In new residential developments, promote
and /or provide incentives for the use of Energy-
Star rated appliances.
Action 5.7 Promote the use of shade producing trees,
particularly those that shade paved Isurfaces
such as streets and parking lots and buildings.
These strategies will minimize the heat island
effect and thereby reduce the amount of air
conditioning required.
Action 5.8 Encourage new development to employ passive
heating and cooling design strategies to the
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 andl exterior
walls; window shading; and landscaping that
provides shading during appropriate seasons.
Action 5.9 Encourage new developments to implement U.S.
EPA Certified WaterSense labeled or equivalent
faucets and high - efficiency toilets (HETs) in
residential uses, and implementl water
conserving shower heads to the extent feasible.
Action 5.10 Consider targeting local funds, including
redevelopment, Community Development Block
Grant, and HOME Investment Partnerships
funds, to assist affordable housing developers in
incorporating energy efficient designs and
features. I
Action 5.11 Strengthen local building codes for new
construction and renovation to require la higher
level of energy efficiency.
P A G E z- 3 4
DRAFT: NOVEMBER 1, 2010
LAND USE
Action 5.12 Encourage all new government buildings, and all
major renovations and additions, meet identified
green building standards.
Action 5.13 Consider adopting a "Green Building Program"
requiring or encouraging green building
practices and materials. The program could be
implemented through, e.g., a set of green
building ordinances.
Action 5.14 Encourage the orientation of buildings to
maximize passive solar heating during cool
seasons, avoid solar heat gain during hot
periods, enhance natural ventilation, and
promote effective use of daylight. Orientation
should optimize opportunities for on -site solar
generation.
Action 5.15 Consider to provide permitting- related and
other incentives for energy efficient building
projects, e.g., by giving green projects priority in
plan review, processing and field inspection
services.
Action 5.16 Consider adopting a "heat island" mitigation
plan that requires cool roofs, cool pavements,
and strategically placed shade trees.
Action 5.17 Consider expanding building permit
enforcement to include re- roofing thereby
ensuring compliance with existing state building
requirements for cool roofs on non - residential
buildings.
Action 5.18 Strengthen local building codes for new
construction and implement a program to
renovate existing buildings to require a higher
level of water efficiency.
Action 5.19 Consider adopting energy and water efficiency
retrofit ordinances that require upgrades as a
condition of issuing permits for renovations or
additions, and on the sale of residences and
buildings.
Action 5.2o Discourage projects that impede bicycle and
walking access, e.g., large parking areas that
cannot be crossed by non - motorized vehicles,
and new residential communities that block
P A G E 2- 3 5
DRAFT: NOVEMBER 1, 2010
LAND USE
through access on existing or potential bicycle
and pedestrian routes.
P A G E z- 3 6
DRAFT: N O V E M B E R 1, 2 0 3 0
CC RESOLUTION 2010 -72
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF
CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT 10-
01 FOR THE PURPOSE OF REVISING HOTEL AND MOTEL
DEVELOPMENT REGULATIONS IN THE LAND USE ELEMENT.
WHEREAS, the City of Rosemead has determined that quality and
appropriate hotels and motels provide distinct benefits to the City, including the
provision of convenient and attractive lodging for visitors, the establishment of
land uses that strengthen the City's economic base and fiscal circumstances so
as to support the provision of public services to the City's residents and
businesses; and
WHEREAS, the City of Rosemead has determined that development
standards set forth in the General Plan do not encourage the renovation of
existing hotels because the existing amenity standards limit the intensity of
potential development to a level which does not allow a small additions to render
financially feasible and further, may be detrimental to attracting new quality hotel
operators because limits on the development intensity and strict amenity
requirements do not allow the development of ancillary support services which
are demanded by hotel and motel patrons and are required to make such uses
market competitive with other hotels in adjoining Cities, and
WHEREAS, the City of Rosemead has adopted the General Plan and
specific development standards to control development; and
WHEREAS, Section 65358 of the California Government Code allows the
City Council, as the legislative body, to amend all or part of the City's adopted
General Plan when it is deemed in the public interest; and
WHEREAS, the Planning Commission held a duly noticed public hearing
on November 1, 2010 to consider the adoption of General Plan Amendment 10-
01, at which time all persons wishing to testify in connection with the General
Plan Amendment 10 -01 were heard; and
WHEREAS, on November 1, 2010, the Planning Commission of the City
of Rosemead, recommended that the City Council consider a Negative
Declaration as the environmental clearance for General Plan Amendment 10 -01;
and
WHEREAS, the City Council held a duly noticed public hearing on _ to
consider the Negative Declaration and approval General Plan Amendment 10 -01,
at which time all persons wishing to testify in connection with the General Plan
Amendment were heard; and
1 EXHIBIT C
WHEREAS, the City Council fully
Amendment, Negative Declaration, envirc
public comments; and
WHEREAS, City Council, having final
has reviewed and considered all comments
period prior to the approval of this project.
ied the proposed General Plan
ntal findings, and considered all
authority over this project,
during the public review
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF
ROSEMEAD HEREBY FINDS, DECLARES, AND RECOMMENDS AS
FOLLOWS:
Section 1. The City Council hereby makes a finding of adequacy with the
Negative Declaration and HEREBY ADOPTS Ithe Negative Declaration, as the
environmental clearance for General Plan Amendment 10 -01.
Section 2. General Plan Consistency vrith State Law Determination. The
City Council finds that the Rosemead Generale Plan Amendment as proposed is
consistent with the requirements of State law governing general plans.
Section 3. Approval of the General Plan Amendment. Based on the
entire administrative record before the City Council on the Project, including the
above findings and all written and oral evidence presented to the City Council,
the City Council hereby approves General Plan Amendment 10 -01.
Section 4. The Land Use Element of the Rosemead General Plan is
HEREBY AMENDED to read as incorporated by this reference as Exhibit A.
Section 5. The Mayor shall sign this
attest to the adoption thereof.
and the City Clerk shall
PASSED, APPROVED AND ADOPTED this
day of 2010.
Taylor, Mayor
ATTEST:
Gloria Molleda, City Clerk
APPROVED AS TO FORM:
Rachel Richman, City Attorney
2 1 EXHIBIT C
CERTIFICATION
I hereby certify that the foregoing is a true copy of a resolution adopted by the
City Council of the City of Rosemead at a meeting held on the _ day of
2010 by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
Gloria Molleda, City Clerk
3 EXHIBIT C
E X H I BIT A LAND USE
GENERAL PLAN AMENDMENT 1 0 - o t
M U N I C I P A L C O D E A M E I N D M E N T t o- 0 6
F0
Introduction
osemead accommodates a diversity of
to maintain a balanced community wi
residential neighborhoods, a healthy
R base, and quality services for resit
visitors. The Land Use Element establishes polici
types and location of land uses citywide. The Zoning
implements these policies by establishing det
regulations and development standards for all proper
State planning law requires that the Land Use
designate "the proposed general distribution and
location and extent of the uses of the land" for a v
purposes (Government Code Section 65302[a]). Throe;
and text, this Element defines the distribution and ini
development for residential, commercial, it
parks /open space, and public facility land use!
Rosemead and its sphere of influence areas. Fin
Element describes the relationship between General l
use policy, zoning, and other plans.
2
SE
ROSEMEAD GENERAL PLAN
an uses
vibrant
is and
for the
use
general
riety of
h maps
nsity of
within
[y, the
.n land
P A G E z - t
,,,_±..•;,� DRAFT: NOVEMBER t 2010
LAND USE E X H I BIT "A"
GENERAL PLAN AMENDMENT 1 0 -0 1
MUNICIPAL CODE AMENDMENT 1 0 -0 6
Relationship to Other
Elements and Plans
The Land Use Element provides the framework for all other
General Plan elements, as the manner in which land is used in
Rosemead affects:
• The location and design of roadways, bicycle paths, and
pedestrian walkways;
The location, type, and design of new housing
development (Housing Element); and
• Park location and use, and environmental resource
protection and use (Resources Management Element).
Although the Land Use Element is often the most referred
element in the General Plan, it represents only one part of the
General Plan. Coordination between and among all of the
General Plan Elements is required to comprehensively address
long -range community goals.
According to State law as revised in 2007 (AB162), land use
elements shall identify and annually review the areas covered
by the General Plan that are subject to flooding as identified by
floodplain mapping by either the Federal Emergency
Management Agency (FEMA) or the Department of Water
Resources (DWR). This is accomplished by reference to the
Public Safety Element, where flooding is discussed in further
detail.
Zoning Ordinance
The City's zoning ordinance, which is part of the Municipal
Code, divides the City into areas called zoning districts. The
zoning ordinance establishes regulations for each district with
respect to permitted uses, allowable density, building height,
development character, etc. The zoning ordinance consists of a
map that delineates the district boundaries, plus teat that
explains each district's purpose, specifies permitted and
conditional uses, and establishes development, maintenance,
and performance standards. The zoning ordinance serves as the
primary implementation tool for the Land Use Element. Under
California law, the zoning ordinance must be consistent with
the General Plan.
PAGE 2 - 2
DRAFT: NOVEMBER 1, 2 010
EXHIBIT I" A" LAND USE
GENERAL PLAN AMENDMENT 1 0 - 0 1
M U N I C I P A L CODE AMENDMENT 1 0- 0 6
Regional Comprehensive Plan
Guide
The Southern California Association of Governments (SCAG)
undertakes regional planning efforts for the six- county SCAG
region consisting of Los Angeles, Orange, Riverside, San
Bernardino, Ventura, and Imperial counties. SCAG's planning
efforts focus on developing strategies to minimize traffic
congestion, protect environmental quality, and I provide
adequate housing throughout the region. The Regional
Comprehensive Plan and Guide — developed with active
participation from local agencies, elected officials, the business
community, community groups, private institutions, and
private citizens — sets forth broad goals and objectives intended
to be implemented by participating jurisdictions and agencies
such the South Coast Air Quality Management District and Los
Angeles County Metropolitan Transportation Authority .
Rosemead Downtown Vision
The City is currently considering a Rosemead Downtown Vision
Plan. This plan focuses on urban design opportunities on
Valley Boulevard. The Plan calls for:
• Enhancing existing resources — add landscaping and
streetscape along Valley Boulevard and encouraging
"focal point" buildings at opportunity sites or parcels.
• Creating potential districts — identify opportunity
parcels along Valley Boulevard near Walnut Grove
Avenue and Temple City Boulevard to create image-
making public spaces and focal point buildings.I
• Emphasizing public space — expand the use of public
space including the use of courtyards, plazas,I outdoor
dining, and pedestrian friendly retail.
