CC - Item 6A - General Plan Amendment 10-01 and Municipal Code Amendment 10-06, Consisting of Amendments to the Land Use Elements Regarding Hotel and Motel Development RegulationsROSEMEAD CITY COUNCIL
STAFF REPORT
TO: THE HONORABLE MAYOR AND CITY COUNCIL
FROM: JEFF ALLRED, CITY MANAGER (lJp1
DATE: NOVEMBER 23, 2010 U "'
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 (GPA 10 -01) and Municipal Code Amendment 10 -06
(MCA 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.
This item was presented to the Planning Commission for consideration on November 1,
2010. At that hearing, the Planning Commission reviewed GPA 10 -01 and MCA 10 -06
and received testimony from members of the public regarding the proposed revisions to
the City's hotel and motel regulations.
In response to this testimony, the Planning Commission made one revision to the draft
regulations that were prepared by staff. The revision included the addition of a fitness
center and spa/beauty salon to the list of optional amenities that hotels could incorporate
into development proposals to achieve a higher Floor Area Ratio (FAR). With this
revision, the Planning Commission adopted Resolution No. 10 -31, recommending that the
City Council ADOPT Resolution 2010 -72 (Exhibit A) and Ordinance No. 902 (Exhibit B).
The Planning Commission staff report, meeting minutes, and Resolution No. 10 -31 are
attached as Exhibits C, D, and E, respectively.
ITEM NO. (A
City Council Meeting
November 23, 2010
Page 2 of 6
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 D). The Initial Study is an environmental analysis of
the proposed general plan and municipal code amendments to determine if the proposed
revisions 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 code amendment.
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
Council is inclined to approve this project, the Council must make findings of adequacy
with the environmental assessment and adopt the Negative Declaration.
STAFF RECOMMENDATION
Staff recommends that the City Council ADOPT the Negative Declaration and ADOPT
Resolution 2010 -72 (Exhibit A) and Ordinance No. 902 (Exhibit B), amending the General
Plan Land Use Element and Title 17 of the Rosemead Municipal Code to revise hotel and
motel development standards.
BACKGROUND
On April 28, 1987, the City Council adopted Ordinance No. 604 which permitted hotel and
motel development in the C -3 (Medium Commercial) and M -1 (Light Manufacturing and
Industrial) zones upon the granting of a Conditional Use Permit by the Planning
Commission. This ordinance also implemented development standards for the
construction and maintenance of hotels and motels, which included but were not limited
to lot area, lot width, lot coverage, setbacks, landscaping, and security system conditions.
More recently, approval of the 2010 General Plan Amendment (General Plan Amendment
09 -01) modified the Commercial land use designation to allow 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. Lastly, the approval of Ordinance No.
890 by the City Council on April 27, 2010 further permitted hotel development in the C-4
(Regional Commercial) zone upon the granting of a Conditional Use Permit.
The purpose of the recent general plan and municipal code amendments was to attract
new signature, tax generating hotels. However, in recent months several existing hotel
City Council Meeting
November 23, 2010
Paae 3 of 6
operators in the City have approached the Community Development Department with
proposals to renovate their facilities. Unfortunately, the current municipal code standards
and FAR amenity requirements significantly limit the ability of these operators from
making much needed improvements. The majority of the existing hotels were
constructed before the General Plan FAR regulation was lowered in 2008 from 1.0:1 to
0.35:1 in commercial land use designations, and many of these existing hotels were
developed at FARs greater than 0.35:1. Today, in order for these older hotels to make
minor renovations and small additions, they would need to complete major costly
overhauls and satisfy significant amenity standards that are not economically feasible.
The proposed amendments presented in GPA 10 -01 and MCA 10 -06 are intended to
provide regulated flexibility so that existing hotels are able to make small renovation
improvements, while maintaining good design standards and regulatory procedures for
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).
Municipal Code Amendment
The amendment to the Municipal Code 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.
City Council Meeting
November 23, 2010
Page 4 of 6
• 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
are accessed. The proposed amendment will clarify that entrances to all guest
rooms in hotel developments must be from 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: Currently hotels require larger parking stalls
than all other commercial uses. The amendment proposes to make the parking
size requirements for hotels the same as all other commercial uses (9' wide by
20' long). The amendment will also allow the use of compact stalls for hotels and
motels, and require designated recreational vehicle parking spaces for motel
developments.
• Lot Area Requirement: The amendment proposes to reduce the minimum lot
area requirement for hotels and motels in the C -3 (Medium Commercial), C -4
(Regional Commercial), CBD (Central Business District), and M -1 (Light
Manufacturing and Industrial) zones from 40,000 square feet to 39,000 square
feet.
• 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 for a 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 size for hotels and motels. Motels will be
required to provide a minimum of 300 square feet of floor area per guest room,
and hotels will be required to provide 400 square feet. Hotels will also be
City Council Meeting
November 23, 2010
Pape 5 of 6
required to provide a minimum of 50 guest rooms per development. Lastly, to
streamline the development review process for small renovations and additions
to existing motels and hotels, the amendment proposes to allow a one time
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
City Council Meeting
November 23, 2010
Page 6 of 6
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 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 Section 65091, the public hearing notice for
this project was published in the San Gabriel Valley Tribune on November 12, 2010, as
the number of owners of real property within 300 feet of the project site(s) is greater
1,000. Lastly, this notice is also posted in six (6) public locations, specifying the
availability of the application, plus the date, time and location of the public hearing.
Prepared by: Submitted by:
I
Sheri Bermejo ng
Principal Planner Community D elopment Director
Exhibits:
A. City Council Resolution No. 2010 -72
B. Ordinance No. 902
C. Planning Commission Staff Report, November 1, 2010
D. Planning Commission Meeting Minutes, November 1, 2010
E. Planning Commission Resolution No. 10 -31
F. Initial Study of Environmental Impacts and Negative Declaration
G. Redline /Strikeout version of proposed MCA 10 -06
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
November 23, 2010, 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 A
WHEREAS, the City Council fully studied the proposed General Plan
Amendment, Negative Declaration, environmental findings, and considered all
public comments; and
WHEREAS, 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.
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 the Negative Declaration, as the
environmental clearance for General Plan Amendment 10 -01.
Section 2. General Plan Consistency with State Law Determination. The
City Council finds that the Rosemead General 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 resolution and the City Clerk shall
attest to the adoption thereof.
PASSED, APPROVED AND ADOPTED this 23rd day of November, 2010.
Gary Taylor, Mayor
ATTEST:
Gloria Molleda, City Clerk
APPROVED AS TO FORM:
Rachel Richman, City Attorney
2 EXHIBIT A
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 23rd day of
November, 2010 by the following vote:
YES:
NO:
ABSENT:
ABSTAIN:
Gloria Molleda, City Clerk
3 EXHIBIT A
E X H I B IT "A" L AND USE
GENERAL PLAN AM E N D M E N T 1 0- 0 1
M U N I C I P A L C O D E A M E N D M E N T 1 o- o 6
Introduction
osemead accommodates a diversity of land uses
to maintain a balanced community with vibrant
residential neighborhoods, a healthy economic
base, and quality services for residents and
visitors. The Land Use Element establishes policies for the
types and location of land uses citywide. The Zoning Ordinance
implements these policies by establishing detailed use
regulations and development standards for all properties.
State planning law requires that the Land Use Element
designate "the proposed general distribution and general
location and extent of the uses of the land" for a variety of
purposes (Government Code Section 65302[a]). Through maps
and text, this Element defines the distribution and intensity of
development for residential, commercial, industrial,
parks /open space, and public facility land uses within
Rosemead and its sphere of influence areas. Finally, the
Element describes the relationship between General Plan land
use policy, zoning, and other plans.
e
P A G E 2 - 1
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ROSEMEAD GENERAL PLAN
L AND USE E X H I B I T " A"
GENERAL P L A N A M E N D M E N T i o- o i
M U N I C I P A L C O D E A M E N D M E N T t o- o 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 text 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
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E X H I B I T " A" L A N D U S E
GENERAL PLAN A M E N D M E N T i o o 1
M U N I C I P A L C O D E A M E N D M E N T i o- o b
Regional Comprehensive Plan and
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 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 Plan
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.
• Emphasizing public space — expand the use of public
space including the use of courtyards, plazas, 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 terms like
"residential," "commercial," and "industrial," State law requires
a clear and concise description of these categories. In addition,
• PAGE2 -3
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L AND USE E X H I B I T " A"
GENERAL PLAN AMENDMENT i o - o i
M U N I C I P A L CODE AMENDMENT r o- 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.
P A G E 2- 4
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
imple, a 20,000 square foot
ilding on a 40,000 square foot lot
Ids an FAR of 0.5:1. A o.5a FAR
Iws a single -story building which
, ers half the lot, or a two -story
ilding with reduced lot coverage.
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E X H I B I T " A" L A N D U S E
GENERAL P L A N A M E N D M E N T i o- o i
M U N I C I P A L CODE A M ENDM ENT i o- 0 6
Land Use Policy Map
To maintain the desired balance of uses in the community and
achieve goals regarding housing, economic development, parks,
and education, the City will make land use decisions in
conformance with the Land Use Policy Map, illustrated in
Figure 2 -1. The Land Use Policy Map provides a two -
dimensional description of land use policy, indicating the
preferred location and types of permitted uses throughout the
City.
Land Use Categories
This Land Use Element designates five major categories of land
use: (1) residential, (2) commercial, (3) office /light industrial,
(4) mixed -use, and (5) public facilities. The residential
designation is further subdivided into three density ranges:
Low, Medium, and High. To provide for a diversity of mixed -
use approaches, the Mixed -Use designation includes three
subcategories: Residential /Commercial, High Density
Residential/ Commercial, and Industrial /Commercial.
Table 2 -1 summarizes the density and intensity associated
with each land use category and the aggregate acreage for each.
The table indicates a maximum density or intensity for each
category, which indicates the maximum development potential
of any individual parcel. However, not every parcel in
Rosemead will be developed to the maximum density or
intensity due to physical and "other constraints such as public
right -of -way needs, placement of buildings, zoning
requirements, market desires, and other factors. Also, many
residential neighborhoods in Rosemead are fully developed and
not expected to experience any significant new development or
"recycling" where an existing structure is removed and a new
structure is built in its place. Thus, Table 2 -1 also indicates
typical densities and intensities that can be expected over the
life of this General Plan. Altogether, these factors are used to
estimate the possible buildout capacity of the City in terms of
population, housing units, and square feet of commercial,
industrial, and other nonresidential uses. The typical densities
and intensities are for planning purposes only. ; Any
development proposal involving a density /intensity in excess of
the minimum but equal to or below the maximum should not
require a General Plan Amendment.
P A G E 2- 5
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L A N D U S E E X H I B I T " A"
G E N E R A L P L A N A M E N D M E N T 1 0- 0 1
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Source: City m Rosemead and DMP, Inc. Figure 2
J zvvo a,vo F v on Land Use Plan
o
City of Rosemead November t, 2010
LAND USE E X H I B IT "A"
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E X H I B I T " A" L A N D U S E
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Table 2 -1
Land Use Categories
and Buildout Potential
Maximum Typical Typical
Land Use Categories DUs /AC (a) DUs /AC (a) Population
or FAR (b) or FAR (b) Densitv (c)
Cateeories
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 Cateeories
C
Commercial (d)
0.35:1 FAR
0.33:1 FAR
N/A
HIC
Hi h Intensity Commercial
0.35: FAR
0.33:1 FAR
N/A
MHRC
Mixed -Use High Density
4o -6o DU /AC
48 DU /Acre and.
i91-Persons /AC
OLI
Office /Light Industrial
0.5:1 FAR
0.42:1 FAR
N/A
Mixed -Use Cateeory
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.
i91-Persons /AC
Residential /Commercial (f)
2.0:1 FAR
2.0:1 FAR
MIC
Mixed -Use
Industrial /Commercial
2,5;1 FAR
1.o:1 FAR
N/A
PF I Public Facilities N/A N/A N/A
One" Snare Categories
OS
Open Space /Natural
N/A
N/A
N/A
Resources
CEM
I Cemetery I
N/A
N/A
N/A
Notes:
a) DUs /AC: Dwelling Units Per Net Acre (net acres does not include public streets or right -of -ways)
b) FAR: Floor -Area Ratio
c) Population Density 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.
d) Maximum of 1.o:1 FAR allowed for hotel uses that meet the requirements in the Zoning Ordinance.