• Enhance Wayfinding — improve signage and
placemaking images to encourage the feel of 'separate
districts and distinct places along Valley Boulevard.
Measuring Density and
Intensity
While people generally understand land use teims like
"residential," "commercial," and "industrial," State laws requires
a clear and concise description of these categories. In addition,
3
•" I P A G E 2
D RAFT: NOVEMBER 1 zolo
w:
LAND USE E X H I B IT "A"
GE N E R A L PLAN AM E N D M ENT a o- o a
MUNICIPAL CODE AMENDMENT 10 -0 6
population and intensity standards must be specified. To
describe the intensity of use — how much development exists on
a property — land use planners have developed the quantitative
measures of density and intensity.
The term density describes the development capacity of
residential land. The General Plan describes density in terms of
dwelling units per net acre of land (du /ac), exclusive of present
or planned streets and other public rights -of -way. Density is
also used to describe population density in terms of the number
of persons per net acre.
Development intensity refers to the extent of development on a
parcel of land or lot. Intensity may be calculated using several
measures, such as the total building floor area, building height,
floor -area ratio, or the percent of lot coverage. The General
Plan uses floor -area ratio, or FAR, as a measure of non-
residential intensity. The floor -area ratio is the ratio between
the total gross floor area of all buildings on a lot and the total
land area of that lot. This measure does not include area within
parking structures.
1.5
Land Use Plan
This Land Use Element addresses how properties will be
developed over time and the extent to which private and public
redevelopment efforts will change, intensify, or otherwise
modify uses of property citywide. This section describes the
planned distribution and development intensities of all land
uses, and identifies specific goals the City will pursue relative to
each designated use.
This diagram illustrates how FAR
controls the intensity of use on a lot.
R is determined by dividing the
)ss floor area of all buildings on a
by the land area of that lot. For
ample, a 20,000 square foot
ilding on a 40,000 square foot lot
Ids an FAR of 0.5:1. A 0.5:1 FAR
3ws a single -story building which
ters half the lot, or a two -story
ilding with reduced lot coverage.
PA G E 2- 4
DRAFT: NOVEMBER i, 2 o i o
EXHIBIT ; - A" LAND USE
GENERAL PLAN AMENDMENT v o - o a
MUNICIPAL CODE AMENDMENT i o - 0 6
Land Use Policy Map
To maintain the desired balance of uses in the c<
achieve goals regarding housing, economic develc
and education, the City will make land use
conformance with the Land Use Policy Map,
Figure 24. The Land Use Policy Map pr(
dimensional description of land use policy, '.
preferred location and types of permitted uses t
City.
iity and
parks,
ions in
ated in
a two -
ing the
lout the
Land Use Categories
This Land Use Element designates five major categorii
use: (I) residential, (2) commercial, (3) office/light ii
(4) mixed -use, and (5) public facilities. The ri
designation is further subdivided into three densit;
Low, Medium, and High. To provide for a diversity i
use approaches, the Mixed -Use designation inclu(
subcategories: Residential /Commercial, High
Residential/ Commercial, and Industrial /Commercial.
of land
ranges:
mixed -
s three
Density
Table 2 -1 summarizes the density and intensity a:
with each land use category and the aggregate acreage
The table indicates a maximum density or intensity
category, which indicates the maximum development
of any individual parcel. However, not every I
Rosemead will be developed to the maximum de
intensity due to physical and other constraints such
right -of -way needs, placement of buildings,
requirements, market desires, and other factors. Al:
residential neighborhoods in Rosemead are fully devel
not expected to experience any significant new develo;
"recycling" where an existing structure is removed ai
structure is built in its place. Thus, Table 2 -1 also
typical densities and intensities that can be expected
life of this General Plan. Altogether, these factors ar,
estimate the possible buildout capacity of the City in
population, housing units, and square feet of cor
industrial, and other nonresidential uses. The typical
and intensities are for planning purposes onl}
development proposal involving a density/intensity in
the minimum but equal to or below the maximum sl
require a General Plan Amendment.
each.
each
cei In
;ity or
public
zoning
many
ed and
Lent or
a new
)ver the
used to
erms of
Any
3s of
not
r " I PAGE2 -y
E
-
DRAFT: NOVEMBER i, z o 1 o
LAN D U S E EX H I B IT "A"
G E N E R A L PLAN AM END M ENT 1 0- 0 1
MUNICIPAL CODE AMENDMENT lo - 0 6
This page intentionally left blank.
PAGE z - 6
DRAFT: NOVEMBER 1, 2 0 1 0
1F Mr>~ A >i 1
General Plan
L
Legend
O LRWOemMResldentR1(0- 7dul8c)
O Mlmd U.:R.10.11.Mammemial(30 dt
Me0lum OensM Residendal(F12 dWac)
®Mlmd USe:RasldendaOLOmmemial(60 di
. H,h OensM ResdeMel(LLM dWec)
Mned USe:IMUSireVCemmemlal
cemmemal
® Hlon ImemM CPmmeidal
N.yl aa.n+*e ramm.d,.a�..e
O Hd,INamly cem,wcalM.f
B HP IRemy COmmeraal Ma.]
SouRe: Cm of R.Amead and OMP, Inc.
FM
o aolm 4,000
L j—
''NARFOWS"
PARN�
Q LANE
Figure 2 -1
Land Use Plan.
,. l
'W"111E If
RECREATIONAL
OM.&,hl lMUndal
O PubWe FauIDICs
® OPen Spam
O CemelelY
City of Rosemead I November 1, 2010
LAND USE EXHIBIT "A"
GENERAL PLAN AMENDMENT 10-o1
MUNICIPAL CODE AMENDMENT 1 o - o 6
This page intentionally left blank.
P A G E 2- 8
DRAFT: NOVEMBER 1, 2 o 1 o
EXHIBIT "A" LAND USE
GENERAL PLAN AMENDMENT 1 o - o 1
M U N I C I P A L CODE AMENDMENT 1 0- 0 6
Table z -I
Land Use Cate
and Buildout P(
Land Use Categories
Maximum
DUs /AC (a)
or FAR (b)
Typical
DUs /AC (a)
or FAR (b)
Typical
Population
Density (c)
Residential Categories
LDR
Low Density Residential
7 DU /AC
7 DU /AC
28 Persons /AC
MDR
Medium Density
Residential
12 DU /AC
i
8.5 DU /AC
34 Persons /AC
HDR
High Density Residential
3o DU /AC
19.8 DU /AC
79 Persons /AC
Commercial / Business Categories
C
Commercial (d)
0.35:1 FAR
0.33:1 FAR
N/A
HIC
High Intensity Commercial
�
o. 1
35� FAR
o. 1
33� FAR
N / A
OLI
Office /Light Industrial
0.5:1 FAR
o.4z:1 FAR
N/A
Mixed -Use Category
MRC
Mixed -Use
Residential /Commercial (e)
25-3o DU /AC
1.6:1 FAR
3o DU /Acre and
1.6:1 FAR
119 Persons /AC
MHRC
Mixed -Use High Density
Residential /Commercial (f)
4o -6o DU /AC
2.0:1 FAR
48 DU /Acre and
2.0:1 FAR
191-Persons/AC
MIC
Mixed -Use
Industrial /Commercial
2.5:1 FAR
I
Loa FAR
N/A
Public /Institutional Category
PF Public Facilities N/A
N/A N/A
open Space Categories
OS
Open Space /Natural
Resources
N/A
I.
N/A
N/A
CEM
_
Cemetery
N/A
N/A
N/A
Notes:
a) DUs /AC: Dwelling Units Per Net Acre (net acres does not
b) FAR: Floor -Area Ratio
c) Population Density is estimated based on an average hous
vacancy rate of 3.02% according to the 2009 California De
d) Maximum of 1.0:1 FAR allowed for hotel uses that meet th
T 2 ..
2EOaG'L�C.
e) Mixed -Use Residential /Commercial assumes a 67% reside
f) Mixed -Use High Density Residential /Commercial assume
mix.
public streets or right -of -ways)
hold size of 3.981 persons per household and a
iartment of Finance, Demographic Unit.
requirements in the Zoning Ordinance.
tial, 33% commercial land use mix.
a 75% residential, 25% commercial land use
Residential Categories
Three land use categories are established to accommodate a
range of housing types and densities. Preservation and
enhancement of single - family residential neighborhoods is .a
key goal. New development must be compatible with and
PAGE2 -9
DRAFT NOVEMBER 1, 2 0 1 0
L A N D U S E E X I I I B IT "A"
GENERAL PLAN AMENDMENT 1 0 - 0 1
MUNICIPAL CODE AMENDMENT 1 0 - 0 6
complement established residential neighborhoods. In
residential areas, in addition to the primary residential use,
accessory structures, group homes, religious and charitable
organizations are permitted consistent with State law and
zoning ordinance requirements.
Low Density Residential
The Low Density Residential (LDR) land use
category is characterized by low - density
residential neighborhoods consisting
primarily of detached single - family dwellings
on individual lots. The minimum permitted
density is o dwelling units per acre. The
maximum permitted density is 7.o dwelling
units per acre. The typical population density
is approximately 28 persons per acre.
Medium Density Residential
The Medium Density Residential (MDR) land
use category allows for densities of up to 12
units per acre with a minimum of o dwelling
units per acre. Housing types within this density range include
single - family detached homes on smaller lots, duplexes, and
attached units. The typical population density is approximately
34 persons per acre.
High Density Residential
The High Density Residential (HDR) category
accommodates many forms of attached housing —
triplexes, fourplexes, apartments, and
condominiums/ townhouses — and small -lot or
clustered detached units. The maximum permitted
density is 30 units per acre with a minimum of o
dwelling units per acre, and the typical population
density is 79 persons per acre.
Commercial Categories
Businesses in Rosemead's commercial districts
provide important services to residents and
contribute substantially to the City's tam revenue
base. The three Commercial categories are intended
to support business activity and to provide incentives
to property owners to improve areas that function
below their economic potential.
PAGE 2 - 1 0
DRAFT: NOVEMBER 1, 2010
Low Density Single Family Residential Development
Southern California Edison building
Commercial properties
EXHIBIT "A" LAND USE
GENERAL PLAN AMENDMENT 1 o - o 1
MUNICIPAL CODE AMENDMENT 1 o - 0 6
Commercial
The Commercial designation applies to retail and service
commercial centers located along major arterials in the City: (1)
Valley Boulevard west of Muscatel, (z) Valley Boulevard near
and east of Rosemead Boulevard, , (3) Garvey Avenue (between
New Avenue and Charlotte Avenue, (4) San Gabriel Boulevard
between Park Street and Newark Avenue, (5) just west of the
Walnut Grove and Garvey Avenue intersection, (6) along
Rosemead Boulevard from Mission Drive to Valley Boulevard,
and (y) Del Mar from the I -lo freeway interchange t, Garvey
Avenue.
Permitted uses include a broad range of retail, office, and
service uses that serve local and regional needs. Prohibited
uses include warehousing, manufacturing, industrial uses, and
similar uses. The maximum permitted FAR is 0.35:1.
Gweitai it Hhotels may be developed
up to maximum permitted FAR of 1.0:1 if them (projects
complies with certain development sta n da r ds "•° '==v u& high er
design standards, the "re"ir-ed — " as identified in
FRiniffliffn Of 4q, FR "Ad ditiffilEll h =e
maximum permitted o.g5:1 FAR. -
Development approaches for Commercial design
multi-story structures with underground or struc
Where commercial development abuts
neighborhoods, new projects must be d
include
with
P A G E 2- I I
DRAFT: NOVEMBER 1, 2010
1
LAND USE E X H I B IT "A"
GENERAL PLAN AMENDMENT 10 -0 1
MUNICIPAL CODE AMENDMENT 1 0 - 0 6
sensitivities to the residential uses in terms of massing, siting of
parldng and loading facilities, and lighting.
PAGE z - 1 z
DRAFT: NOVEMBER 1, 2010
EXHIBIT I"A" LAND USE
GENERAL PLAN AMENDMENT 1 0 - 0 1
MUNICIPAL CODE AMENDMENT 1 0 - 0 6
High Intensity Commercial
The High Intensity Commercial designation consists of
approximately 19.2 acres within the following two project areas:
• The High Intensity Commercial Area i. This
area consists of 10 parcels of land I totaling
approximately 15.6 acres, located on the north side
Garvey Avenue between Del Mar Avenue and San
Gabriel Avenue. This site 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.
High Intensity Commercial Area 2. This area is
located on the southeast corner of Valley Boulevard
and Walnut Grove Avenue, includes three parcels
totaling approximately 3.3 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.
P A G E 2- 1 3
D AFT: NOVEMBER 1, 2010
The High Intensity Commercial provides up to- 27O,O0o square
feet of commercial retail and restaurant- related uses. The plan
envisions complimentary mix of land uses and building sizes as
LAN D US E EX HI B IT "A"
GENERAL PLAN AM END M ENT 1 0- 0 1
MUNICIPAL CODE AMENDMENT 1 0 - 0 6
Table 2 -23
High Intensity Commercial /Commercial
Designation
Land Use and Building Size Requirements
For High Intensity Commercial Area 1
The primary use of the site shall have a major anchor tenant
(75,000- 140,000 square feet) and /or an overnight
accommodation use
Allowed Land Uses
Allowable
Building Pad Sizes
Large Retail Center with Anchor Tenants
Consumer electronics and appliances retail,
75,000- 140,000
department store, discount and variety retail, home
square feet
improvement, and hardware store
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 eateries, and
5,000 — 10,000
square feet
upscale dining
Overnight Accommodations: Overnight
accommodations, such as hotels, shall have the
100 guest rooms
following minimum amenities: a restaurant, bar,
(minimum)
lounge, meeting room(s), and business center.
Ancillary Uses
As outlined in Zoning
Ordinance
The minimum site area requirement within High Intensity
Commercial Area 1 shall be 15 acres. The minimum site area
requirement within High Intensity Commercial Area 2 shall be
3 acres. The mix of land uses and building sizes for each of the
project areas are outlined in Table 2 -23 and Table 2 -34.
r
P A G E 2- 1 4
D, R A F T: NOVEMBER 1, z o i o
EXHIBIT I °A° LAND USE
GENERAL PLAN AMENDMENT io -o 1
MUNICIPAL CODE AMENDMENT i o - o 6
Table z -34
High Intensity Commercial/Comriierch
Designation
Land Use and Building Size Requiemen
For High Intensity Commercial Area a
The primary use of the site shall have a minim of one general
,ot�;l . ,,tlnt andlnr an nvrrniaht nrrnmmndatinn
Allowed Land Uses
Allowable
B I ding Pad Sizes
i
General Retail Outlets
Home furnishing and housewares retail; music, video,
book and entertainment retail; office products retail;
15 — 35,000
square feet
sporting and recreational equipment retail; hobby
and craft retail; and other specialty retail
Restaurant- Related Uses
Casual dining restaurants, specialty eateries, and
5,000 — I0,000
square feet
upscale dining
overnight Accommodations: Overnight
accommodations, such as hotels, shall have the
Ioo guest rooms
following minimum amenities: a restaurant, bar,
(
lounge, meeting room(s), and business center.
i
Asloutlined in Zoning
Ancillary Uses
Ordinance
Office /Light Industrial
The Office /Light Industrial (O /LI) designation
applies to properties generally located at the
north and south edges of the City. This category
provides suitable locations for manufacturing,
assembly, and limited food processing uses, as
well as office buildings and business parks.
Zoning regulations specify the uses permitted
and performance standards for industrial uses.
The maximum permitted FAR is 0.5:1.
LAND USE EXHIBIT "A"
G E N E R A L P LAN AM E N D M ENT 1 0- 0 1
MUNICIPAL CODE AMENDMENT 1 o - o 6
Mixed -Use Categories
Rosemead has established three Mixed -Use categories to
provide options for innovative approaches to land use and
development. These categories allow for a mix of land uses in
the same building, on the same parcel of land, or side by side
within the same area. Such complementary use stimulates
business activity, encourages pedestrian patronage, and
provides a broader range of options to property owners to
facilitate the preservation, re -use and redevelopment of
structures.
Mixed -Use Residential /Commercial
Generally mixed -use development performs best when it is
located near other mixed -use development. This configuration
gives the residents more retail and office choices located and
designed for pedestrian activity. Similarly,
business may prefer to locate near each other to
gain the synergistic benefits of serving the same
clientele. As such, the mixed -use designations
are located in such a manner to maximize or
capitalize on that synergy.
The Mixed -Use Residential /Commercial
category allows vertically or horizontally mixed
commercial, office, and residential uses, with an
emphasis on retail uses along the ground floor.
Pedestrian connections among the uses, and as
appropriate to surrounding neighborhoods,
should be provided. The Mixed -Use designation will allow for
mixed use and commercial infill development. Further, parcels
may be assembled and consolidated to create larger, integrated
development sites. All mixed -use projects are also subject to
review and compliance with the City's adopted mixed -use
design guidelines.
This designation applies to areas of Rosemead with historically
less intensive commercial and office development. The Mixed -
Use Residential /Commercial category is located on Valley
Boulevard between Muscatel Avenue and Valley Boulevard, and
on Garvey Avenue between Charlotte Avenue and Walnut
Grove Avenue. Residential densities are limited to a maximum
of 25 to 30 units per acre. For stand -alone commercial use and
integrated mixed -use projects, the maximum permitted FAR is
1.6:1. The typical population density is approximately 119
persons per acre.
P A G E 2- 1 6
DRAFT: NOVEMBER 1, 2 010
Office Development
EXHIB IT I - A" LAND USE
GENERAL PLAN AM E N D M ENT 1 o- o i
MUNICIPAL CODE AMENDMENT i o - 0 6
Mixed -Use High Density
Residential / Commercial
Similar to the Mixed -Use Residential /Commercial category, the
Mixed -Use High Density Residential /Commercial ccategory
permits vertically or horizontally mixed -use commercial, office,
and residential uses, but greater residential densities are
permitted and encouraged. Retail uses shall be emphasized
along the ground floor of street frontages, and pedestrian
connections among the uses and surrounding neighborhoods
should be provided. I
This designation applies to the eastern end of Valley Bioulevard
and south of Garvey Avenue, just west of the eastern boundary.
Residential densities are limited to a maximum of 36 to 60
units per acre. For stand -alone commercial use and' tegrated
mixed -use projects, the maximum permitted FAR is (2:1. The
typical population density is approximately 191 per ons per
acre.
Mixed -Use Industrial /Commercial
The Mixed -Use Industrial /Commercial category accc
light industry, research and development, and office
emphasis is on businesses that provide career -ori
trade jobs. Commercial uses should be limited to
support the primary industrial and office uses.
Areas designated for Mixed -Use Industrial /Comme
limited to properties along San Gabriel Boulevard
Hellman Avenue to Park Street, along San Gabriel
south of the SCE easement to Rush Street, and oI
Avenue from Walnut Grove to Muscatel Avenue (sout
Garvey Avenue) or City limit (north side of Garvey
The maximum FAR is 2.5:1. Site design shall t
consideration any adjacent residential neighborhoc
regard to parking lot entrances, location of parking ani
facilities, building massing, and lighting.
s `r
The
and
that
na1 are
outh of
Avenue
Garvey
side of
ike into
ds with
loading
P A G E 2— 1 7
D RAFT : N O V E M B E R 1, 2 0 10
LAND USE EX H I B IT "A"
GENERAL PLAN AMENDMENT 1 o - o i
MUNICIPAL CODE AMENDMENT 1 o - o 6
Public Facilities Category
The Public Facilities designation applies to those land uses that
are operated and maintained for public benefit. Public facilities
include educational facilities, parks, utilities, and buildings or
areas that support government activities. This land use category
also includes quasi - public uses such as private utilities
easements, private schools, and institutional activities.
Open Space Categories
Open Space /Natural Resources
This category applies to public properties set aside for diverse
recreational interests, including parks, baseball/soccer fields,
and picnicking areas, as well as open lands required for resource
protection.
Cemetery
This category applies to the Savannah Memorial Park Cemetery
(aka El Monte Cemetery) property located along Valley
Boulevard. Permitted uses are limited to those ordinarily
associated with a cemetery, as defined specifically in the zoning
ordinance.
Goals and Policies
These Land Use Element goals and policies address
four citywide issues that include: (I) enhancing and
maintaining existing single - family neighborhoods; (2)
providing housing opportunities for all segments of the
population; (3) preserving and encouraging a variety of
commercial and industrial activities; and (4)
revitalizing underperforming commercial corridors.
Single - Family Neighborhoods Open Space
In some neighborhoods, apartments and townhomes have
replaced older single - family residences. This transition has
generally improved neighborhoods with the introduction of
higher - quality housing. However, it has also created
neighborhoods where single - family residences are directly
adjacent to apartments and condominiums, and residents have
P A G E z - 1 B
DRAFT: NOVEMBER 1, 2010
Los Angeles County Public Library:
Rosemead Branch
Rosemead City Hall
EXHIBIT 1 "A" LAND USE
GENERAL PLAN A M E N D M ENT 1 0- 0 1
MUNICIPAL CODE AMENDMENT 1 0 - 0 6
expressed concern regarding privacy and the change in
neighborhood character.