Table 2 2.
e) Mixed -Use Residential /Commercial assumes a 67% residential, 33% commercial land use mix.
f) Mixed -Use High Density Residential /Commercial assumes a 75% residential, 25% commercial land use
mix.
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
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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 twf 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.
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Low Density Single Family Residential Development
Southern California Edison building
Commercial properties
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Commercial
The Commercial designation applies to retail and service
commercial centers located along major arterials in the City: (1)
Valley Boulevard west of Muscatel, (2) 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 (7) Del Mar from the I -10 freeway interchange to 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.
Overnight ..,...,. farne seep as Hhotels may be developed
up to maximum permitted FAR of 1.0:1 if their projects
identified in
Development approaches for Commercial designations include
multi -story structures with underground or structured parking.
Where commercial development abuts residential
neighborhoods, new projects must be designed with
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sensitivities to the residential uses in terms of massing, siting of
parking and loading facilities, and lighting.
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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 t. This
area consists of 10 parcels of land 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.
The High Intensity Commercial provides up to- 270,000 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 -2g and Table 2 -34. Hotels may be
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Table a -zg
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
S,000 — to,000
Casual dining restaurants, specialty eateries, and
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 I shall be 15 acres. The minimum site area
requirement within High Intensity Commercial Area z shall be
3 acres. The mix of land uses and building sizes for each of the
project areas are outlined in Table z -gS and Table 2-34.
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Table a -34
High Intensity Commercial /Commercial
Designation
Land Use and Building Size Requirements
For High Intensity Commercial Area a
The primary use of the site shall have a minimum of one general
retail outlet and /or an overnight accommodation
Allowed Land Uses
Allowable
Building Pad Sizes
General Retail Outlets
Home furnishing and housewares retail; music, video,
book and entertainment retail; office products retail;
15,000 — 35,000
square feet
sporting and recreational equipment retail; hobby
and craft retail; and other specialty retail
Restaurant - Related Uses
S,000 — to,000
Casual dining restaurants, specialty eateries, and
square feet
upscale dining
Overnight Accommodations: Overnight
accommodations, such as hotels, shall have the
too guest rooms
following minimum amenities: a restaurant, bar,
(minimum)
lounge, meeting room(s), and business center.
Ancillary Uses
As outlined in Zoning
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.
Industrial Use
a
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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.
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Office Development
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Mixed -Use High Density
Residential /Commercial
Similar to the Mixed -Use Residential /Commercial category, the
Mixed -Use High Density Residential /Commercial category
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.
This designation applies to the eastern end of Valley Boulevard
and south of Garvey Avenue, just west of the eastern boundary.
Residential densities are limited to a maximum of 36 to 6o
units per acre. For stand -alone commercial use and integrated
mixed -use projects, the maximum permitted FAR is 2:1. The
typical population density is approximately 191 persons per
acre.
Mixed -Use Industrial /Commercial
The Mixed -Use Industrial /Commercial category accommodates
light industry, research and development, and office uses. The
emphasis is on businesses that provide career - oriented and
trade jobs. Commercial uses should be limited to those that
support the primary industrial and office uses.
Areas designated for Mixed -Use Industrial /Commercial are
limited to properties along San Gabriel Boulevard south of
Hellman Avenue to Park Street, along San Gabriel Avenue
south of the SCE easement to Rush Street, and on Garvey
Avenue from Walnut Grove to Muscatel Avenue (south side of
Garvey Avenue) or City limit (north side of Garvey Avenue).
The maximum FAR is 2.5:1. Site design shall take into
consideration any adjacent residential neighborhoods with
regard to parking lot entrances, location of parking and loading
facilities, building massing, and lighting.
� h'!
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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: (r) 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 2- 1 8
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Los Angeles County Public Library:
Rosemead Branch
Rosemead City Hall
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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 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 surrounding
uses.
Goal is Maintain stable and attractive single -
family residential neighborhoods.
Policy 1.1: Discourage the entitlement and
construction of multiple - family units in
neighborhoods that are predominately
single - family.
Policy 1.2: Provide guidelines and standards to
ensure adequate buffering and screening
between lower density residential uses
and adjacent higher density residential or
non - residential uses to mitigate potential
land use conflicts.
Policy 1.3: Actively promote the maintenance of properties
and buildings through code enforcement.
Policy 1.4: Through the Conditional Use Permit process,
Design Review process, residential design
guidelines, or zoning enforcement, regulate new
and large residential structures that compromise
neighborhood quality.
Policy 1.5:
Require that new single - family residential
construction, additions, and renovations be
designed to protect the privacy of adjacent
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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 2- 2 0
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Commercial development
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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 have minimal
impact on surrounding residential neighborhoods, that provide
quality jobs, and that contribute to the tax base.
Goal 2: Expanded opportunities for concentrated
commercial and industrial uses that
contribute jobs and tax revenues to the
community
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
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 commercial 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 development.
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.
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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.
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Goal 3: Creation of vibrant, attractive mixed -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 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 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 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.
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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
overall 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.
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 54
Establish a specific plan to create a "downtown"
Rosemead between Walnut Grove Avenue and
Rosemead Boulevard.
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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 projects
adjacent to the San Bernardino Freeway, south
of Marshall Street, be developed in a 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.
Policy 5.7: Encourage development of high quality
commercial or mixed -use center in the vicinity
of the intersection of Valley Boulevard and
Temple City Boulevard.
Zoning and Land Use
Policy
The City's zoning ordinance serves as the primary tool to
implement General Plan land use policies. Under California
law, the zoning ordinance must be consistent with the 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.
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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, maybe changed.
b) Zone Districts:
R -t: Single Family Residential
R -2: Light Multiple Mediuf&lMtt1N- RC -MUDO: Residential /Commercial Mixed -Use
Density= Residential Development Overlay
R -3: Medium Multiple Residential CI -M: Commercial /Industrial Mixed
C -t: 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 -t: Light Manufacturing
Development Capacity
Table 2 -56 identifies the planned distribution of land uses
resulting from implementation of the Land Use Plan. Over
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Corresponding Zone
General Plan Land Use Category (a)
Districts (b)
LDR
Low Density Residential
R -t
P -D
MDR
Medium Density Residential
R 2
P -D
R - 3
HDR
High Density Residential
P -D
P -O
D -O
C -t
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
D -O
MIC
Mixed -Use Industrial /Commercial
P
C
M -t
C -3
P -D
OLI
Office /Light Industrial
P -O
D -O
M -t
PF
Public Facilities
All Zones
OS
O en Space/Natural Resources
O -S
CEM
Cemete
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 -t: Single Family Residential
R -2: Light Multiple Mediuf&lMtt1N- RC -MUDO: Residential /Commercial Mixed -Use
Density= Residential Development Overlay
R -3: Medium Multiple Residential CI -M: Commercial /Industrial Mixed
C -t: 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 -t: 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: N O V E M B E R 23 , 2 0 10
E X H I B I T " A" L A N D U S E
GENERAL PLAN AM E N D M E N T i o- 0 1
M U N I C I P A L C O D E A M E N D M E N T i 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 Land Use
Element. Table 2 -56 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 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. Average
development densities and potential presented in Table 2 -23
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.
f�
P A G E 2- 2 7
DRAFT: N O V E M B E R 23 , 2 0 1 0
L A N D U S E E X H I B I T " A
GENERAL P L A N A M E N D M E N T r o- o i
M U N I C I P A L C O D E A M E N D M E N T r o- o 6
Table a -56
Land Use and Population Estimates
for General Plan Buildout
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 2 3, 20 10
Estimated
Estimated
Estimated
Estimated
General Plan Land Use
Net
Density /
selling
Population
Potential
Category
Acres
Intensity
Units
(b)
Square Feet
(a)
LDR
Low Density Residential
965
To 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
244
0 .33 FAR
o
0
3,500,000
HIC
High Intensity
19
0 .33 FAR
o
0
270,000
Commercial
OLI
Office /Light Industrial
132
0.42 FAR
o
0
2,400,000
Mixed -Use
30. 3o. 0 DU /AC;
MRC
Residential /Commercial
25
FAR
$09
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
5,4
850,000
(d)
MIC
Mixed -Use
Industrial /Commercial
61
1.00 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
1 5,9 2 4
61,480
1O,26o,OOo
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 2 3, 20 10
E X H I B I T " A" L A N D U S E
GENERAL PLAN AM E N D M E N T i o- o i
M U N I C I P A L C O D E A M E N D M E N T r o- 0 6
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 1: Stable and attractive single - family
residential neighborhoods.
Action 1.1 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 2 3, 2 0 1 n
Dwelling
Population
Square Feet of
Units
Nonresidential
Existing 2009
Development (a)
1 4,75 8
57,594
7,010,000
General Plan Land
15, 924
61,480
1o,z6o,000
Use Policy
Estimated
Increase in
1,166
3,886
3,250,000
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 1: Stable and attractive single - family
residential neighborhoods.
Action 1.1 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 2 3, 2 0 1 n
L AND USE E X H I BIT "A"
G E N E R A L P L A N A M E N D M E N T t o- 0 1
M U N I C I P A L C O D E A M E N D M E N T 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
P A G E 2- 3 0
DRAFT: NOVEMBER 2 3, 2010
E X H I B IT "A" LAND USE
GENERAL P LAN AM END M ENT 1 0- 0 1
M U N I C I P A L CODE A M E N D M E N T 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 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 2- 3 1
DRAFT: NOVEMBER 2 3, 20 10
L A N D U S E E X H I B I T " A"
GENERAL PLAN AMENDMENT io -o 1
M U N I C I P A L C O D E A M E N D M E N T 1 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 23, 2010
E X H I B I T " A" LAND USE
GENERAL PLAN A M E N D M E N T i o- 0 1
M U N I C I P A L CODE A M E N D M E N T i o- 0 6
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 -flo6r 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.
PAGE2 -33
DRAFT: NOVEMBER 23, 2010
L A N D U S E E X H I BIT " A"
GENERAL PLAN AMENDMENT i o - o i
M U N I C I P A L C O D E A M E N D M E N T 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.
P A G E 2- 3 4
DRAFT: NOVEMBER 2 3, 20 10
E X H I B I T " A" L A N D U S E
G E N E R A L PLAN A M E N D M E N T i o- o i
M U N I C I P A L CODE A M E N D M E N T Y o- o 6
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
PAGEZ
C? 35
(�!t -
<l; DRAFT: NO V EMBER 23 2010
LAND USE E X H I B IT "A"
GENERAL P L A N A M E N D M E N T 1 0- 0 1
M U N I C I P A L C O D E A M E N D M E N T 1 0- 0 6
through access on existing or potential bicycle
and pedestrian routes.
P A G E z- 3 6
DRAFT: NOVEMBER 23 , 2 0 1 0
ORDINANCE NO. 902
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
APPROVING MUNICIPAL CODE AMENDMENT 10 -06, AMENDING
CHAPTER 17.04, CHAPTER 17.84, AND CHAPTER 17.112 OF TITLE
17 OF THE CITY OF ROSEMEAD MUNICIPAL CODE RELATING TO
HOTEL AND MOTEL DEVELOPMENT STANDARDS
THE CITY COUNCIL OF THE CITY OF ROSEMEAD DOES HEREBY
- ORDAIN AS FOLLOWS:
SECTION 1 . Findings. The following findings are adopted in support of
Municipal Code Amendment 10 -06.