Maintaining housing conditions and protecting the privacy of
single -story homes are key challenges in established single -
family residential neighborhoods. House sizes and heights
have increased over time, leading to inconsistency within
neighborhoods when newer homes are constructed adjacent to
or between older homes. Many of the larger, multi-story homes
have a line of sight into an adjacent home or back yard. The
City is committed to preserving established single - family
neighborhoods by regulating development and encouraging
both property maintenance and rehabilitation. The JCity has
adopted Ordinance No. 851, commonly known as the anti-
mansionization ordinance, which amended the zoning code to
limit FAR and include design standards to eliminate the looks
of excessive density. The City has also adopted and will
promote guidelines for new development that encourages high
quality site and building design compatibility with surrounding
uses.
Goal is Maintain stable and attractive single -
family residential neighborhoods.
Policy 1.1: Discourage the entitlement ai
construction of multiple - family units
neighborhoods that are predominate
single - family.
Policy 1.2: Provide guidelines and standards
ensure adequate buffering and screen:
between lower density residential us
and adjacent higher density residential
non - residential uses to mitigate potent
land use conflicts.
Policy 1.3: Actively promote the maintenance of p
and buildings through code enforcemen
Policy 1.4: Through the Conditional Use Permit (process,
Design Review process, residential I design
guidelines, or zoning enforcement, regulate new
and large residential structures that co 1 promise
neighborhood quality.
Policy 1.5: Require that new single- family residential
construction, additions, and renovations be
designed to protect the privacy of adjacent
P A G E 2- 1 g
1 DRAFT: NOVEMBER 1, 2010
1
LAND USE EXHIBIT "A"
GENERAL PLAN AMENDMENT i o - 0 1
MUNICIPAL CODE AMENDMENT 1 0 - 0 6
residential properties and the quality of
established neighborhoods.
Policy 1.6: Where the housing stock and neighborhood
design are of high quality, maintain and provide
the foundation for strong neighborhood
interaction, and ensure that the bulk and mass
of new single - family residential buildings or
additions be of the same scale as surrounding
units within established residential
neighborhoods.
Policy 1.7: Foster housing stock and neighborhood
revitalization, renovation, and good
site /architectural design.
Policy 1.8: Require that new single - family units utilize
detailed architectural articulations to promote
the visual character of neighborhoods and
comply with the adopted single family design
guidelines.
Commercial and Industrial Districts
Commercial and industrial districts in Rosemead and the jobs
and tax revenues they provide contribute significantly to the
City's financial well- being. Economically viable commercial
and industrial businesses generate tax revenue, provide . a
variety of shopping and commercial activities, and ensure the
long -term fiscal health of the City. Preserving, retaining, and
building the City's sales tax base through diverse and successful
commercial and industrial uses allow Rosemead to continue to
provide high level of public services, and to construct public
improvements that enhance the community.
The Land Use Element and Plan will maintain,
enhance, and invigorate commercial development
by:
• Concentrating commercial and industrial
businesses in established commercial,
office, and industrial districts;
• Minimizing the "commercial sprawl" of
strip commercial development; and
• Enhancing high quality commercial
building and site design while allowing for
increased intensities of use.
P A G E z- z o
DRAFT: NOVEMBER i, z o i o
Commercial development
EXHI BIT "A" LAND USE
GENERAL PLAN AMENDMENT 1 0 - 0 1
M U N I C I P A L C O D E AM I L N D M E N T 1 0- 0 6
With regard to industrial uses, limited areas in Rosemead are
designated for such businesses, and the City's focus is on
retaining and attracting clean industrial uses that havelminimal
impact on surrounding residential neighborhoods, that provide
quality jobs, and that contribute to the tax base. I
Goal 2: Expanded opportunities for conce
commercial and industrial uses that
contribute jobs and tax revenues to the
community I
Policy 2.1: Establish a well- balanced and carefully planned
collection of signature retail anchors, general
retail outlets, casual to upscale restaurants, and
upscale overnight accommodations which can
take advantage of the High Intensity
Commercial designated sites' accessibility to
major roadway corridors.
Policy 2.2: Revitalize commercial strip corridors by creating
activity nodes and commercial centers.
Policy 2.3: Encourage continued development
of self
sustaining commercial uses within
centers
located at strategic intersections.
Policy 2.4: Discourage further strip commercial
development along major arterials.
Policy 2.5: Discourage the rezoning of commercial
and
industrial districts to residential uses.
Policy 2.6: Rigorously enforce property maintenance
standards for commercial and industrial
properties.
t Vlll:�' L. �. 1LJ l6VLJ11 r... urPa) �.riva .aaba� a�.•
to additions, remodel of existing buildings and
new commercial and industrial development.
Policy 2.8: Encourage the reconfiguration and
of neighborhood shopping centers
modified development standards, I
floor -area ratios, and other tools.
offering
:intense
P A G E 2- 2 1
DRAFT: N O V E M B E R 1, 2010
LAND USE EXHIBIT "A"
GENERAL PLAN AMENDMENT i o - 0 1
MUNICIPAL CODE AMENDMENT 1 0 - 0 6
Mixed -Use
The City of Rosemead encourages mixed uses at key locations
as discussed on pages 2 -15 to 2 -16 and shown on Figure 2 -1.
The Mixed -Use land use designations will promote stronger
and. enhanced commercial business districts. Enhanced
features should include a livelier streetscape, pedestrian-
friendly street frontages for new buildings, revitalization of
building fagades, creation of active and attractive public spaces,
street furniture, and other improvements.
A key opportunity exists to revitalize commercial corridors with
mixed -use developments that provide both needed housing and
commercial retail services. Mixed -use development has several
tangible benefits, most importantly:
• attracting private investment that can help revitalize
older commercial uses;
• increasing patronage within the area, which translates
to economic benefits to businesses and the community;
• bringing residential and commercial uses within
walking distance to each other; and
• promoting pedestrian- friendly mixed -use projects with
public spaces and lively street fronts where people can
meet and interact.
For residential and commercial mixed -use projects, tax -
generating restaurants, retail uses, and services are required on
the ground floor street frontages to create a lively street front.
Mixed -use projects often revitalize older commercial districts,
but it is important that the design of new mixed -use
developments reflect the established character of Rosemead.
New mixed -use buildings should be compatible with the scale
and massing of adjacent buildings and respect a site's context
within the overall community. The City has adopted design
guidelines for mixed -use development that provide design
criteria to assist developers and City staff on the review of such
projects, and to ensure that development is of high quality and
reflective of Rosemead's goals.
PA G E 2- 2 2
DRAFT: NOVEMBER 1, 2o lo
EXHIBIT I" A - LAND USE
GENERAL PLAN AMENDMENT 1 o - o 1
MUNICIPAL CODE AMENDMENT i o - o 6
Economic Development and
Revitalization
Creating business and employment opportunil
strengthen the City's economic health and provi(
necessary to provide desired public facilities and
Spending money locally increases the success
businesses and employers, and improves private invet
the community. Proactive economic development strat
facilitate and encourage the revitalization of tl
commercial and industrial corridors. Economic dev
activities include facilitating mixed -use developme
commercial corridors to increase the quality of ca
offerings for residents, retaining important industrial
and focusing regional commercial activity at key local
are easily accessible.
will
funds
vices.
local
ent in
�s will
City's
ment
along
,ercial
tricts,
s that
P A G E 2- 2 3
DRAFT: N O V E M B E R 1, 2010
Goal 3: Creation of vibrant, attractive m'
ed -use
development
Policy 3.1: Encourage mixed -use development as a means
of upgrading established uses and developing
vacant parcels along arterials and providing new
commercial, residential, and employment
opportunities.
Policy 3.2: Use the Mixed -Use High I Density
Residential /Commercial land use designation as
a vehicle to help strengthen and revitalize
Rosemead's central business district.
Policy 3.3: Provide adequate buffering between I existing
residential and commercial or light industrial
uses within designated Mixed -Use areas, as well
as in adjacent areas.
Policy 3.4: Encourage pedestrian friendly commercial and
residential planned developments 'wherever
possible.
Policy 3.5: Promote lively and attractive ground -floor
retail
uses that will create public revenues needed
to
provide for City services and the City's tax
base.
Economic Development and
Revitalization
Creating business and employment opportunil
strengthen the City's economic health and provi(
necessary to provide desired public facilities and
Spending money locally increases the success
businesses and employers, and improves private invet
the community. Proactive economic development strat
facilitate and encourage the revitalization of tl
commercial and industrial corridors. Economic dev
activities include facilitating mixed -use developme
commercial corridors to increase the quality of ca
offerings for residents, retaining important industrial
and focusing regional commercial activity at key local
are easily accessible.
will
funds
vices.
local
ent in
�s will
City's
ment
along
,ercial
tricts,
s that
P A G E 2- 2 3
DRAFT: N O V E M B E R 1, 2010
LAND USE E X H I B IT "A"
GENERAL PLAN AMENDMENT 1 o - o 1
MUNICIPAL CODE AMENDMENT 1 o - o 6
Goal 4: A financially healthy City that can meet
residents' desires for public services and
facilities
Policy 4.1:
Retain and attract commercial and industrial
businesses that contribute positively to the
over tax base.
Policy 4.2: Continue to attract industrial
businesses that provide
quality jobs for skilled
workers.
Policy 4.3: Exclude
commercial and
industrial
activities that
adversely
impact the City
and its
residents without
providing
corresponding
benefits.
of the SCE easement by promoting mixed -use
Goal g:
Targeted land use changes that improve
housing and economic opportunities for
residents and businesses and achieve City
fiscal and environmental objectives.
Policy 5.1:
Encourage revitalization of Garvey Avenue east
of the SCE easement by promoting mixed -use
development that integrates commercial uses
with higher - density multiple - family residential
uses.
Policy 5.2:
Encourage revitalization of the San Gabriel
Boulevard corridor south of Hellman Avenue to
Park Street and then again south of the SCE
easement to Rush Street by promoting mixed
use development that integrates light industrial
and office/business park uses.
Policy 5.3:
Preserve the established Central Business
District along Valley Boulevard, and establish
opportunities for large commercial and
residential mixed -use developments.
Policy 5.4:
Establish a specific plan to create a "downtown"
Rosemead between Walnut Grove Avenue and
Rosemead Boulevard.
PA G E z- z 4
DRAFT: NOVEMBER 1, zolo
E X H I BIT [- A" LAND USE
GENERAL PLAN AMENDMENT 1 0 - 0 1
MUNICIPAL CODE AMENDMENT 1 o - o 6
Policy 5.5: Continue to support development of Rosemead
Place as a commercial center, placing emphasis
on improved freeway access and visibility and
high quality landscaping design.
Policy 5.6: Require that future commercial I projects
adjacent to the San Bernardino Freeway, south
of Marshall Street, be developed in al manner
that
• complements established commercial uses;
• capitalizes on the high visibility provided by
the adjacent freeway through high quality
design and signage; and
• incorporates the highest construction
standards possible. I
Policy 5.7: Encourage development of high I quality
commercial or mixed -use center in the vicinity
of the intersection of Valley Boulevard and
Temple City Boulevard. I
Zoning and Land Us'e
Policy
The City's zoning ordinance serves as the primaryi tool to
implement General Plan land use policies. Under California
law, the zoning ordinance must be consistent with thel General
Plan, meaning that each land use category must have one or
more corresponding zone districts, and development standards
and land use regulations in the zoning ordinance must reflect
the policies in the General Plan. While General Plan discussion
of permitted land uses and development intensities is by nature
somewhat general, the zoning ordinance provides the
specificity property owners and developers seek in identifying
how particular properties can be used and developed. Table e-
gg identifies the relationships between land use categories and
zone districts in Rosemead. The Zoning Ordinance will be
amended to include the mixed -use land use categories.
r
P A G E 2- 2 5
DRAFT: NOVEMBER 1, 2010
LAND USE EX H III IT "A"
" GENERAL PLAN AMENDMENT 1 o - o 1
MUNICIPAL CODE AMENDMENT 1 o - o 6
Table z -45
General Plan and Zoning Ordinance Consistency
Notes:
a) This table compares the General Plan land use categories with the zoning districts and
overlay districts. It is anticipated that the Zoning Ordinance will be updated and these
zoning districts, shown here, may be changed.
b) Zone Districts:
R -i: Single Family Residential
R -2: Light Multinle MediufaMulti- RC -MUDO: Residential /Commercial Mixed -Use
Density Residential Development Overlay
R -3: Medium Multiple Residential CI -M: Commercial /Industrial Mixed _
C -1: Neighborhood Commercial O -S: Open Space
C - 3: Medium Commercial P -D: Planned Development
C - 4: Regional Commercial D -0: Design Overlay
CBD: Central Business District
P -0: Professional Office
M -1: Light Manufacturing
Development Capacity
Table 2 -56 identifies the planned distribution of land uses
resulting from implementation of the Land Use Plan. Over
P A G E 2- 2 6
DRAFT: NOVEMBER 1, 2 o 1 o
Corresponding Zone
General Plan Land Use Category (a)
Districts (b)
LDR
Low Density Residential
R -i
P -D
MDR
I Medium Density Residential
R -2
P -D
R-3
HDR
High Density Residential
P -D
P -0
D -O
C -1
P -D
C
Commercial
C -3
P
CBD
D -O
HIC
High Intensity Commercial
C-
CBD
P
MRC
Mixed -Use Residential /Commercial
RC -MUDO
D -O
P -D
C -3
Mixed -Use
CBD
P
MHRC
High Density
RC -MUDO
D -O
Residential Commercial
P -D
C -3
P D
D -O
MIC
Mixed -Use Industrial /Commercial
P
C -3
M -1
C -3
P -D
OLI
Office /Light Industrial
P-0
M -1
D -O
PF
Public Facilities
All Zones
os
Open Space/Natural Resources
O -S
CEM
Cemetery
O -S
Notes:
a) This table compares the General Plan land use categories with the zoning districts and
overlay districts. It is anticipated that the Zoning Ordinance will be updated and these
zoning districts, shown here, may be changed.
b) Zone Districts:
R -i: Single Family Residential
R -2: Light Multinle MediufaMulti- RC -MUDO: Residential /Commercial Mixed -Use
Density Residential Development Overlay
R -3: Medium Multiple Residential CI -M: Commercial /Industrial Mixed _
C -1: Neighborhood Commercial O -S: Open Space
C - 3: Medium Commercial P -D: Planned Development
C - 4: Regional Commercial D -0: Design Overlay
CBD: Central Business District
P -0: Professional Office
M -1: Light Manufacturing
Development Capacity
Table 2 -56 identifies the planned distribution of land uses
resulting from implementation of the Land Use Plan. Over
P A G E 2- 2 6
DRAFT: NOVEMBER 1, 2 o 1 o
E X H I B I T (" A" LAND USE
GENERAL PLAN AM E N D M ENT i o- o i
MUNICIPAL CODE AMENDMENT 1 o - 0 6
time, as properties transition from one use to another or
property owners rebuild, land uses and intensities will
gradually shift to align with the intent of this I:and Use
Element. Table 2 -fi6 summarizes the land use distribution,
typical level of development anticipated, and the 'resultant
residential and nonresidential levels of development that can be
expected from full implementation of land use I policies
established by this General Plan. Given the almost `built -out
character of Rosemead, significant redevelopment activities
may not occur over the life of this General Plan. I Average
development densities and potential presented in Table 2 -93
reflect primarily established densities, with' limited
opportunities for recycling to more intensified development. As
shown in the Table 2 -5, the estimated population for Rosemead
is approximately 61,480 in approximately 15,924 housing units.
P A G E 2- 2 7
DRAFT: N O V E M B E R i, 2 o i o
LAN D US E EXHIBIT "A"
GENERAL PLAN AMENDMENT 10 -01
MUNICIPAL CODE AMENDMENT 1 o - o 6
Table 2 - . 56
Land Use and Population Estimates
for General Plan Buildout
General Plan Land Use
Net
Estimated
Density/
Estimated
Estimated
Estimated
Category
Acres
Intensity
selling
Population
Potential
(a)
Units
(b)
Square Feet
LDR
Low Density Residential
965
7.o DU /AC
6,756
26,o84
0
MDR
Medium Density
Residential
582
8.5 DU /AC
4,947
19,100
0
HDR
High Density Residential
116
19.8 DU /AC
2,297
8,869
0
C
Commercial
2 44
0 .33 FAR
o
0
3,500,000
HIC
High Intensity
Commercial
19
0 .33 FAR
o
0
270,000
OLI
Office /Light Industrial
132
0.42 FAR
o
0
2,400,000
Mixed -Use
30. 3o. o DU /AC;
MRC
Residential /Commercial
25
FAR
509
1,965
580,000
(c)
MHR
Mixed -Use High Density
48,o DU /AC;
C
Residential/ Commercial
39
2.00 FAR
1 ,4 1 5
5,46
850,000
(d)
MIC
Mixed -Use
Industrial /Commercial
61
l.00 FAR
o
0
2,66o,000
PF
Public Facilities
368
N/A
o
0
0
OS
Open Space /Natural
83
N/A
o
0
0
Resources
CEM
Cemetery
4
N/A
o
0
0
Total
2,638
15,924
61,480
10,26o,000
Notes:
a) DU /AC: Dwelling Unit Per Acre, FAR: Floor Area Ratio.
b) Population is estimated based on an average household size of 3.981 persons per household and a vacancy rate of
g.o2% according to the 2009 California Department of Finance, Demographic Unit.
c) Mixed -Use Residential /Commercial category assumes 67% residential and 33% commercial mix.
d) Mixed -Use High Density Residential /Commercial category assumes 75% residential and 25% commercial mix.
Table z -67 summarizes the projected dwelling units,
estimated population, and estimated square footage for existing
conditions in 2oo9, and what the Land Use Plan of the General
Plan will yield at buildout.
P A G E 2- 2 8
DRAFT: NOVEMBER 1, 2 o 1 o
E X H I B I T" A" LAND USE
GENERAL PLAN AMENDM ENT io -o 1
MUNICIPAL CODE AMENDMENT i o - 0 6
Table 2 -67
Development and Population
2009 Conditions and
General Plan
Dwelling Population Square Feet of
Units Nonresidential
Existing 2009
Devi 4,75 57,594 7
elopment (a)
General Plan Land 15,924 6t,48o I Io,i 60,000
Use Policy 1 j
Estimated
Increase in 1,166 3,886
Development
Notes:
a) Dwelling units and population estimates are from the 2009
Department of Finance, Demographic Unit. Square Feet of
based on GIs data.
Implementation
Actions
The following actions will implement Land Use I Element
policies and provide guidance to City decision makers, staff,
and the public. Each action relates directly to one or more
policies.
Goal 1: Stable and attractive singll - family
residential neighborhoods.
Action i.i Revise the Zoning Map and zoning ordinance to
provide consistency between the map and the
General Plan .
Action 1.2 Enhance code enforcement program tb require
property owners to maintain their homes and
property.
Action 1.3 Use zoning regulations, and design guidelines,
and design review to require new residential
development use detailed architectural
D R A F T
is
P A G E z - 2 9
NOVEMBER 1, 2010
LAND USE EXHIBIT "A"
GENERAL PLAN AMENDMENT 1 0 - 0 1
MUNICIPAL CODE AMENDMENT 1 0 - 0 6
articulations and to provide adequate buffering
between lower density residential uses and non-
residential uses.
Action 1.4 Conduct a housing and neighborhood survey to
determine those areas that:
• Are strong and should be maintained as they
exist today. Typically in these areas the
housing is well maintained and has good
architectural design and site design; the
neighborhood has sidewalks, landscaping,
and is pedestrian friendly and safe. These
neighborhoods should be , maintained
through continued code enforcement; new
development should be designed to respect
existing setbacks, neighborhood character,
architectural style and materials, etc.
• Are encouraged to revitalize through the
introduction of new or renovated housing
stock that is designed to promote a higher
quality of architectural and site design. This
may include improving housing materials,
architectural design, site orientation, parking
and garage location, setbacks, landscape
requirements, etc. .
Action 1.5 Develop a series of design guidelines and
standards to facilitate strong housing and
neighborhood maintenance for the appropriate
neighborhoods as determined by Action 1.4.
Action 1.6 Develop housing and neighborhood design
guidelines and standards for those areas (as
determined by Action 1.4) that should be
encouraged to be revitalized, renovated, and
remodeled. In addition, establish new design
guidelines that restrict mansionization.
Action 1.7 Consult with the AQMD when siting new
facilities with dust, odor emissions to avoid
siting those facilities near sensitive receptors
and avoiding siting sensitive receptors near
sours of air pollution.