A. 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
B. The City of Rosemead has determined that development standards set
forth in the General Plan and Title 17 of the Rosemead Municipal Code do
not encourage the renovation of existing hotels because General Plan
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
C. The City wishes to amend existing hotel and motel development standards
by adding new amenity standards so that they provide regulated flexibility
for existing hotels to make small renovation improvements, while
maintaining good design standards and regulatory procedures for new
hotel development.
D. The proposed municipal code amendment ensures and maintains internal
consistency with all of the objectives, policies, general land uses,
programs, and actions of all elements of the General Plan. The update
does not conflict with current General Plan policies, objectives or
programs.
E. The proposed municipal code amendment would not be detrimental to the
1 EXHIBIT B
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 B
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 building containing guest rooms intended or
designed to be used or which are used, rented or hired out to be occupied or which are
occupied for temporary or overnight accommodations, but not used as the legal
residence or principal dwelling place of the occupant(s), with or without meals, in which
no provision is made for cooking in any individual room or suite. Entrance to all guest
rooms must be from completely enclosed interior halls.
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 guest rooms without kitchen facilities,
some or all of which have a separate entrance leading directly from the outside of the
building designed and used for rental for temporary, or overnight accommodations for
guests and are offered primarily to automobile tourists or transients, with garages or
parking spaces conveniently located to each room or unit. Motel includes auto courts,
motor lodges, motor inns, motor hotels, and tourist 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. Subsection E of Section 17.84.100
(Commercial and industrial buildings) of the, Rosemead Municipal Code is HEREBY
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 9. Code Amendment. Subsection 20 of Section 17.112.030 (Uses
3 EXHIBIT B
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 Amenitv 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 B
Daycare services
Not Required
Optional
Day spa/salon
Not Required
Optional
Fitness Center
Not Required
Optional
Florist or gift shop
Not Required
Optional
Laundry Service
Not Required
Optional
Pool orspa/Jacuzzi
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 access to centrally located computer,
fax, and copy machine.
(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
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.
(g) Interior. /Exterior Corridors:
i. Hotels: Interior Corridors only
ii. Motels: Exterior corridors permitted
(h) Landscaping. A minimum of ten percent of the total lot area is to be landscaped.
(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
5 EXHIBIT B
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 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 B
(p) Vehicles exceeding eighty (80) inches in width shall not be permitted to park in
any required parking lot used exclusively for hotel customers. (Noncommercial)
recreational vehicles or motor homes shall be permitted to park in such lots, if at
least one designated recreational vehicle parking space, which is a minimum of
ten feet by thirty (30) feet, is provided for each twenty -five (25) rooms in the hotel
complex.
(q) Every hotel and motel shall be operated in compliance with the operational
standards of Chapter 5.42 of this code.
(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 is 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 17.112.030.20.t. 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 hotel which has a valid conditional use
permit may be increased one time up 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, and
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.
SECTION 10. Severability. If any section, subsection, sentence, clause, or
phrase of this ordinance is for any reason held to be invalid or unconstitutional by a
decision of any court of competent jurisdiction, such decision shall not affect the validity
of the remaining portions of this ordinance. The City Council hereby declares that it
would have passed and adopted Ordinance No. 902 and each and every section,
subsection, sentence, clause, or phrase not declared invalid or unconstitutional without
regard to whether any portion of the ordinance would be subsequently declared invalid
or unconstitutional.
SECTION 11. Publication. The City Clerk shall cause this ordinance to be
published in the manner required by law.
7 EXHIBIT B
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
ROSEMEAD 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.
EXHIBIT C
Planning Commission Meeting
November 1, 2010
Paae 2 of 6
STAFF RECOMMENDATION
Staff recommends that the Planning Commission ADOPT Resolution No. 10 -31 (EXHIBIT
B), a resolution recommending that the City Council ADOPT the Negative Declaration
and ADOPT Resolution 2010 -72 (Exhibit C) and Ordinance No. 902 (Exhibit D),
amending the General Plan Land Use Element and Title 17 of the Rosemead Municipal
Code to revise hotel and motel development standards.
BACKGROUND
On April 28, 1987, the City Council adopted Ordinance No. 604 which permitted hotel and
motel development in the C -3 (Medium Commercial) and M -1 (Light Manufacturing and
Industrial) zones upon the granting of a Conditional Use Permit by the Planning
Commission. This ordinance also implemented development standards for the
construction and maintenance of hotels and motels, which included but were not limited
to lot area, lot width, lot coverage, setbacks, landscaping, and security system conditions.
More recently, approval of the 2010 General Plan Amendment (General Plan Amendment
09 -01) modified the Commercial land use designation to allow 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. Lastly, the approval of Ordinance No.
890 by the City Council on April 27, 2010 further permitted hotel development in the C-4
(Regional Commercial) zone upon the granting of a Conditional Use Permit.
The purpose of the recent general plan and municipal code amendments was to attract
new signature, tax generating hotels. However, in recent months several existing hotel
operators in the City have approached the Community Development Department with
proposals to renovate their facilities. Unfortunately, the current municipal code standards
and FAR amenity requirements significantly limit the ability of these operators from
making much needed improvements. The majority of the existing hotels were
constructed before the General Plan FAR regulation was lowered in 2008 from 1.0:1 to
0.35:1 in commercial land use designations, and many of these existing hotels were
developed at FARs greater than 0.35:1. Today, in order for these older hotels to make
minor renovations and small additions, they would need to complete major costly
overhauls and satisfy significant amenity standards that are not economically feasible.
The proposed amendments presented in GPA 10 -01 and MCA 10 -06 are intended to
provide regulated flexibility so that existing hotels are able to make small renovation
improvements, while maintaining good design standards 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 from 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: Currently hotels require larger parking stalls
than all other commercial uses. The amendment proposes to make the parking
size requirements for hotels the same as all other commercial uses (9' wide by
20' long). The amendment will also allow the use of compact stalls for hotels and
motels, and require designated recreational vehicle parking spaces for motel
developments.
• Lot Area Requirement: The amendment proposes to reduce the minimum lot
area requirement for hotels and motels in the C -3 (Medium Commercial), C -4
(Regional Commercial), CBD (Central Business District), and M -1 (Light
Manufacturing and Industrial) zones from 40,000 square feet to 39,000 square
feet.
• 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 for a 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 size for hotels and motels. Motels will be
required to provide a minimum of 300 square feet of floor area per guest room,
and hotels will be required to provide 400 square feet. Hotels will also be
required to provide a minimum of 50 guest rooms per development. Lastly, to
streamline the development review process for small renovations and additions
to existing motels and hotels, the amendment proposes to allow a one time
Planning Commission Meeting
November 1, 2010
Page 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
Paqe 6 of 6
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 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 Section 65091, the public hearing notice for
this project was published in the San Gabriel Valley Tribune on October 13, 2010, as
the number of owners of real property within 300 feet of the project site(s) is greater
1,000. Lastly, this notice is also posted in six (6) public locations, specifying the
availability of the application, plus the date, time and location of the public hearing.
Prepared by:
Sheri Bermejo
Principal Planner AND
by:
Community
Director
Paul Garry
Senior Planner
EXHIBIT C
Minutes of the
PLANNING COMMISSION MEETING
November 1, 2010
The regular meeting of the Planning Commission was called to order by Chairman Alarcon at 7:00
p.m., in the Council Chambers, 8838 E. Valley Boulevard, Rosemead, California.
PLEDGE OF ALLEGIANCE - Commissioner Herrera
INVOCATION - Vice - Chairwoman Eng
ROLL CALL - Commissioners Herrera, Ruiz, Vice- Chairwoman Eng, Chairman Alarcon
ABSENT — Commissioner Hunter
ROLL CALL OF OFFICERS PRESENT: City Attorney Greg Murphy, Community Development
Director Wong, Principal Planner Bermejo, Assistant Planner Trinh, Commission Secretary
Lockwood.
1. EXPLANATION OF HEARING PROCEDURES AND APPEAL RIGHTS
Greg Murphy, City Attorney, presented the procedures and appeal rights of the meeting.
2. PUBLIC COMMENTS FROM THE AUDIENCE
None
3. CONSENT CALENDAR
A. Approval of Minutes - October 18, 2010
Vice - Chairwoman Eng made a motion, seconded by Commissioner Herrera, to APPROVE
the Minutes of October 18, 2010, as presented.
Vote resulted in:
Yes:
Alarcon, Eng, Herrera, Ruiz
No:
None
Abstain:
None
Absent:
Hunter
4. PUBLIC HEARINGS
A. TENTATIVE PARCEL MAP 071294 - Phat Ton has submitted an application for a
Tentative Parcel Map to subdivide one existing parcel totaling 19,100 square feet into
three (3) parcels, for the development of three (3) new single - family homes. Each
single - family home will also be developed with an attached two -car garage. The
EXHIBIT D
subject site is located at 9223 Rose Street in the R -1 (Single - Family Residential) zone.
PC RESOLUTION 10 -32 - A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
APPROVING TENTATIVE PARCEL MAP 071294 TO SUBDIVIDE ONE EXISTING
PARCEL INTO THREE PARCELS, FOR THE DEVELOPMENT OF THREE (3) NEW
SINGLE - FAMILY HOMES. THE SUBJECT PROPERTY IS LOCATED AT 9223 ROSE
STREET IN THE R -1 (SINGLE - FAMILY RESIDENTIAL) ZONE.
Staff Recommendation - Staff recommends that the Planning Commission APPROVE
Tentative Parcel Map 071294 and ADOPT Resolution 10 -32 with findings, and subject
to forty (40) conditions.
Assistant Planner Trinh presented the staff report and stated that staff has received a letter from
the Citizens of Rosemead, regarding their concerns for this project. She also stated a copy of this
letter was submitted to the Commission for review.
Chairman Alarcon asked if the Planning Commissioners had any questions for staff.
Community Development Director Wong clarified that the letter received was from an
anonymous resident and not necessarily representatives of the Citizens of Rosemead.
Chairman Alarcon asked staff if the owner of the property lives there now.
Assistant Planner Trinh replied yes.
Chairman Alarcon opened the Public Hearing
Kamen Lai, designer of the project, stated he is here as a representative for Mr. Phat Ton. He also
stated that this project is a continuation of a subdivision in this neighborhood and provided the
Planning Commission with an assessor parcel map diagram highlighting existing flag lot
developments within the neighborhood. He also stated that the existing homes onsite will be
demolished and three new homes will be built. He also stated this property owner wants to live in
Rosemead and is willing to agree to all of the conditions of approval. He also stated he is available
to answer any questions the Commission may have.
Chairman Alarcon asked Kamen Lai if Mr. Phat Ton, the property owner, will be living in one of
those homes.
Kamen Lai replied yes, and stated that he is currently living there.
Chairman Alarcon stated that we have received a letter from a resident that states that there are
illegal additions on the property and asked Kamen Lai if he could clarify this issue.
Kamen Lai stated that he has asked the owner and the owner states he has some storage there
and he also added that once the Tentative Parcel Map is approved everything will be demolished.
EXHIBIT D
Chairman Alarcon stated that the City has rules and regulations and that they need to be followed.
Kamen Lai replied yes, he understands and said that is why they did not ask for a variance.
Vice - Chairwoman Eng asked if the condition of approvals for the subdivision indicate that all
structures will be demolished.
Principal Planner Bermejo replied it's not a condition of approval, its showing on the development
plan that all structures will be demolished. She also stated that if there is reason to believe that
structures have been converted and someone is living there, we can defer that to Code
Enforcement to have that removed and resolved.
Community Development Director Wong stated that it would be appropriate prior to recording of
final parcel map to have all existing structures be demolished to assure the City that the property
will be vacant. He also stated that may be an appropriate condition of approval.
Greg Murphy, City Attorney stated that he agrees and you do not want to record a map with
property over a new parcel line, and yes, demolishment prior to the final parcel map would be
appropriate.
Chairman Alarcon asked staff about the condition of approval regarding the modifications that need
to be made to Lot 3.
Assistant Planner Trinh confirmed condition number 35 was added because the orientation of the
house on Lot 3 does not match our flag lot subdivision ordinance, and stated that staff added this
condition to make sure the applicant works with staff to meet the requirements of the ordinance.