Goal 2: Expanded opportunity for concentrated
commercial and industrial uses that
contribute jobs and tax revenues to the
community
PAGE z - 3 0
DRAFT: NOVEMBER 1, z o 1 0
EXHIBIT I "A" LAND USE
GENERAL PLAN AM E N D M ENT 1 0- 0 1
MUNICIPAL CODE AMENDMENT 1 0 - 0 6
Action 2.1 Prepare a specific plan, development standards,
and /or design guidelines to plan for future
development and for both private and public
realm design features in the High Intensity
Commercial areas.
Action 2.2 Create incentive programs to encourage the
renovation and rehabilitation of older
commercial areas.
Action 2.3 Prepare a specific plan, design guidelines,
and /or development standards to plan for
existing development's revitalziation land for
future development and to plan for both private
and public realm design features in th e Mixed -
Use area located on Valley Boulevardl between
Walnut Grove and Rosemead Boulevard.
Action 2.4 Implement the Rosemead Downtown Vision
Plan or other urban design plans, if adopted by
the City Council, for new projects and the
rehabilitation and revitalization of existing
development on Valley Boulevard.
Action 2.5 Prepare development standards encouraging the
inclusion of public plazas and spaces in new and
existing commercial areas.
Action 2.6 Develop a marketing program that identifies
needed commercial goods and services actively
pursue such businesses to locate withi i existing
commercial and new mixed -use areas.
Goal 3 Creation of vibrant, attractive m I e -use
development
Action 3.1 Encourage, whenever appropriate, land use
conversion from marginal commercial,
industrial or residential uses to mixed -use
development along major arterials in I areas of
the City designated for Mixed -Use
Residential /Commercial. Mixed -use
development of this type should be encouraged
when a proposal will result in the following:
• The assembling of existing lots;
• A reduction of the number of access points
or "curb cuts" along an arterial;
P A G E 2- 3 1
D RAFT: NOVEMBER 1 20 10
LAND USE EX H I BIT "A"
GENERAL PLAN AMENDMENT i o - o i
MUNICIPAL CODE AMENDMENT i o - o 6
• No negative impact on surrounding land
uses.
Criteria for evaluating a proposal within these
guidelines could include:
• Conformance to Residential /Commercial
Mixed -Use development standards and
adopted Mixed -Use Design Guidelines.
Action 3.2 Require an integrally- colored decorative six foot
tall CMU block wall, landscaped buffers with
mature landscaping, and /or a vine- covered wall,
on those sides abutting a residentially zoned
area. Agreements between property owners
should be encouraged whereby the applicant
installs the wall and /or landscaping and the
adjacent property owner maintains it because
the wall is on their property. The landscaped
buffer strip will have a minimum width of three
feet between the property line wall and adjacent
property.
Action 3.3 Encourage land use conversions to commercial
uses, particularly along major arterials, only
when a proposal:
• Assembles contiguous lots;
• Limits the number of curb cuts along major
arterials;
• Provides adequate on -site parking and on-
site circulation;
• Operates in conformance with the City's
Noise Ordinance and other applicable
environmental regulations; and
• Will not negatively impact surrounding land
uses.
Action 3.4 Whenever and wherever possible, encourage the
grouping of certain types of commercial
activities that would benefit from this type of. a
development.
Action 3.5 To maximize commercial synergy and to
minimize the development of small, stand alone
commercial buildings, such as mini -malls, direct
new commercial development smaller than
5,000 square feet of gross floor area to shopping
centers with a combined floor area of at least
15,000 square feet. This implementation action
shall not preclude the development of or
P A G E 2- 3 2
DRAFT: NOVEMBER I, 2 010
E X H I B I T A" LAND USE
GENERAL PLAN A M E N D M ENT 1 0- 0 1
MUNICIPAL CODE AMENDMENT 1 0 - 0 6
discriminate against small businesses in
established commercial areas.
Action 3.6 Require owners to maintain their
according to current codes and ordinal
Action 3.7 Apply design standards for industrial and
commercial uses Citywide. l
Action 3.8 During the site development reviewl process,
require attractive and revenue generating
ground -floor retail uses for all mixed -use
projects. l
Goal 4: A financially healthy City that can meet
residents' desires for public services and
facilities
Action 4.1 Inventory structures and parcels in industrial
areas available for redevelopment, and
incorporate this information into a guide or
book to be distributed to industrial real estate
brokers and developers.
Action 4.2 The City will restrict industrial activ.
may result in significant and de'
environmental impacts to the City
residents. The significance will be de
through the preparation of a CEQA Inii
(IS) and any subsequent environmental
Goal 5: Targeted land use changes that
housing and economic opportui
residents and businesses and acl
fiscal and environmental obiecth
Action 5.1
Action 5.2
Action 5.3
6y :i
Develop design standards for the
Square site that enhance freeway v.
access.
Underground utilities in commercial
require developers to contribute.
Promote art in public places
developers to contribute.
that
and its
Study
for
City
Iml
and
require
P A G E 2- 3 3
DRAFT: NOVEMBER 1, 2010
1
LAND USE EXHIBIT "A"
GENERAL PLAN AMENDMENT 1 0 - 0 1
MUNICIPAL CODE AMENDMENT i o - o 6
Action 5.4 Ensure that new developments incorporate both
local and regional transit measures into project
design that promote the use of alternative modes
of transportation and /or construct, contribute or
dedicate land for the provision of on -site bicycle
trails linking the facility to designated bicycle
commuting routes.
Action 5.5 Ensure that new developments construct
buildings that exceed minimum statewide
energy construction requirements beyond Title
24 energy requirements.
Action 5.6 In new residential developments, promote
and /or provide incentives for the use of Energy-
Star rated appliances.
Action 5.7 Promote the use of shade producing trees,
particularly those that shade paved surfaces
such as streets and parking lots and buildings.
These strategies will minimize the heat island
effect and thereby reduce the amount of air
conditioning required.
Action 5.8 Encourage new development to employ passive
heating and cooling design strategies to the
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.
Action 5.9 Encourage new developments to 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.
Action 5.10 Consider targeting local funds, including
redevelopment, Community Development Block
Grant, and HOME Investment Partnerships
funds, to assist affordable housing developers in
incorporating energy efficient designs and
features.
Action 5.11 Strengthen local building codes for new
construction and renovation to require a higher
level of energy efficiency.
PAGE z - 3 4
DRAFT: NOVEMBER 1, 2010
EXHIBIT I "A" LAND USE
G E N E R A L P L A N A M E N D M E N T 1 o- o 1
MUNICIPAL CODE AMENDMENT i o - o 6
Action 5.12 Encourage all new government building's, and all
major renovations and additions, meet identified
green building standards.
Action 5.13 Consider adopting a "Green Building Program"
requiring or encouraging green building
practices and materials. The program could be
implemented through, e.g., a set of green
building ordinances. i
Action 5.14 Encourage the orientation of buildings to
maximize passive solar heating during cool
seasons, avoid solar heat gain during hot
periods, enhance natural ventilation, and
promote effective use of daylight. Orientation
should optimize opportunities for on- Iite solar
generation.
Action 5.15 Consider to provide permitting- related and
other incentives for energy efficient (building
projects, e.g., by giving green projects priority in
plan review, processing and field inspection
services.
Action 5.16 Consider adopting a "heat island" mitigation
plan that requires cool roofs, cool pavements,
and strategically placed shade trees.
Action 5.17 Consider expanding building permit
enforcement to include re- roofing thereby
ensuring compliance with existing state building
requirements for cool roofs on non - residential
buildings.
Action 5.18 Strengthen local building codes for new
construction and implement a program to
renovate existing buildings to require (a higher
level of water efficiency.
Action 5.19 Consider adopting energy and water efficiency
retrofit ordinances that require upgrades as a
condition of issuing permits for renovations or
additions, and on the sale of residences and
buildings.
Action 5.2o Discourage projects that impede bicycle and
walling access, e.g., large parking areas that
cannot be crossed by non - motorized Ivehicles,
and new residential communities that block
s'. -
e
DRAFT: NOVEMBER i, 2 o io
L A N D U S E E X I I I BIT "A"
GENE R A L PLAN AM E N D M ENT 1 0- o i
MUNICIPAL CODE AMENDMENT 1 0 - 0 6
through access on existing or potential bicycle
and pedestrian routes.
P A G E 2- 3 6
DRAFT: NOVEMBER 1, 2010
AN ORDINANCE OF THE CITY Cf
ROSEMEAD, COUNTY OF LOS ANGEI
APPROVING MUNICIPAL CODE AME
CHAPTER 17.04, CHAPTER 17.84, AN[
17 OF THE CITY OF ROSEMEAD MUIN
HOTEL AND MOTEL DEVELOPMENT S'
THE CITY COUNCIL OF THE CITY OF
ORDAIN AS FOLLOWS:
SECTION 1 Findings. The following
Municipal Code Amendment 10 -06.
/_l
N1
The City of Rosemead has determir
and motels provide distinct benefits
convenient and attractive lodging f
uses that strengthen the City's econ
as to support the provision of publi
businesses; and
The City of Rosemead has detem
forth in the General Plan and Title 1
not encourage the renovation of E
amenity standards limit the intensi
which does not allow a small addit
further, may be detrimental to a'
because limits on the develop
requirements do not allow the devi
which are demanded by hotel and r
such uses market competitive with c
C. The City wishes to amend existing
by adding new amenity standards
for existing hotels to make s
maintaining good design standar
hotel development.
D. The proposed municipal code an
consistency with all of the o
programs, and actions of all elei
does not conflict with current
programs.
E. The proposed municipal code ame
UNCIL OF THE CITY OF
ES, STATE OF CALIFORNIA
JDMENT 10 -06, AMENDING
CHAPTER 17.112 OF TITLE
CIPAL CODE RELATING TO
ROSEMEAD DOES HEREBY
findings are adopted in support of
ied that quality and appropriate hotels
to the City, including the provision of
or visitors, the establishment of land
)mic base and fiscal circumstances so
c services to the City's residents and
ined that development standards set
' of the Rosemead Municipal Code do
xisting hotels because General Plan
y of potential development to a level
ons to render financially feasible and
:racting new quality hotel operators
nent intensity and strict amenity
lopment of ancillary support services
otel patrons and are required to make
Cher hotels in adjoining Cities, and
'el and motel development standards
that they provide regulated flexibility
I renovation improvements, while
and regulatory procedures for new
ant ensures and maintains internal
�s, policies, general land uses,
of the General Plan. The update
;ral Plan policies, objectives or
ment would not be detrimental to the
1 1 EXHIBIT D
public convenience, health, safety, or general welfare of the City.
F. The proposed municipal code amendment will not have significant
adverse effects on the environment.