Kamen Lai stated that they will make sure set -back requirements are satisfied.
Vice - Chairman Eng asked staff if there will there be two driveway approaches.
Assistant Planner Trinh replied yes, the conventional lot (Lot 1) will have an independent driveway
and Lots 2 and 3 (flag lots) will share a driveway.
Commissioner Ruiz stated that they are 25 feet wide.
Vice - Chairwoman Eng referred to condition of approval number 37, and asked staff if the covenant
will be a recorded covenant.
Greg Murphy, City Attorney, stated that a sentence can be added to condition of approval number
37 to say, "Upon review and approval, the covenant shall be recorded against all three properties."
Greg Murphy, City Attorney, stated that the same language should be added to condition number
38.
Kamen Lai asked staff if this should be for lots 2 and 3 because lot 1 will have its own access.
3 EXHIBIT D
Greg Murphy, City Attorney, replied yes
Vice - Chairwoman Eng asked if an additional condition of approval for demolition of existing
structures will be added.
Greg Murphy, City Attorney, stated that in regards to a condition for demolition, a sentence should
be added to condition number 4 to state, "Tentative Parcel Map 071294 shall not become final
and shall not be recorded until such time as current improvements on the lot are demolished."
Chairman Alarcon asked if there is anyone wishing to speak in favor of this project
Trung Banh, resident of Rosemead, stated he lives three homes away from this project and has
lived there 10 years. He also expressed concern that this project will bring the property value down
in the neighborhood, will create traffic and parking issues. He also stated he does not like the idea
of subdivisions and is opposed to this project.
Chairman Alarcon explained to Mr. Banh that we understand his concern and that is why there are
specific requirements and regulations the applicant will have to follow.
Trung Banh, resident, asked if there was anything in the plans in regard to guest parking and
stated that he is concerned because there is not enough public parking on the street now. He
also expressed concern that the parking issue will impact the neighborhood.
Chairman Alarcon stated that he understands his concerns, but there really is not a way of
controlling public parking.
Mr. Louis Montante, resident of Rosemead, stated that there are already two residences on this
property and there is not enough room for another home. He also stated there are 11 vehicles that
are parking in the street now and feels this is going to create a parking issue. He also expressed
concern that the neighborhood is zoned R -1 and has not changed in 20 years. He also asked staff
if an Environment Impact Study had been done to see if the infrastructure will handle the extra
home.
Community Development Director Wong stated staff has listed the findings that are required by
law in the staff report and one of the findings is that all adequate infrastructures are in place and
can support the traffic.
Mr. Montante asked staff if it had been approved.
Community Development Wong replied this is what is before the Planning Commissions this
evening, and those findings are recommended by staff to approve the Tentative Parcel Map.
Kamen Lai stated that he would like to address the concerns of the neighbors. He also stated we
are subdividing this property and these are single - family homes not condominiums. He also stated
that there is adequate parking as each home will have a two -car garage with room for two cars to
park in front of the garage. He also stated that he had worked with the previous property
EXHIBIT D
owners which were twins ten years ago and they tried to subdivide this property also but did not
have funds.
Chairman Alarcon asked if there was anyone else wishing to speak in favor or against this project.
None
Chairman Alarcon closed the Public Hearing.
Audience member stated that he would like to comment on this project
Chairman Alarcon re- opened the Public Hearing.
Charles Morris, resident of Rosemead, stated his property is backed up against this property and
all the homes in his neighborhood are single -story homes. He also asked if these will be two story-
homes and feels this will not match the neighborhood. He also expressed concern of how it will
impact the property value.
Chairman Alarcon closed the Public Hearing.
Community Development Director Wong stated that there may be concerns regarding aesthetics
from the neighborhood, so staff would like to purpose an additional condition. He also stated
perhaps counsel can help with the wording, "After the demolishing of the existing improvements on
the property, the property shall be planted with grass within 30 days of demolishment or during
issues of permits." He also stated the reason for the suggested condition is that staff is concerned
that after the demolishment takes place, it may take a long period of time before issuance of
permits takes place.
Greg Murphy, City Attorney, stated that it should be added to condition number 35. He suggested
it state, "Within 60 -days of the demolition required by Condition of Approval number 4, the
applicant/developer shall either submit the project into building plan check or landscape and seed
the property to the Planning Division's satisfaction to ensure that erosion and runoff shall not take
place and that the property will maintain the character of the neighborhood while construction is
pending."
Vice - Chairwoman Eng stated that she supports this addition. She stated that the goal is to
maintain the aesthetics of the neighborhood. She also stated that we need to maintain the
character, and sometimes properties get maintained through these types of subdivisions and they
will add character to the neighborhood and in the long term. She said it may help the property
value too.
Commissioner Ruiz stated he is concerned with Condition Number 11 and noticed that the hours of
construction are from 7:00 a.m. to 8:00 p.m. and he stated that he would like to change the hours
of operation to 7:00 a.m. to 6:00 p.m. He is concerned that the contractors do not abide by these
rules.
EXHIBIT D
Community Development Director Wong, stated the hours of construction are regulated by the
code. He also stated that he would recommend asking that the applicant volunteer following those
hours of construction.
Commissioner Ruiz questioned staff if this is a permitted code, and questioned what the hours are
and when it had changed.
Principal Planner Bermejo confirmed that hours of construction are regulated in the City's Noise
Ordinance. She stated the code stated the permissible hours for construction are Monday through
Saturday 7:00 a.m. to 8:00 p.m.
Kamen Lai, stated the owner is agreeable to hours of construction from 7:00 a.m. to 6:00 p.m. to
accommodate the neighborhood.
Vice - Chairwoman Eng made a motion, seconded by Commissioner Ruiz, to APPROVE
Tentative Parcel Map 071294 and ADOPT Resolution 10 -32 with findings, and subject to
forty (40) conditions.
Vote resulted in:
Yes:
Alarcon, Eng, Herrera, Ruiz
No:
None
Abstain:
None
Absent:
Hunter
Community Development Director Wong stated that this decision is final unless it is appealed to the
City Council within ten days.
Greg Murphy, City Attorney, explained to the audience that if anyone would like to appeal they
would need to contact staff to file an appeal and it must be done within ten days of today. He also
stated that if you do file an appeal then staff will set a hearing before the City Council, and the City
Council will hear the appeal.
Chairman Alarcon stated that the hours of City Hall are Monday through Thursday, 7:00 a.m. to
6:00 p.m.
B. 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 - 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.
PC RESOLUTION 10.31 - A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
6 EXHIBIT D
RECOMMENDING CITY COUNCIL APPROVE 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
STAFF RECOMMENDATION — Staff recommends that the Planning Commission
ADOPT Resolution No. 1031, a resolution recommending that the City Council
ADOPT the Negative Declaration and ADOPT Resolution 2010.72 and Ordinance No.
902, amending the General Plan Land Use Element and Title 17 of the Rosemead
Municipal Code to revise hotel and motel development standards.
Principal Planner Bermejo presented the staff report. She also stated there are proposed
amendments and explained to the Planning Commission where they are located in the proposed
ordinance.
Chairman Alarcon asked if the Planning Commissioners had any questions for staff.
Vice - Chairwoman Eng stated that she received a phone call from resident Brian Lewin and
presented a question for him as he was not able to attend tonight's meeting. She stated that his
question is in regards to the minimum lot size requirement change and he would like to know what
existing future projects will be affected by this change.
Principal Planner Bermejo replied that currently there are approximately four hotels in the City and
the intent to this Municipal Code Amendment is to make all the hotels uniform so they can
renovate.
Vice - Chairwoman Eng stated that she would like to add a couple of items to the optional hotel
amenities under Section 11. She stated that she would like additional amenities added such
as workout room (gym) and a beauty parlor or hair salon.
Greg Murphy, City Attorney, stated that it should be called Day Spa / Salon and in regards to the
workout room staff suggested Fitness Center.
Vice - Chairwoman Eng stated that she feels the 40% Lot Coverage requirement in Section 11 is a
little restrictive. She also stated that the City receives TOT revenue from the hotels and we should
review this standard in the future. She also asked for clarification on Item J, and asked staff if the
City still collect TOT revenue extended stays.
Community Development Director Wong replied yes.
Chairman Alarcon opened the Public Hearing.
Chairman Alarcon asked if there was anyone in favor.
None
7 EXHIBIT D
Chairman Alarcon asked if there was anyone against.
re M1-
Chairman Alarcon closed the Public Hearing and requested a motion.
Commissioner Herrera made a motion, seconded by Commissioner Ruiz that the Planning
Commission ADOPT Resolution No. 10 -31, a resolution recommending that the City Council
ADOPT the Negative Declaration.
Vote resulted in:
Yes:
Alarcon, Eng, Herrera, Ruiz
No:
None
Abstain:
None
Absent:
Hunter
Commissioner Herrera made a motion, seconded by Commissioner Ruiz, to ADOPT
Resolution No. 10.31, a resolution recommending that the City Council APPROVE General
Plan Amendment 10.01 and Municipal Code Amendment 10.06, which 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.
Vote resulted in:
Yes:
Alarcon, Eng, Herrera, Ruiz
No:
None
Abstain:
None
Absent:
Hunter
Community Development Director Wong addressed Chairman Alarcon and stated that your action
here with your recommendation will be forwarded to the City Council for their hearing.
5. MATTERS FROM THE CHAIRMAN & COMMISSIONERS
None
6. MATTERS FROM STAFF
A. 8855 Valley Boulevard (Universal Bank) - Revised Building Paint Colors
Principal Planner Bermejo presented a memorandum regarding building paint colors at 8855 Valley
Boulevard.
She stated that due to the concerns about the building's existing paint color, staff has been working
with the property owner to select an alternative building color scheme.
EXHIBIT D
She presented the Commission with a color chart that provided two color scheme proposals that
were submitted by the property owner, and asked the Planning Commission to review and
comment on the proposed colors. She further indicated that if a proposal is selected, Planning
Division staff would require the property owner to test the paint colors on a small portion of the
building for final review prior to repainting the entire building.
Community Development Director Wong and Principal Planner Bermejo stated that we can go
down the list and see what preferences the Planning Commission would like.
Commissioner Herrera stated that she had not seen any trim on the building yet and asked if the
trim was up yet.
Principal Planner Bermejo replied yes the trim is already on the building.
Commissioner Herrera stated that she likes the colors that McDonalds and Bank of the West used
Commissioner Ruiz stated that he also likes the brown earth tones also and feels the cornice trim
should be brown.
Planning Commissioners recommended the use of earth tones.
Vice - Chairwoman Eng said she still likes the gold tones, but she would like the Planning
Commission to work with the applicant and give guidance with color selections instead of selecting
colors for him.
Community Development Director Wong stated that he would like to remind the Planning
Commission that the applicant is volunteering to revise the building colors and that we will make
every attempt to appease the Commission.
Commissioner Herrera stated that she also likes the colors on Mr. Lees Sandwich's building.
Vice - Chairwoman Eng stated that she likes the gold tone colors that are there not, but agrees they
should be toned down.
Principal Planner Bermejo stated that the applicant did not want to have his building look like to the
Mr. Lees Sandwich's building because it too close to his building. She stated that she would
provide the property owner with the Commission's feedback.
9 EXHIBIT D
7. ADJOURNMENT
The next regular Planning Commission meeting will be held on Monday, November 15,
2010, at 7:00 p.m.
r
William Alarcon
Chairman
ATTEST:
Q - B7(1-
Rachel Lockwood
Commission Secretary
10 EXHIBIT D
PC RESOLUTION 10- 31
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
RECOMMENDING CITY COUNCIL APPROVE 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
WHEREAS, the City of Rosemead has adopted the General Plan and Zoning
Ordinance, and map, including 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, Sections 17.116 of the Rosemead Municipal Code authorize the
Planning Commission to consider and recommend proposed municipal code amendments
to the City Council; and
WHEREAS, on October 13, 2010, an Initial 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 pursuant to 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 Commission has sufficiently considered all
testimony presented to them in order to make the following determination;
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
Rosemead as follows:
SECTION 1. The Planning Commission hereby makes a finding of adequacy with
1 EXHIBIT E
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 consistent with 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 to jobs 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 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 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 E
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, height restrictions, security system
requirements and operational standards have been 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 building containing guest rooms intended or
designed to be used or which are used, rented or hired out to be occupied or which are
occupied for temporary or overnight accommodations, but not used as the legal residence
or principal dwelling place of the occupant(s), with or without meals, in which no provision
is made for cooking in any individual room or suite. Entrance to all guest rooms must be
from completely enclosed interior halls.
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 guest rooms without kitchen facilities,
some or all of which have a separate entrance leading directly from the outside of the
building designed and used for rental for temporary or overnight accommodations for
guests and are offered primarily to automobile tourists or transients, with garages or
parking spaces conveniently located to each room or unit. Motel includes auto courts,
motor lodges, motor inns, motor hotels, and tourist courts.
SECTION 9. The Planning Commission does HEREBY RECOMMEND that Section
17.84.030 (Group occupancies) of the Rosemead 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 EXHIBIT E
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, CA 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.
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.
4 EXHIBIT E
Hotel and Motel Amenitv 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
Daycare services
Not Required
Optional
Day spa/Salon
Not Required
Optional
Fitness Center
Not Re
uired
Optional
Florist or gift shop
Not Required
Optional
Laundry Service
Not Required
Optional
Pool ors a/jacuzzi
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 access to centrally located computer,
fax, and copy machine.
(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
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.
(g) Interior. /Exterior Corridors:
i. Hotels: Interior Corridors only
ii. Motels: Exterior corridors permitted
5 EXHIBIT E
(h) Landscaping. A minimum of ten percent of the total lot area is to be landscaped.
(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:
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.
6 EXHIBIT E
(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.
(p) Vehicles exceeding eighty (80) inches in width shall not be permitted to park in any
required parking lot used exclusively for hotel customers. (Noncommercial)
recreational vehicles or motor homes shall be permitted to park in such lots, if at
least one designated recreational vehicle parking space, which is a minimum of ten
feet by thirty (30) feet, is provided for each twenty -five (25) rooms in the hotel
complex.
(q) Every hotel and motel shall be operated in compliance with the operational
standards of Chapter 5.42 of this code.
(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 is 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 17.112.030.20.t. of this title.
(s) Conditional use permits granted for hotels and motels thatwere 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 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, and 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.
7 EXHIBIT E
SECTION 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: ALARCON, ENG, HERRERA, RUIZ
NO: NONE
ABSENT: HUNTER
ABSTAIN: NONE
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
1st 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 1 51 day of November,
2010, by the following vote:
YES: ALARCON, ENG, HERRERA, RUIZ
NO: NONE
ABSENT: HUNTER
ABSTAIN: NONE
Stan Wong, Se tary
8 EXHIBIT E
E X H I B IT "A" L A N D U S E
GENERAL PLAN AM END M E N T . o- o 1
M U N I C I P A L C O D E A M E N D M E N T 1 o- o 6
Introduction
osemead accommodates a diversity of land uses
to maintain a balanced community with vibrant
residential neighborhoods, a healthy economic
base, and quality services for residents and
visitors. The Land Use Element establishes policies for the
types and location of land uses citywide. The Zoning Ordinance
implements these policies by establishing detailed use
regulations and development standards for all properties.
State planning law requires that the Land Use Element
designate "the proposed general distribution and general
location and extent of the uses of the land" for a variety of
purposes (Government Code Section 65302[a]). Through maps
and text, this Element defines the distribution and intensity of
development for residential, commercial, industrial,
parks /open space, and public facility land uses within
Rosemead and its sphere of influence areas. Finally, the
Element describes the relationship between General Plan land
use policy, zoning, and other plans.
P A G E 2 - 1
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ROSFM FAD GENERAL PLAN
L AND USE E X H I B I T " A"
GENERAL PLAN AMEND M E N T 1 o- o 1
M U N I C I P A L CODE A M E N D M E N T 1 o- o 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 (A13162), 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 text 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: NOVEMBER 1, 2 0 1 0
E X H I B I T " A" L A N D U S E
GENERAL PLAN A M E N D M E N T i o- o i
M U N I C I P A L CODE AMENDMENT i o- o 6
Regional Comprehensive Plan and
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 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 Plan
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.
• Emphasizing public space — expand the use of public
space including the use of courtyards, plazas, 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 terms like
"residential," "commercial," and "industrial," State law requires
a clear and concise description of these categories. In addition,
.,�. PAG E2 -3
D. /o ff DRAFT: NOVEMBER 1, 2010
L AND USE E X H I B I T " A"
GENERAL P L A N A M E N D M E N T i o- o i
M U N I C I P A L CODE AMENDMENT 1 o- 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.
P A G E 2- 4
This diagram illustrates how FAR
controls the intensity of use on a lot.
R is determined by dividing the
iss floor area of all buildings on a
by the land area of that lot. For
imple, 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
Iws a single -story building which
, ers half the lot, or a two -story
ilding with reduced lot coverage.
DRAFT: N O V E M B E R 1, 2 0 1 0
E X H I B IT "A" L AND USE
GENERAL PLAN AM E N D M E N T 1 0- 0 1
M U N I C I P A L CODE AMENDMENT i o- 0 6
Land Use Policy Map
To maintain the desired balance of uses in the community and
achieve goals regarding housing, economic development, parks,
and education, the City will make land use decisions in
conformance with the Land Use Policy Map, illustrated in
Figure 2 -1. The Land Use Policy Map provides a two -
dimensional description of land use policy, indicating the
preferred location and types of permitted uses throughout the
City.
Land Use Categories
This Land Use Element designates five major categories of land
use: (I) residential, (2) commercial, (3) office /light industrial,
(4) mixed -use, and (5) public facilities. The residential
designation is further subdivided into three density ranges:
Low, Medium, and High. To provide for a diversity of mixed -
use approaches, the Mixed -Use designation includes three
subcategories: Residential /Commercial, High Density
Residential/ Commercial, and Industrial /Commercial.
Table 2 -1 summarizes the density and intensity associated
with each land use category and the aggregate acreage for each.
The table indicates a maximum density or intensity for each
category, which indicates the maximum development potential
of any individual parcel. However, not every parcel in
Rosemead will be developed to the maximum density or
intensity due to physical and other constraints such as public
right -of -way needs, placement of buildings, zoning
requirements, market desires, and other factors. Also, many
residential neighborhoods in Rosemead are fully developed and
not expected to experience any significant new development or
"recycling" where an existing structure is removed and a new
structure is built in its place. Thus, Table 2 -I also indicates
typical densities and intensities that can be expected over the
life of this General Plan. Altogether, these factors are used to
estimate the possible buildout capacity of the City in terms of
population, housing units, and square feet of commercial,
industrial, and other nonresidential uses. The typical densities
and intensities are for planning purposes only. Any
development proposal involving a density/intensity in excess of
the minimum but equal to or below the maximum should not
require a General Plan Amendment.
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City of Rosemead November 1, 201
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Table 2 -t
Land Use Categories
and Buildout Potential
Maximum Typical Typical
Land Use Categories DUs /AC (a) DUs /AC (a) Population
or FAR (b) or FAR (b) Density (c)
Residential Cateeories
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
MHRC
Mixed -Use High Density
4o -6o DU /AC
48 DU /Acre and
191 Persons /AC
OLI
Office /Light Industrial
1 0.5:1 FAR
0.42:1 FAR
N/A
Mixed -Use Cateizory
MRC
Mixed -Use
2 5 - 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)
a
2.o FAR
2.0:1 FAR
MIC
Mixed -Use
Industrial /Commercial
2,5:1 FAR
Loa FAR
N/A
PF I Public Facilities N/A N/A N/A
nnen Snace Cateeorles
OS
Open Space /Natural
N/A
N/A
N/A
Resources
CEM
I Cemetery
N/A
N/A
N/A
Notes:
a) DUs /AC: Dwelling Units Per Net Acre (net acres does not include public streets or right -of -ways)
b) FAR: Floor -Area Ratio
c) Population Density 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.
d) Maximum of 1.o:1 FAR allowed for hotel uses that meet the requirements in the Zoning Ordinance.
Table C.
e) Mixed -Use Residential /Commercial assumes a 67% residential, 33% commercial land use mix.
f) Mixed -Use High Density Residential /Commercial assumes a 75% residential, 25% commercial land use
mix.
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
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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 Low Density Single Family Residential Development
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 twE 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.
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Commercial properties
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Commercial
The Commercial designation applies to retail and service
commercial centers located along major arterials in the City: (1)
Valley Boulevard west of Muscatel, (2) 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 (7) Del Mar from the I - freeway interchange to 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.
G ve f f t i g h.....,.,....... e d e AL...,. , such as Hhotels may be developed
up to maximum permitted FAR of 1.0:1 if their projects
identified in
Development approaches for Commercial designations include
multi -story structures with underground or structured parking.
Where commercial development abuts residential
neighborhoods, new projects must be designed with
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sensitivities to the residential uses in terms of massing, siting of
parking and loading facilities, and lighting.
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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 1. This
area consists of to parcels of land 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.
The High Intensity Commercial provides up to- 270,000 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 -2g and Table 2 -34. Hotels may be
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Table 2-z3
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
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,
15,000 — 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
5,000 — 10,000
Casual dining restaurants, specialty eateries, and
square feet
upscale dining
Overnight Accommodations: Overnight
accommodations, such as hotels, shall have the
too 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 I 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.
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Table a -34
High Intensity Commercial /Commercial
Designation
Land Use and Building Size Requirements
For High Intensity Commercial Area a
The primary use of the site shall have a minimum of one general
retail outlet and /or an overnight accommodation
Allowed Land Uses
Allowable
Building Pad Sizes
General Retail Outlets
Home furnishing and housewares retail; music, video,
book and entertainment retail; office products retail;
15,000 — 35,000
square feet
sporting and recreational equipment retail; hobby
and craft retail; and other specialty retail
Restaurant - Related Uses
51000 — 10,000
Casual dining restaurants, specialty eateries, and
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
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.
Industrial Use
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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
eives 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.
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Mixed -Use High Density
Residential/ Commercial
Similar to the Mixed -Use Residential /Commercial category, the
Mixed -Use High Density Residential /Commercial category
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.
This designation applies to the eastern end of Valley Boulevard
and south of Garvey Avenue, just west of the eastern boundary.
Residential densities are limited to a maximum Of 36 to 6o
units per acre. For stand -alone commercial use and integrated
mixed -use projects, the maximum permitted FAR is 2:1. The
typical population density is approximately 191 persons per
acre.
Mixed -Use Industrial /Commercial
The Mixed -Use Industrial /Commercial category accommodates
light industry, research and development, and office uses. The
emphasis is on businesses that provide career - oriented and
trade jobs. Commercial uses should be limited to those that
support the primary industrial and office uses.
Areas designated for Mixed -Use Industrial /Commercial are
limited to properties along San Gabriel Boulevard south of
Hellman Avenue to Park Street, along San Gabriel Avenue
south of the SCE easement to Rush Street, and on Garvey
Avenue from Walnut Grove to Muscatel Avenue (south side of
Garvey Avenue) or City limit (north side of Garvey Avenue).
The maximum FAR is 2.5:1. Site design shall take into
consideration any adjacent residential neighborhoods with
regard to parking lot entrances, location of parking and loading
facilities, building massing, and lighting.
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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
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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 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 surrounding
uses.
Goal is Maintain stable and attractive single -
family residential neighborhoods.
Policy 1.1: Discourage the entitlement and
construction of multiple - family units in
neighborhoods that are predominately
single - family.
Policy 1.2: Provide guidelines and standards to
ensure adequate buffering and screening
between lower density residential uses
and adjacent higher density residential or
non - residential uses to mitigate potential
land use conflicts.
Policy 1.3: Actively promote the maintenance of properties
and buildings through code enforcement.