SECTION 2 . The City Council hereby makes a finding of adequacy with the
Negative Declaration and HEREBY ADOPTS the Negative Declaration, as the
environmental clearance for Municipal Code Amendment 10 -06.
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 -06 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 amendment 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 -06 is consistent with the Rosemead General Plan as
follows:
The revised hotel and motel regulations are consistent with General Plan
Land Use Goal 2 and Land Use Policy 4.1 as they will promote expanded opportunities
for concentrated commercial uses that contribute to jobs and tax revenues'to the
community, as well as promote commercial business retention and attraction that
contributes positively to the overall tax base. The revised hotel regulations will enforce
high quality amenity standards and sensitive site design measures, while providing
flexible, incentive -based project processing regulations to spur older existing hotel and
motel development renovation. Lastly, Municipal Code Amendment 10 -06 proposes to
maintain existing development regulations relating to building setback, lot coverage, and
height provisions designed to ensure adequate buffering and screening to mitigate
potential land use conflicts between residential and nonresidential uses, as required by
Land Use Policy 1.2.
The public necessity, convenience, and general welfare will be served by the
adoption of the revised hotel and motel regulations, as the new regulations provide
internally consistent development standards that will ensure consistency with the
General Plan land use floor area ratios, while ensuring continued preservation,
retention, and development of self- sustaining commercial hotel and motel uses in the
City. The new regulations will also make hotel and motel projects desirable and
financially feasible. Furthermore, to ensure that the proposed amendment does not
adversely impact the City and its residents, regulations governing setbacks, height
restrictions, security system requirements and operational standards have been
maintained in the current zoning code.
2 EXHIBIT D
SECTION 5. Code Amendment. The definition of Hotel in Section 17.04.020
(Definitions) of the Rosemead Municipal Code is HEREBY AMENDED to read as
follows:
"Hotel" means a building or a portion of a buildii
designed to be used or which are used, rented o
occupied for temporary or overnight accomm
residence or principal dwelling place of the occul
no provision is made for cooking in any individu
rooms must be from completely enclosed interior
I containing guest rooms intended or
hired out to be occupied or which are
Jations, but not used as the legal
ant(s), with or without meals, in which
I room or suite. Entrance to all guest
SECTION 6. Code Amendment. The definition of Motel in Section 17.04.020
(Definitions) of the Rosemead Municipal Code is HEREBY AMENDED to read as
follows:
"Motel" means one or more buildings containing
some or all of which have a separate entrance
building designed and used for rental for temp(
guests and are offered primarily to automobile
parking spaces conveniently located to each roc
motor lodges, motor inns, motor hotels, and touri:
uest rooms without kitchen facilities,
ading directly from the outside of the
iry or.overnight accommodations for
urists or transients, with garages or
i or unit. Motel includes auto courts,
courts.
SECTION 7. Code Amendment. Section 17.84.030 (Group occupancies) of the
Rosemead Municipal Code is HEREBY AMENDED to read as follows:
For each guest room in rooming, lodging, fraternity houses, clubs, dormitories, and
hotels, there shall be provided one parking space Each such parking space shall be on
the same lot or parcel of land or contiguous thereto, except that parking space for hotels
shall be on.the same lot or within five hundred (500) feet of the main building
SECTION 8. Code Amendment.
(Commercial and industrial buildings) of the
AMENDED to read as follows:
E of Section 17.84.100
Municipal Code is HEREBY
E. Compact Car Parking Standards. The
allowed only for manufacturing, industrial, com
The number of compact car parking stalls may c
total number of required parking stalls. Each co
feet wide and sixteen (16) feet long. All stalls m
in each stall using letters no less than ten incl
lighting standards shall not intrude into the minis
shall be, as much as is practical, grouped on a c
of the Planning Director.
SECTION 9. Code Amendment. Su
of compact car parking shall. be
cial, office, motel, and hotel uses.
ist of twenty -five (25) percent of the
ict car parking space shall be eight
be identified by painting "Compact'
in height. Support columns and /or
n dimensions. Compact car parking
non location subject to the approval
20 of Section 17.112.030 (Uses
3 1 EXHIBIT D
permitted in specific zones) of the Rosemead Municipal Code is HEREBY AMENDED to
read as follows:
20. Hotels in the C -3, C-4, CBD, and M -1 zones and motels in the C -3, CBD, and M -1
zones subject to the following conditions:
(a) Lot Area. The minimum area of the parcel or lot shall not be less than thirty -nine
thousand (39,000) square feet.
(b) Lot Width. Each lot shall have a minimum frontage of not less than one hundred
(100) feet on a major street as depicted on the circulation element of the general
plan.
(c) Maximum Coverage. The maximum lot coverage of all structures shall not
exceed forty (40) percent of the total lot area.
(d) Floor Area Ratio (FAR):
i. The FAR of a hotel or motel development must be consistent with the land
use designation in the General Plan. The General Plan permits additional
FAR in the Commercial and High Intensity Commercial land use designations
for hotels only.
ii. Hotels only in the Commercial or High Intensity Commercial land use
designation in the General Plan may be developed up to a maximum
permitted FAR of 1.0:1 if the projects meet the required development
standards identified in the table below. If a project in one of these land use
designations does not meet all of the required amenity standards described in
the table below, a maximum FAR of 0.35:1 shall be allowed.
a. A hotel project may substitute two additional amenities from the table
below for each required amenity.
Hotel and Motel Amenity Standards
Required Amenities
Motel
Hotel
Business Center Service"
Not Required
Required
Complementary breakfast
Not Required
Required
In -room wired or wireless
high speed internet
Not Required
Required
Additional Amenities:
Multi- function
ballroom/meeting rooms
Not Required
Optional
Restaurant or bar/lounge
Not Required
Optional
Concierge desk
Not Required.
Optional
Convenience store /snack
sho
Not Required
Optional
4 EXHIBIT D
Daycare services
Not Required
Optional
Day spa
Not Required
Optional
Florist or gift shop
Not Required
Optional
Laundry Service
Not Required
Optional
Pool or spa / acuzzi
Not Required
Optional
Reception Lounge
Not Required
Optional
Room Service
Not Required
Optional
Self- service laundry
Not Required
Optional
Valet Parking
Not Required
Optional
" Business Center Service includes guest
fax, and copy machine.
to centrally located computer,
(e) Number of Rooms.
i. Hotels: Minimum 50 Rooms
ii. Motels: No minimum.
(f) Floor area per guest room:
i. Hotels: Minimum 400 square feet
ii. Motels: Minimum 300 square feet
(g) Interior. /Exterior Corridors:
i. Hotels: Interior Corridors only
ii. Motels: Exterior corridors permitted
For the purposes of this section the floor a
by dividing the total gross floor area of the
per guest room shall be calculated
ect by the total number of rooms.
(h) Landscaping. A minimum of ten percent of
total lot area is to be landscaped.
(i)Yards. Side and rear yards, when abutting I residentially zoned or used property,
shall be not less than ten feet from property line.
(j) If requested by a motel /hotel operator /o
permit, notwithstanding Section 5.42.030
rent rooms for extended periods exceedii
(30) days in any sixty (60) consecuti%
conditional use permit. The right to i
authorized by the conditional use pe
owner /operator agreeing to pay and pay
Section 3.16.070 for remission of transiei
ier in applying for a conditional use
f this code, the owner /operator may
thirty (30) consecutive days or thirty
day period, as authorized by the
it rooms for extended periods as
iit shall be conditioned upon the
g to the city at the time set forth in
occupancy tax payments, a payment
5 1 EXHIBIT D
in lieu of taxes in an amount equal to the transient occupancy tax that would
otherwise be payable were the units occupied for less than thirty (30) days. In
determining the number of units in a motel /hotel complex that may be so
occupied, the Planning Commission shall consider the following criteria:
i. Whether or not the overall site design and the floor plans of individual rooms
proposed are conducive to extended occupancy.
ii. Whether or not adequate parking and other amenities are provided to support
extended occupancy.
iii. Whether or not the renting of rooms for more than thirty (30) consecutive days
is likely to lead to or, in the case of existing motels /hotels, has lead to, police
problems due to the design of the motel /hotel and /or the nature of the
surrounding area.
iv. In applying for the conditional use permit, the owner /operator shall determine
the number and /or percentage of, rooms to be offered for extended
occupancy. The Planning Commission may approve the request as submitted
or may establish an alternate number and /or percentage based upon the
review of the above criteria, provided, however, that the number shall not be
less than twenty (20) percent of the total number of rooms in the hotel or
motel nor more than thirty (30) percent of the total number of rooms.
(k) The owner and /or operator of any such hotel or motel shall have and maintain
only one meter for each utility service to the entire use.
(1) A hotel or motel may provide manager's quarters not to exceed one dwelling unit,
which complies with the minimum multifamily (R -3) standards as set forth in this
code.
(m)Every hotel and motel shall have a security system designed to the satisfaction of
the Chief of Police which shall include surveillance of arrivals, departures, and
parking areas from the office and security hardware, cameras, alarms and
lighting.
(n) Every hotel and motel shall have an office with a registration desk, and the office
shall be located in close proximity to the entry driveway to the street front.
(o) Vehicles exceeding eighty (80) inches in width shall not be permitted to park in
any parking space required for motel customers. In addition to the parking
spaces required for each guest room, every motel shall provide at least one
designated recreational vehicle parking space, which is a minimum of ten feet by
thirty (30) feet, for each twenty -five (25) rooms in the motel complex.
6 EXHIBIT D
(p) Vehicles exceeding eighty (80) inches in
any required parking lot used exclusively
recreational vehicles or motor homes shall
least one designated recreational vehicle I
ten feet by thirty (30) feet, is provided for e
complex.
(q) Every hotel and motel shall be opei
standards of Chapter 5.42 of this code.
(r) An economic feasibility study shall be subs
review and approval. The economic fea:
professional who is familiar with preparatio
include data to support a finding that there
and that the project will economically ber
section shall not apply to hotels and motel
expansions allowed pursuant to Section 17
h shall not be permitted to park in
hotel customers. (Noncommercial)
permitted to park in such lots, if at
cing space, which is a minimum of
twenty -five (25) rooms in the hotel
in compliance with the operational
tted to the Planning Department for
iility study shall be prepared by a
of such documents. The study shall
a demonstrated need for the project
fit the community as a whole. This
in existence on April 28, 1987 or to
12.030.Q. of this title.
(s) Conditional use permits granted for hotels and motels that were in operation on
April 28, 1987, shall require compliance with subsections a, b, c, h, i, k and n only
to the extent that said requirements can be imposed without requiring significant
and unduly expensive physical modifications to the property or structures of the
motel or hotel complex.