Policy 1.4: Through the Conditional Use Permit process,
Design Review process, residential design
guidelines, or zoning enforcement, regulate new
and large residential structures that compromise
neighborhood quality.
Policy 1.5: Require that new single - family residential
construction, additions, and renovations be
designed to protect the privacy of adjacent
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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.
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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 have minimal
impact on surrounding residential neighborhoods, that provide
quality jobs, and that contribute to the tax base.
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 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
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 commercial 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 development.
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.
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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.
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Goal 3:
Creation of vibrant, attractive mixed -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 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 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 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.
R 011
P A G E 2- 2 3
DRAFT: N O V E M B E R 1, 2 0 1 0
LAND USE E X H I B I T " A"
GENERAL PLAN AMENDMENT io -o 1
MUNICIPAL CODE AMENDMENT I 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
overall 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.
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 0 3 0
E X H I B I T " A" L A N D U S E
GENERAL P L A N A M E N D M E N T 1 o- o 1
M U N I C I P A L CODE A M E N D M E N T 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 projects
adjacent to the San Bernardino Freeway, south
of Marshall Street, be developed in a 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.
Policy 5.7: Encourage development of high quality
commercial or mixed -use center in the vicinity
of the intersection of Valley Boulevard and
Temple City Boulevard.
Zoning and Land Use
Policy
The City's zoning ordinance serves as the primary tool to
implement General Plan land use policies. Under California
law, the zoning ordinance must be consistent with the 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.
Q
P A G E 2- 2 5
DRAFT: NOVEMBER 1, 2 0 1 0
L A N D U S E E X H I B I T " A
GENERAL P L A N A M E N D M E N T r o- o i
M U N I C I P A L C O D E A M E N D M E N T i o- o 6
Table 2 -4g
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 -1: Single Family Residential
R -2: Light MultinleNledi�.., ufa " "••Ri- 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 -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 a- 2 6
DRAFT: N O V E M B E R i, 20 10
Corresponding Zone
General Plan Land Use Category (a)
Districts (b)
LDR
Low Density Residential
R -1
P -D
MDR
Medium Density Residential
R -z
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 -0
HIC
High Intensity Commercial
C-4
CBD
P
MRC
Mixed -Use Residential /Commercial
RC -MUDO
D -0
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
M -1
C -3
P -D
OLI
Office /Light Industrial
P -0
D -O
M -1
PF
Public Facilities
All Zones
OS
O en 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 -1: Single Family Residential
R -2: Light MultinleNledi�.., ufa " "••Ri- 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 -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 a- 2 6
DRAFT: N O V E M B E R i, 20 10
E X H I B I T " A L A N D U S E
GENERAL P L A N A M E N D M E N T 1 0- 0 1
M U N I C I P A L CODE A M E N D M E N T 1 0- 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 Land Use
Element. Table 2 -!i6 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 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. Average
development densities and potential presented in Table 2 -28
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.
PAGE2 -2'7
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LAND USE E X H I B I T ° A
GENERAL P L A N A M E N D M E N T i o- o i
M U N I C I P A L C O D E A M E N D M E N T 1 o- o 6
Table z -56
Land Use and Population Estimates
for General Plan Buildout
General Plan Land Use
Net
Estimated
Density/
Estimated
Estimated
Estimated
Dwelling
Population
Potential
Category
Acres
Intensity
Units
(b)
Square Feet
(a)
LDR
Low Density Residential
965
To DU /AC
6,756
26,o84
0
MDR
Medium Density
582
8.5 DU /AC
4,947
19,100
0
Residential
HDR
High Density Residential
116
19.8 DU /AC
2,297
8,869
0
C
Commercial
244
0.33 FAR
o
0
3,500,000
HIC
High Intensity
1 9
0 .33 FAR
o
0
270,000
Commercial
OLI
Office /Light Industrial
132
0.42 FAR
o
0
2,400,000
Mixed -Use
30.o DU /AC;
MRC
Residential /Commercial
25
1.6o FAR
509
1,965
58o,000
(c)
MHR
Mixed -Use High Density
48,o DU /AC;
C
Residential/ Commercial
39
2.00 FAR
1 ,4 1 5
5,4
850,000
(d)
MIC
Mixed -Use
Industrial /Commercial
61
1.00 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 , 6 3 8
1 5,9 2 4
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 20o9, and what the Land Use Plan of the General
Plan will yield at buildout.
P A G E 2- 2 8
DRAFT: N O V E M B E R 1, 2010
E X H I B I T " A" L A N D U S E
GENERAL PLAN AMENDMENT i o - o 1
MUNICIPAL CODE AMENDMENT i o - 0 6
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 t: Stable and attractive single - family
residential neighborhoods.
Action 1.1 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: N O V E M B E R 1, 2010
Dwelling
Population
Po
Square Feet of
Units
Nonresidential
Existing 2009
Development (a)
2 4,75 8
57,594
7,010,000
General Plan Land
15, 924
61,480
1o,z6o,000
Use Policy
Estimated
Increase in
1,166
3,886
3,250,000
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 t: Stable and attractive single - family
residential neighborhoods.
Action 1.1 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: N O V E M B E R 1, 2010
L A N D U S E E X H I B I T " A"
GENERAL P L A N A M E N D M E N T 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
P A G E 2- 3 0
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E X H I B I T " A" L A N D U S E
GENERAL P L A N A M E N D M E N T 1 0- 0 1
M U N I C I P A L C O D E A M E N D M E N T 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 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 2- 3 1
DRAFT: NOVEMBER 1, 20 10
L A N D U S E EXHIBIT " A"
GENERAL P L A N A M E N D M E N T 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 1, 2 o t o
E X H I B I T " A" L A N D U S E
GENERAL PLAN AM E N D M E N T 1 o- o 1
MUNICIPAL CODE AMENDMENT i o - o 6
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. 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.
P A G E 2- 3 3
DRAFT: NOVEMBER I, 2 0 1 0
L AND USE E X H I BIT " A
GENERAL P L A N A M E N D M E N T i o- o i
M U N I C I P A L CODE A M E N D M E N T 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.I0 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.
P A G E 2- 3 4
DRAFT: NOVEMBER 1, 2 0 1 o
E X H I B I T " A" L A N D U S E
GENERAL PLAN AMENDMENT 1 o - o 1
M U N I C I P A L CODE A M E N D M E N T 1 o- o 6
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
PAGE - 35
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L A N D U S E E X H I B I T " A"
G E N E R A L P L A N A M E N D M E N T i o- o i
M U N I C I P A L CODE A M E N D M E N T i o- o 6
through access on existing or potential bicycle
and pedestrian routes.
P A G E z- g 6
DRAFT: NOVEMBER 1, 2 0 3 0
ENVIRONMENTAL CHECKLIST FORM
'1a1 CITY OF ROSEMEAD
e PLANNING DIVISION
ORP ORgTED' g5 8838 E. VALLEY BLVD.
ROSEMEAD, CALIFORNIA 91770
1.
2.
3.
4.
5.
7
8.
Project title: General Plan Amendment 10 -01 (GPA 10 -01)
Municipal Code Amendment 10 -06 (MCA 10 -06)
Lead agency name and address: City of Rosemead
8838 East Valley Blvd.
Rosemead, CA 91770
Contact person and phone number:
Paul Garry, Senior Planner
(626) 569 -2147
Project location:
Project sponsor's name and address
General plan designation:
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)
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.
1 EXHIBIT F
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 their 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 it to the Zoning Code (Title 17 of the Rosemead Municipal Code).
The amendments to the Zoning Code include incorporation of formal Table 2 -2 of the
general plan, enumerating the required amenities required for hotels to be eligible for a
1.0:1 FAR. The amendment also includes revising the definitions of a hotel and motel,
modifying the parking space size requirements for group occupancies to make them the
same as all other commercial uses (9' wide by 20' long), allowing compact parking for
hotels and motels, reducing the minimum lot area for hotels and motels in the C -3
(Medium Commercial), C -4 (High Intensity Commercial), CBD (Central Business
District), and M -1 (Light Manufacturing and Industrial) zones from 40,000 square feet to
39,000 square feet, establishing a minimum number of rooms for hotel developments
and minimum room size for hotels and motels, requiring designated recreational vehicle
parking spaces for motel developments, and establishing procedures for the expansion
of existing motels and hotels.
9. Surrounding land uses and setting. (Briefly describe the project's surroundings.)
The City of Rosemead is an urban suburb located in the San Gabriel Valley, 10 miles
east of the City of Los Angeles. It is bounded on the north by the cities of Temple City
and San Gabriel, on the west by Monterey Park and the unincorporated Los Angeles
County community of South San Gabriel, on the south by Montebello, plus by El Monte
and South El Monte on the east. The City is 5.5 square miles or 2,344 acres in size.
Rosemead is home to a resident population of approximately 57,328 people.
Since the project is not proposed at a specific site, no specific site description can be
provided. However, hotels and motels are currently permitted with the approval of a
Conditional Use Permit in the C -3 (Medium Commercial), C-4 (Regional Commercial), CBD
(Central Business District), and M -1 (Light Manufacturing and Industrial) zones. The
proposed amendments to the Land Use Element of the General Plan and revisions to the
Rosemead Municipal Code would not change the zones in which hotels and motels would
be permitted. The lands zoned C -3, C-4, CBD, and M -1 in which hotels and motels could
locate are approximately 270 net acres (i.e., not counting road and railroad rights -of -way).
10. Other Agencies whose approval is required (e.g., permits, financing approval, or
participation agreement).
Approval by other agencies is not required as part of this project.
EXHIBIT F
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
❑ Agriculture Resources
❑ Cultural Resources
El Materials
& Hazardous
Materials
❑ Mineral Resources
❑ Air Quality
❑ Transportation/Traffic
DETERMINATION
❑ Geology /Soils
❑ Hydrology/Water Quality
❑ Noise
❑ Public Services ❑ Recreation
❑ Utilities /Services ❑ Mandatory Findings of
Systems Significance
On the basis of this initial evaluation:
0 I 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.
❑ 1 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 MPACT 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. J
gAiny / ob4z o
Signature Date
Paul Garry, Senior Planner
Printed Name For
EXHIBIT F
EVALUATION OF ENVIRONMENTAL IMPACTS
1. 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 does 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 action 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.
6. Lead agencies are encouraged to incorporate into the checklist references to information
sources for potential impacts (e.g. general plans, 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.
7. 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.
9. 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 EXHIBIT F
ENVIRONMENTAL CHECKLIST
EXHIBIT F
Less Than
Potentially Significant Less Than
Significant With Significant No
Environmental Issues
Impact Mitigation Impact Impact
1. Aesthetics
Would the project.
a) Have a substantial adverse effect on a scenic
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vista?
.b) Substantially damage scenic resources,
including, but not limited to, trees, rock
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outcroppings, and historic building within a state
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
In determining whether impacts to agricultural resources are significant environmental effects, lead
agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model
(1997) prepared by the California Department of Conservation as an optional model to use in
assessing impacts on agriculture and farmland.
Would the project.
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland),
as shown on the maps prepared pursuant to the
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Farmland Mapping and Monitoring Program of
the California Resources Agency, to non-
agricultural use?
b) Conflict with existing zoning for agricultural use,
❑ ❑ ❑
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
❑ ❑ ❑
forest land to non - forest use?
e) Involve other changes in the existing
environment which, due to their location or
❑ ❑ ❑
nature, could result in conversion of Farmland,
to non - agricultural use?
EXHIBIT F
EXHIBIT F
Less Than
Potentially Significant Less Than
Significant With Significant No
Environmental Issues
Impact Mitigation Impact Impact
3. Air Quality
Where available, the significance criteria established
by the applicable air quality management or
air pollution control district may be relied upon to make the following determinations.
Would the project.
a) Conflict with or obstruct implementation of the
❑ ❑ ❑
applicable air quality plan?
b) Violate any air quality standard or contribute
substantially to an existing or projected air
❑ ❑ ® ❑
quality v iolation?