(t) The floor area of an existing motel or he
permit may be increased one time up to 2
less. The expansion itself must meet th
setbacks, lot coverage, FAR, height, parki
operational standards in accordance with
required to compensate for any deficie
building or use. Expansions allowed by th
discretionary approvals, including but not
Design Review, required.
1 which has a valid conditional use
/o or 7,500 square feet, whichever is
requirements of this title related to
I, security system requirements, and
:hapter 5.42 of this code, but is not
y or nonconformity in the original
section are allowed by right with no
nited to a Conditional Use Permit or
SECTION 10. Severability. If any secti
phrase of this ordinance is for any reason held
decision of any court of competent jurisdiction, st
of the remaining portions of this ordinance. Th
would have passed and adopted Ordinance N
subsection, sentence, clause, or phrase not decl
regard to whether any portion of the ordinance v
or unconstitutional.
SECTION 11. Publication. The City
published in the manner required by law.
subsection, sentence, clause, or
> be invalid or unconstitutional by a
i decision shall not affect the validity
City Council hereby declares that it
902 and each and every section,
ad invalid or unconstitutional without
ild be subsequently declared invalid
!rk shall cause this ordinance to be
7 1 EXHIBIT D
SECTION 12. Effective Date. The Mayor shall sign and the City Clerk attest to
the passage of this Ordinance. The City Clerk shall cause the same to be published
once in the official newspaper within 15 days after its adoption. This ordinance shall go
into effect and be in full force and effect thirty (30) days from its date of adoption.
PASSED, APPROVED AND ADOPTED this _th day of 2010.
Gary Taylor, Mayor
ATTEST:
Gloria Molleda, City Clerk
APPROVED AS TO FORM:
Rachel Richman, City Attorney
8 EXHIBIT D
MCA 10 -06 Hotel Amendments
MUNICIPAL CODE
Chapter 17
GENERAL PROVISIONS
Draft: November 1, 2010
DEFINITIONS
17.04.020 Definitions
"Hotel" means a building
as the ° ^• ° temporary or overni
ledged, but not used as the legal resid
or without meals, On •h there aFe ••.
for cooking in any individual room or su
enclosed interior halls.
occupied or which are occupied for
which no provision is made
"Motel" means one or more buildings containing
rooms without kitchen facilities, some or
Units designed and used for rental
Primarily Lip '"^ '.°^',==raf `-y automobile
located to each room or unit. Motel includes auto
and tourist courts.
rists or transients, ^^d 100h °r^ all
garages or parking spaces conveniently
, motor lodges motor inns, motor hotels.
Chapter 17
OFF-STREET PARKING AND
17.84.030 Group occupancies.
For each guest room in rooming, lodging, fraternit
there shall be provided one parking space. Each such
parcel of land or contiguous thereto and shall sentai�
wi th a d e q u at e a t . ^ ° f... iR and ° ess except th
same lot or within five hundred (500) feet of the main t
REQUIREMENTS
houses, clubs, dormitories, and hotels,
arking space shall be on the same lot or
parking space for hotels shall be on the
ding -
17.84.100 Commercial and industrial buildings
E. Small- Compact Car Parking Standards. The use of small compact car parking shall be
allowed only for manufacturing, industrial, commercial, and office motel, and hotel uses. The
number of small- compact car parking stalls may consist of twenty -five (25) percent of the total
number of required parking stalls. Each small compact car parking space shall be eight feet
wide and sixteen (16) feet long. All stalls must be identified by painting "Small- Compact Gaf' in
1 1 EXHIBIT E
MCA 10 -06 Hotel Amendments
Draft: November 1, 2010
each stall using letters no less than ten inches in height. Support columns and /or lighting
standards shall not intrude into the minimum dimensions. SmaV Compact car parking shall be,
as much as is practical, grouped on a common location subject to the approval of the Planning
Director.
Chapter 17.112
CONDITIONAL USE PERMITS
17.112.030 Uses permitted in specific zones.
20. Hotels aad motels in the C -3, CACBD, and M -1 zones and motels in the C -3, CBD, and M-
1 zones subject to the following conditions:
(a) Lot Area. The minimum area of the parcel or lot shall not be less than thirty- nine ferty
thousand (3940,000) square feet.
(b) Lot Width. Each lot shall have a minimum frontage of not less than one hundred (100)
feet on a major street as depicted on the circulation element of the general plan.
(c) Maximum Coverage. The maximum lot coverage of all structures shall not exceed forty
(40) percent of the total lot area.
(d) Floor Area Ratio (FAR):
i. The FAR of a hotel or motel development must be consistent with the land use
designation in the General Plan. The General Plan permits additional FAR in the
Hotel and Motel Amenity and Standards
Required Amenities
Motel
Hotel
Business Center Service*
Not Required
Required
Complementary breakfast
Not Required
Required
In -room wired or wireless high
Not Required
Required
speed internet
2 EXHIBIT E
allowed.
a. A hotel project may substitute two additional amenities from the table below
for each required amenity.
III.
eu tei St
MCA 10 -06 Hotel Amendments
Draft: November 1, 2010
Additional Amenities:
Multi- function ballroom /meeting
Not Required
Optional
rooms
Restaurant or bar /lounge
Not Required
Optional
Concierge desk
Not Required
Optional
Convenience store /snack shop
Not Required
Optional
Daycare services
Not Required
Optional
Day spa
Not Required
Optional
Florist or gift shop
Not Required
Optional
Laundry Service
Not Required
Optional
Pool or spa/iacuzzi
Not Required
Optional
Reception Lounge
Not Required _
Optional
Room Service
Not Required
Optional
Self- service laundry
Not Required
Optional
Valet Parking
Not Required
Optional
copy machine.
(e) Number of Rooms.
i. Hotels: Minimum 50 Rooms
ii. Motels: No minimum.
(f) Floor area per quest room:
i. Hotels: Minimum 400 square feet
ii. Motels: Minimum 300 square feet
(g) Interior. /Exterior Corridors:
i. Hotels: Interior Corridors only
J. Motels: Exterior corridors permitted
(d}(h) Landscaping. A minimum of ten percent
WO) Yards. Side and rear yards, when al
shall be not less than ten feet from property
the total lot area is to be landscaped.
residentially zoned or used property,
3 1 EXHIBIT E
MCA 10 -06 Hotel Amendments Draft: November 1, 2010
(#)(i) If requested by a motel /hotel operator /owner in applying for a conditional use
permit, notwithstanding Section 5.42.030 of this code, the owner /operator may rent
rooms for extended periods exceeding thirty (30) consecutive days or thirty (30) days in
any sixty (60) consecutive day period, as authorized by the conditional use permit. The
right to rent rooms for extended periods as authorized by the conditional use permit shall
be conditioned upon the owner /operator agreeing to pay and paying to the city at the
time set forth in Section 3.16.070 for remission of transient occupancy tax payments, a
payment in lieu of taxes in an amount equal to the transient occupancy tax that would
otherwise be payable were the units occupied for less than thirty (30) days. In
determining the number of units in a motel /hotel complex that may be so occupied, the
Planning Commission shall consider the following criteria:
Whether or not the overall site design and the floor plans of individual rooms
proposed are conducive to extended occupancy.
ii. Whether or not adequate parking and other amenities are provided to support
extended occupancy.
iii. Whether or not the renting of rooms for more than thirty (30) consecutive days is
likely to lead to or, in the case of existing motels /hotels has lead to, police problems
due to the design of the motel /hotel and /or the nature of the surrounding area.
iv. In applying for the conditional use permit, the owner /operator shall determine the
number and /or percentage of rooms to be offered for extended occupancy. The
Planning Commission may approve the request as submitted or may establish an
alternate number and /or percentage based upon the review of the above criteria,
provided, however, that the number shall not be less than twenty (20) percent of the
total number of rooms in the hotel or motel nor more than thirty (30) percent of the
total number of rooms.
fM(k) The owner and /or operator of any such hotel or motel shall have and maintain only
one meter for each utility service to the entire use.
(#)(I) A hotel or motel may provide manager's quarters not to exceed one dwelling unit,
which complies with the minimum multifamily (R -3) standards as set forth in this code.
f4(m) Every hotel and motel shall have a security system designed to the satisfaction of
the Chief of Police which shall include surveillance of
arrivals, departures, and parking areas from the office and security hardware, cameras,
alarms and lighting.
1+4(n) Every hotel and motel shall have an office with a registration desk, and the office
shall be located in close proximity to the entry driveway to the street front.
(o) Vehicles exceeding eighty (80) inches in width shall not be permitted to park in any
parking space required for motel customers. In addition to the parking spaces required
4 EXHIBIT E
MCA 10 -06 Hotel Amendments
five (25) rooms in the motel complex.
Draft: November 1, 2010
Lk Vehicles exceeding eighty (80) inches in width shall not be permitted to park in any
required parking lot used exclusively for hotel oF Fnetel customers. (Noncommercial)
recreational vehicles or motor homes shall be (permitted to park in such lots, ifgrevided
that at least one designated recreational vehicle parking space, which is a minimum of
- L 4L. i.-F.. [QM fce{ 'AA-A ;— ..n - 1 k 1..a.nl.. fi..e 10r% . n 4hc k'+f l r'
mGtel-complex.
FN(o) Every hotel and motel shall be operated
in compliance with the operational
standards of Chapter 5.42 of this code.
1ffl(1) An economic feasibility study shall be submitted
to the Planning Department for
review and approval. The economic feasibility
study shall be prepared by a professional
who is familiar with preparation of such documents..
The study shall include data to
support a finding that there is a demonstratedl
need for the project and that the project
will economically benefit the community as a whole.
This section shall not apply to hotels
and motels in existence on April 28, 1987 or to
expansions allowed pursuant to Section
17.112.030.Q. of this title
Ea3(s) Conditional use permits granted for hotels
and motels that were in operation on
April 28, 1987, shall require compliance with subsections
a- a, b, c, h, i, k and n fGugh -e,
g and } only to the extent that said requirements
can be imposed without requiring
significant and unduly expensive physical modifications
to the property or structures of
the motel or hotel complex.
(t)The floor area of an existing motel or hotel which
has a valid conditional use permit may
be increased one time up to 25% or 7.500 square
feet whichever is less. The expansion
itself must meet the requirements of this title)
related to setbacks, lot coverage, FAR,
height parking, security system requirements,
land operational standards in accordance
with Chapter 5.42 of this code, but is not required
to compensate for any deficiency or
nonconformity in the original building or use.)
Expansions allowed by this section are
allowed by right with no discretionary approvals,
including but not limited to a Conditional
Use Permit or Design Review, required
EXHIBIT E
5