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,
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policies, and regulations or by the California
Department of Fish and Game or U.S. Fish and
Wildlife Serv
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 of
the Clean Water Act (including, but not limited
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to, marsh, vernal pool, coastal, etc.) through
direct removal, filling, hydrological interruption,
or other me ans?
........... .
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?
........ ... ............
EXHIBIT F
EXHIBIT F
Less Than
Potentially
Significant
Less Than
Significant
With
Significant
No
Environmental Issues
Impact
Mitigation
Impact
Impact
e)
Conflict with any local policies or ordinances
protecting biological resources, such as a tree
❑
❑
❑
preservation po licy or ordina
f)
Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural Community
❑
❑
❑
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
5. Cultural Resources
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
❑
❑
❑
interred outside of formal cemeteries?
6. Geology 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
El
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liquefaction?
-----------------------------------------------------------------------------
iv) Landslides?
❑
❑
❑
b)
Result in substantial soil erosion or the loss of
❑
❑
❑
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, liquefac or collapse?
EXHIBIT F
8 EXHIBIT F
Less Than
Potentially Significant Less Than
Significant With Significant No
Environmental Issues
Impact Mitigation Impact Impact
d)
Be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building Code
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(1994), creating substantial risks to life or
property?
- - - - ----------- ------- - — - -----_----------------
- - - - ------ -------- - - - -------- - - --------------------- - - ------- _-_---------_---
e)
Have soils incapable of adequately supporting
the use of septic tanks or alternative wastewater
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disposal systems where sewers are not
available for the disposal of wastewater?
7. Greenhouse Gas Emissions
Would the project.
a)
Generate greenhouse gas emissions, either
directly or indirectly, that may have a significant
❑ ❑ ❑ N
impact on the environment?
b)
Conflict with an applicable plan, policy or
regulation adopted for the purpose of reducing
❑ ❑ 1-1 0
the emissions of greenhouse gases?
8. Hazards and Hazardous Materials
Would the project.
a)
Create a significant hazard to the public or the
environment through the routine transport, use,
❑ 1:1 ❑ 0
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
❑ ❑ ❑ 0
likely release of hazardous materials into the
environment?
c)
Emit hazardous emissions or handle hazardous
or acutely hazardous materials, substances, or
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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,
❑ ❑ 1:1 N
would it create a significant hazard to 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
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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 N
hazard for people residing or working in the
project area?
8 EXHIBIT F
EXHIBIT F
Less Than
Potentially Significant Less Than
Significant With Significant No
Environmental Issues
Impact Mitigation Impact Impact
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
❑ ❑ ❑ IN
urbanized areas or where residences are
intermixed with wildlands?
9. Hydrology and Water Quality
Would the project.
a)
Violate any water quality standards or waste
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requir ements?
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
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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
❑ ❑ ❑
stormwater drainage systems or provide
substantial additional sources of polluted runoff?
--
- -- -- — - — —
---- - - -' - --
f)
— - - - -- -- — -- — - - - -
Otherwise se substantially degrade water quality?
-- — ...... -- .......... ............................
-
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g)
Place housing within a 100 -year flood hazard
area as mapped on a federal Flood Hazard
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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 F
10 EXHIBIT F
Less Than
Potentially Significant Less Than
Significant With Significant No
Environmental Issues
Impact Mitigation Impact Impact
i) Expose people or structures to a significant risk
of loss, injury or death involving flooding,
11 El ❑
including flooding as a result of the failure of a
levee or da
j) Inundation by seiche tsunami or mudflow?
❑ ❑ ❑
10. Land Use and Planning
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 t he residents of the state?
b) Result in the loss of availability of a locally -
important mineral resource recovery site
❑ ❑ El
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
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general plan or noise ordinance, or
applicable s tandards 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 EXHIBIT F
11 EXHIBIT F
Less Than
Potentially
Significant
Less Than
Significant
With
Significant
No
Environmental Issues
Impact
Mitigation
Impact Impact
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
❑
❑
El
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
El
El
❑
residing or working in the project area to
excessive noise levels?
13. Population and Housing
Would the project:
a) Induce substantial population growth in an area,
either directly (e.g., by proposing new homes
El
El
1:1
and businesses) or indirectly (e.g., through
extension of roads or othe 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
Would the project result in substantial adverse physical impacts associated with the provision
of
new or physically altered governmental facilities, need for new or physically altered governmental
facilities, the construction of which could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times or other performance objectives for any of the
public services:
a) Fire Protection?
❑
❑
®
El
- - -- --- 1- .................................. _
b) Police Protection?
..... ........
❑
❑
...........
®
........-
❑
c) Schools?
❑
❑
®
❑
d) Parks?
❑
❑
®
El
......... .............
....... .. ---
e) Other public facilities?
❑
❑
®
❑
15. Recreation
a) Would the project increase the use of existing
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
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El
recreational facilities, which might have an
adverse physical effect on the environment?
11 EXHIBIT F
12 EXHIBIT F
Less Than
Potentially Significant Less Than
Significant With Significant No
"
Environmental Issues
Impact Mitigation Impact Impact
16. Transportation/Traffic
Would the project:
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
❑ ❑ ® ❑
substantial 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
F-1 E] ® E]
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
❑ El ❑
change in location that results in substantial
safety risks?
d)
Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous
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intersections) or incompatible uses (e.g., farm
equipment)?
e)
Result in inadequate emergency access?
❑ ❑ ❑
....... --
f)
............ ........
Result in inadequate parking capacity?
❑ ❑ ❑
g)
Conflict with adopted policies, plans, or
programs supporting alternative transportation
❑ ❑ ❑
(e.g., bus turnouts, bicycle racks)?
17. Utilities and Service Systems
Would 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
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facilities, the construction of which could
-----------
cause significant environmental e ffects?
-- -....--- --- - - --- -- -- ----- - --
- - -- -- - - - - - --
d)
Have sufficient water supplies available to serve
the project from existing entitlements and
1:1 13 E]
resources, or are new or expanded entitlements
needed?
12 EXHIBIT F
13 EXHIBIT F
Less Than
Potentially Significant Less Than
Significant With Significant No
Environmental Issues
Impact Mitigation Impact Impact
A
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. Mandatory Findings of Significance
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
❑ ❑ El
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
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are considerable when viewed in connection
with the effects of past projects, the effects of
other current projects, and the effects of
proba future projects.)
c)
Does the project have environmental effects,
which will cause substantial adverse effects on
❑ ❑ ❑
human beings, either directly or indirectly?
13 EXHIBIT F
EVALUATION OF ENVIRONMENTAL IMPACTS
1. AESTHETICS
The City of Rosemead is located within a highly urbanized area of eastern Los Angeles
County and is situated between the San Gabriel Mountains to the north and the
Montebello Hills to the south. The surrounding hillsides and distant mountains, as well as
the Whittier Narrows Golf Course just outside the City's southeastern limit, are the
dominant features of the scenic vistas along the City's borders. No state or county
designated scenic highways or streets or segments thereof are located within the City's
boundaries.
No site specific project is being proposed in connection with the proposed amendments
to the Land Use Element of the Rosemead General Plan or to the Zoning Code in
conjunction with the proposed project. Additionally, since approval of the project does
not involve a particular location, there are no significant trees, rock outcroppings, historic
buildings or other significant scenic resources that would be impacted. Therefore, no
scenic resources would be damaged by the implementation of the proposed project and
no significant impacts would occur, and no mitigation measures would be required.
The proposed project will not degrade the existing visual character or quality of a
particular site. No site specific project is being proposed in connection with this
ordinance; therefore, the visual character of the site and the surrounding area would not
be significantly affected by the proposed project, and no mitigation measures would be
required.
2. AGRICULTURAL AND FORESTRY RESOURCES
The proposed project will not result in the conversion of existing agricultural land to
urban uses. The only agricultural uses in the City are landscape nurseries situated under
Southern California Edison transmission lines on property zoned O -S (Open Space).
Such uses would not be displaced by any future hotel or motel development. Any new
hotel or motel development would occur in the C -3 (Medium Commercial), C -4 (Regional
Commercial), CBD (Central Business District) or in the M -1 (Light Manufacturing) zone.
The project area is located in an urban setting and does not contain any agricultural
resources as defined by the state farmland mapping and monitoring program. The city-
wide project site does not have a land use or implementing zoning designation for
agricultural use, and therefore would not conflict with existing zoning for agricultural use
or a Williamson Act contract.
The City is located in a highly urbanized area of Los Angeles County, and possesses no
timberland or other forestry resources, nor does it have any zoning or General Plan
designations for forest land, timberland or timberland production. Furthermore, the
proposed project is not a development project or land use plan, and does not grant any
development entitlements or make any land use policy changes that could result in the
loss of forest land or the conversion of forest land to non - forest use.
The proposed project would not require any changes to the existing environment which
would result in the conversion of farmland to non - agricultural uses. Therefore, no
significant impacts on existing agricultural resources would occur from implementation of
the project, and no mitigation measures are necessary.
14 EXHIBIT F
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 F
stringent compliance, or to include different exposure periods. These standards are the
levels of air quality considered safe, with an adequate margin of safety, to protect the
public health and welfare. They are designed to protect those people most susceptible
to further respiratory distress such as asthmatics, the elderly, very young children,
people already weakened by other disease or illness, and persons engaged in strenuous
work or exercise, called "sensitive receptors." Healthy adults can tolerate occasional
exposure to air pollutant concentrations considerably above these minimum standards
before adverse effects are observed.
The City of Rosemead straddles three AQMD Source /Receptor Areas: No. 8 (West San
Gabriel Valley), No. 9 (East San Gabriel Valley) and No. 11 (South San Gabriel Valley).
Existing levels of ambient air quality and historical trends and projections in the City are
documented from measurements made by the SCAQMD. The AQMD's 2008 air quality
data show that the Source /Receptor Areas in which Rosemead sits exceeded either
State or Federal standards on ozone, suspended particulates and fine particulates. For
other pollutants, the standard was not exceeded at any of the four monitoring stations
(Area No. 9 — East San Gabriel Valley is covered 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 development, 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.
W;
EXHIBIT F
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 F
6. GEOLOGY AND SOILS
The General Plan Public Safety element identifies any active faults which have a
potential for causing local damage and how to react to such occurrences. The primary
dangers associated with seismic activity are surface rupture, ground failure, liquefaction,
and ground shaking. City building regulations provide specific construction techniques
required for the seismic zones. Additionally, design and construction projects must
adhere to the prescribed minimum requirements to address seismic safety issues.
However, the project does not involve construction activity or occupancy that could be
impacted. Therefore, implementation of the proposed changes would not have an impact
regarding geology and soils, and no mitigation measures would be required.
Liquefaction refers to loose, saturated sand 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 mandated by the Seismic Hazards Act of
1990 to identify and map the state's most prominent earthquake hazards, including
areas where earthquakes are likely to cause shaking, liquefaction or other ground
failure. The California Department of Conservation Division of Mines and Geology has
recently updated existing Seismic Hazard Maps for portions of Southern California,
including the area covering the potential project site. However, the project does not
involve construction activity or occupancy that could be impacted. Therefore,
implementation of the proposed changes would not have an impact regarding ground
failure or liquefaction, and no mitigation measures would be required.
Landsliding is a type of erosion in which masses of earth and rock move down slope as a
single unit. Susceptibility of slopes to landslides and other forms of slope failure depend on
several factors. These are usually present in combination and include, but are not limited
to, steep slopes, condition of rock and soil materials, presence of water, formational
contracts, geologic shear zones and seismic activity. However, the project does not
involve construction activity or occupancy that could be impacted. Therefore,
implementation of the proposed changes would not have an impact regarding
landsliding, and no mitigation measures would be required.
There is no construction associated with the approval of this project, thereby having no
potential for soil erosion or the loss of native topsoil. 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 Activities Storm Water Permit and development
of and adherence to best management practices will ensure that no substantial erosion will
occur during grading and compaction of a project site. However, the proposed project
does not involve any construction activity or occupancy that could be impacted.
Therefore, implementation of the proposed changes would not have an impact regarding
a geologic unit or soils, and no mitigation measures would be required.
7. GREENHOUSE GAS EMISSIONS
The proposed amendments to the General Plan and Zoning Code are not a
development project or land use plan, and do not grant any development entitlements;
18 EXHIBIT F
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 F
with the proposed project. The project proposal is not site specific, thereby not in
violation with government code section 65962.5. Therefore, project implementation
would not create a significant hazard to the public or the environment. The proposed
project regulatory changes would not result in any safety hazards to people residing or
working in community. Therefore, no significant impacts would result from the proposed
project. The proposed project would not involve any uses that would interfere with the
city's emergency operations plan or with any major emergency evacuation routes out of
the area. Approval of the proposed project would not 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. No
significant impacts to the public or the environment would result from the proposed
project, and no mitigation measures are required.
9. HYDROLOGY AND WATER QUALITY
In 1972, the Federal Water Pollution Control Act (also referred to as the Clean Water Act
[CWA]) was amended to provide that the discharge of pollutants to waters of the United
States from any point source is unlawful unless the discharge is in compliance with a
National Pollutant Discharge Elimination System ( NPDES) permit. The 1987
amendments to the CWA added section 402(p), which establishes a framework for
regulating municipal and industrial storm water discharges under the NPDES program.
On November 16, 1990, the U.S. Environmental Protection Agency (USEPA) published
final regulations that establish storm water permit application requirements for specified
categories of industries. The regulations provide that discharges of storm water to
waters of the United States from construction projects that encompass five or more
acres of soil disturbance are effectively prohibited unless the discharge is in compliance
with an NPDES permit.
The proposed project would not be subject to the NPDES program, because the project
does not involve any construction activity. Therefore, the proposed project would not
violate any water quality standards or waste discharge requirements.
Additionally, the proposed project will not contribute to withdrawals from an existing
ground water supply. Because there is no site specific development associated with this
project, no changes to any established drainage pattern would occur upon
implementation. Therefore, no significant impacts with regard to drainage would result
from project approval, and no mitigation measures would be required.
Because there is no site- specific construction with regard to this project, there is no
potential for the increase in stormwater runoff at any particular location. Any subsequent
development would be appropriately analyzed for compliance with any state and local
stormwater management programs. Therefore, no significant impact would result from
approval of this project, and no mitigation measures would be required.
Any subsequent development would be required to comply with City permit requirements
to ensure that there will be no violation of water quality or waste discharge requirements.
The project does not involve any development. Therefore, no significant impacts would
occur and no mitigation measures would be required.
No site - specific construction activity will take place with approval of this project. Any
subsequent development would be required to comply with city permit requirements to
20 EXHIBIT F
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 V 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 F
required to comply with all applicable zoning and land use regulations already in place.
Therefore, implementation of the project would not result in a significant impact and no
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 implementation of the project and no mitigation
measures would be required.
11. MINERAL RESOURCES
According to the City of Rosemead Resource Management Element, no mineral
deposits of statewide or regional importance exist within the City. Therefore, no
significant impacts would occur and no mitigation measures would be required.
12. NOISE
The proposed regulatory change does not involve any construction activity or uses that
would impact the city's established Community Noise Equivalent Level (CNEL) for each
of its land use designations. The City's General Plan Public Safety Element indicates a
Community Noise Equivalent Level (CNEL) for each land use area, of which the project
will not affect. Any future hotel or motel development projects will be subject to the
General Plan Noise Element policies and noise standards in the Rosemead Municipal
Code. Therefore, no impacts from implementation of the project will occur, and no
mitigation measures would be required.
The project could result in new hotels and motels business locating in the commercial and
industrial areas of the city, which if it occurred, could potentially generate an increase in
vehicle trips, thereby resulting in an increase in traffic - generated noise along local travel
routes. However, the potential increase in noise along local streets would be negligible and
not expected to exceed the City's land.use -noise compatibility standards. There is no
proposed construction activity or new uses associated with the approval of this project.
Therefore, no impacts from implementation of the project will occur, and no mitigation
measures would be required.
The proposed project will not expose people working in the City to permanent high noise
levels. There is no development resulting from approval of this project. The nearest
aviation facility is the El Monte Airport, located approximately one mile to the east of the
City. The City does not fall within the airport's land use plan. There are no private
airstrips located within the City of Rosemead or within its immediate vicinity. Therefore,
no significant impacts would occur in the vicinity of a public airport or private airstrip and
no mitigation measures would be required.
13. POPULATION AND HOUSING
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 in an area not previously served. Therefore,
no significant impacts would occur and no mitigation measures would be required.
22 EXHIBIT F
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 Sheriff's
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 F
15.
16.
RECREATION '
The proposed project will have no direct effect on existing recreational facilities because
no new development is associated with the approval of this project. The project will not
introduce new permanent populations that would substantially deteriorate parks and
recreational facilities through increased use. No increases in the demand for such
facilities will occur as a result of this project. Therefore, no significant impacts would
occur and no mitigation measures would be required.
The proposed project does not include, nor
recreational facilities. Existing recreational
implementation of the project. Therefore, no
mitigation measures are required.
require, the construction or expansion of
opportunities will not be affected by
significant impacts would occur and no
TRANSPORTATION/TRAFFIC
There is no specific development associated with approval of this project and no
development rights would be granted by the approval of the proposed project. However,
the project could result in the location of additional hotels and motels in commercial and
industrial areas of the City, which could potentially increase the number of commercial
employees and customers and associated number of vehicle trips. However, the increased
number of vehicles trips that could potentially result from the project would be less than
significant and within the traffic model for the General Plan.
The project does not propose any use that would cause any changes, individually or
cumulatively, to the level of service standard established by the county congestion
management agency for designated roads or highways. Therefore, no significant
impacts would occur and no mitigation measures would be required.
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 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
24 EXHIBIT F
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 F
No construction activity will directly result from approval of this project. However, because
the City is primarily built -out, storm water drainage facilities are in place, and any
subsequent development would require on -site facilities to convey storm water flows to the
area drainage facilities in accordance with city regulations. Therefore, no significant
impacts would occur and no mitigation measures would be required.
The City of Rosemead is currently complying with AB 939, which requires the City to
adopt and implement a SRRE and to divert 50 percent of the solid waste from its landfills
by the year 2000. The City has entered into a multijurisdictional agreement as a
member of the Los Angeles Area Integrated Waste Management Association, which has
an approved diversion rate of 59 percent. The City will continue to comply with the all
federal, state and local statues and regulations related to solid waste. Additionally since
no development rights will be granted with the approval of the proposed project, no
significant impacts with respect to solid waste disposal would occur and no mitigation
measures would be required.
18. MANDATORY FINDINGS OF SIGNIFICANCE
Based on the preceding analysis, the proposed project does not 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 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. Additionally, the proposed amendments
to the Land Use Element of the General Plan and the Zoning Code are not a
development project or land use plan.
The General Plan land use designations and Zoning districts in which hotel and motel
development are currently permitted are not being altered in this project. The
amendment to the General Plan would 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. Although the FAR bonus would be added to an additional
land use designation, due to the strict minimum site area requirements within that land
use designation, there are only a total of two potential sites in the City that would benefit
from the amendment. 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 only revises
definitions, parking requirements, required amenities related to floor area ratio limits and
other development standards for hotels and motels. The project does not grant any
development entitlements or significantly change the land use policies of the General
Plan, nor do they make any significant alterations to the physical environment of the
City.
The project will not have a cumulatively considerable impact on the environment, as
approval of the project proposes a minor FAR bonus incentive for hotel development that
applies to two only commercial sites in the City and revises development standards for
the development of hotels and motels. These development standards will remain
consistent with goals and policies of the Land Use Element within the General Plan.
26 EXHIBIT F
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 F
References
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
5. South Coast Air Quality Management District 2007 AQMP www.agmd.gov
6. South Coast Air Quality Management District 2008 Air Quality Data www.agmd.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
10. Los Angeles County Department of Public Works, www.dpw.lacounty.gov
11. State Water Resources Control Board, http: / /geotracker.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 00059C0036H
14. California Integrated Waste Management Board, www.ciwmb.ca.gov
15. California Department of Finance, www.dof.ca.gov
28 EXHIBIT F
MCA 10 -06 Hotel Amendments Draft: November 23, 2010
MUNICIPAL CODE AMENDMENT
Chapter 17.04
GENERAL PROVISIONS AND DEFINITIONS
17.04.020 Definitions
"Hotel" means a building or a portion of a building containing quest rooms intended or designed
to be used or which are used, rented or hired out to be feF, er occupied or which are occupied for
temporary or overnight accommodations
ledged, but not used as the legal residence or principal dwelling place of the occupant(s), with
or without meals, iR WhiGh theFe aFe six 9F meFe quest FOOMS, and in which no provision is made
for cooking in any individual room or suite. Entrance to all quest rooms must be from completely
enclosed interior halls.
"Motel" means one or more buildings containing guest rooms without kitchen facilities, some or
all of which have a separate entrance leading directly from the outside of the building ef-dweA4ng
- -nits- designed and used for rental for temporary or overnight accommodations for quests a
and are offered
primarily t 9 fGF the tempeFaFy use b automobile tourists or transients, -a-Ad Whem all Wili
ty
with garages or parking spaces conveniently
located to each room or unit. Motel includes auto courts, motor lodges motor inns, motor hotels,
and tourist courts.
Chapter 17.84
OFF - STREET PARKING AND LOADING REQUIREMENTS
17.84.030 Group occupancies.
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 and °hall ^ ^'° at '°°rt ! °e hundred "^^` ° ^wape °
with adequate 6PaGe fQF ingreG6 and egress, except that parking space for hotels shall be on the
same lot or within five hundred (500) feet of the main building -
17.84.100 Commercial and industrial buildings
E. Srna44- 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 srna44- compact car parking stalls may consist of twenty -five (25) percent of the total
number of required parking stalls. Each sma44- compact car parking space shall be eight feet
wide and sixteen (16) feet long. All stalls must be identified by painting "Sma4- Compact Gar" in
EXHIBIT G
MCA 10 -06 Hotel Amendments
Draft: November 23, 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. Srnal� 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 and Fnetels 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 fG"
thousand (3949,000) 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):
designation in the General Plan.
allowed.
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
Additional Amenities:
Multi- function ballroom /meeting
Not Required
Optional
2 EXHIBIT G
Hotel and Motel Amenity and Standards
MCA 10 -06 Hotel Amendments
Draft: November 23, 2010
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
* Business Center Service includes quest access to centrally located computer, fax, and
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
(q) Interior. /Exterior Corridors:
i. Hotels: Interior Corridors only
ii. Motels: Exterior corridors permitted
For the purposes of this section the floor area per quest room shall be calculated by
dividing the total gross floor area of the project by the total number of rooms.
fd4(h) Landscaping. A minimum of ten percent of the total lot area is to be landscaped.
Jg i) Yards. Side and rear yards, when abutting residentially zoned or used property,
shall be not less than ten feet from property line.
FR(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
3 EXHIBIT G
MCA 10 -06 Hotel Amendments
Draft: November 23, 2010
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.
(a3(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.
QIK( 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.
Rn) 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 quest 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.
4 EXHIBIT G
MCA 10 -06 Hotel Amendments
Draft: November 23, 2010
JK(p Vehicles exceeding eighty (80) inches in width shall not be permitted to park in any
required parking lot used exclusively for hotel ^o� ^' °' customers. (Noncommercial)
recreational vehicles or motor homes shall be permitted to park in such lots, ifprevided
that at least one designated recreational vehicle parking space, which is a minimum of
ten feet by thirty (30) feet, is provided for each twenty -five (25) rooms in the hotel er
motel complex.
FN(a) Every hotel and motel shall be operated in compliance with the operational
standards of Chapter 5.42 of this code.
4r3(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 is 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
fn3(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#hreugh -e
9 aad } 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.
(UThe 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 and 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
5 EXHIBIT G