CC - Item 5A - Garvey Avenue Master PlanROSEMEAD CITY COUNCIL
STAFF REPORT
TO: THE HONORABLE MAYOR AND CITY COUNCIL
FROM: JEFF ALLRED, CITY MANAGER
DATE: JULY 24, 2012
SUBJECT: GARVEY AVENUE MASTER PLAN
SUMMARY
The City Council will consider approval of the Garvey Avenue Master Plan, located on
between New Avenue and the Garvey Bridge. The Garvey Avenue Master Plan
addresses aesthetic and parking issues that property and business owners face in
planning commercial and retail improvements. It is intended to be used as a reference
point for expectations for quality development. The principle design criteria and
architectural styles represented in the plan are not intended to be restrictive; they are
meant to assist in the design, development, and implementation of quality architecture
and site planning.
On July 16, 2012, the Planning Commission was presented with the Draft Garvey
Avenue Master Plan and adopted Resolution No. 12 -10 recommending approval of
Resolution No. 2012 -34 to the City Council. The Planning Commission staff report and
Resolution No. 12 -10 are attached to this report as Attachments "C" and "D ".
Staff Recommendation
It is recommended that the City Council adopt Resolution No. 2012 -34 (Attachment "A "),
approving the Garvey Avenue Master Plan.
BACKGROUND
The City's Strategic Plan for 2012 -2013 includes a directive to form a subcommittee
with representation from the City Council, the Planning Commission, and the Traffic
Commission to work with staff on drafting potential plans for Garvey Avenue.
On August 9, 2011, the City Council appointed a Garvey Avenue Master Plan
Subcommittee consisting of two City Council Members (Council Member William
Alarcon and Mayor Pro -tem Polly Low), with a representative from the Planning
Commission (Commissioner Eng) and the Traffic Commission (Chair Hall), and
Community Development Department staff to discuss the development of potential
improvement plans for Garvey Avenue.
Over the last several months, the subcommittee has met several times to discuss ways
to strengthen the Garvey Avenue commercial corridor's identity, image, and sense of
ITEM NO. -k
City Council Meeting
July 24, 2012
Paoe 2 of 3
place. Based on the subcommittee's comments and recommendations, staff has
drafted the Garvey Avenue Master Plan, attached as Exhibit "B."
ANALYSIS
The establishment of the Garvey Avenue Master Plan will provide a foundation for
Garvey Avenue to be recognized as a vibrant corridor with clean storefronts and visible
pedestrian activity. Garvey Avenue will create a sense of "Small Town" community
pride where a variety of opportunities can be discovered for families and friends.
The Garvey Avenue Master Plan is proposed to achieve the following objectives:
1. Upgrade the image and appeal of the Garvey Avenue corridor by coordinated
public and private improvements.
2. Entice and create convenience for patrons to stop and shop along the Garvey
Avenue commercial corridor.
3. Create energy along Garvey Avenue by creating pedestrian activity and sidewalk
cafes with outdoor seating.
4. Develop great place- making areas that will define the Garvey Avenue
commercial corridor.
5. Create adequate parking facilities and improve traffic flow along the commercial
corridor.
6. Promote and encourage the highest and best use of under - utilized properties.
7. Utilize landscaping as an integral component to overall project design.
8. Consider scale and character of adjacent uses and demonstrate sensitivity to the
influences of the surrounding area.
9.. Encourage private rehabilitation through application of the Garvey Avenue
Master Plan for new and existing businesses.
10.Strengthen the Property Maintenance Ordinance to rigorously enforce property
maintenance standards for commercial and industrial properties.
To achieve these objectives, the following action plan has been developed:
1. Revise the Property Maintenance and Sign Ordinances to clearly address
commercial property maintenance (e.g. clean storefronts, parking lot
improvements, sign rehabilitation, etc.).
2. Recognize that different parts of the corridor have special characters, and
develop programs to strengthen and reinforce them.
3. Direct project designs that will promote pedestrian - friendly projects with public
spaces and lively street fronts where people can meet and interact.
4. Encourage developments as a means of upgrading established uses and
developing vacant parcels along Garvey Avenue.
5. Attract private investment to revitalize older commercial uses that will reinforce
and create synergy along the Garvey Avenue commercial corridor.
6. Enforce high quality commercial building and site design while allowing increased
intensities of use along the corridor where appropriate.
7. Require economic feasibility studies on large development sites to ensure
projects are economically sustainable.
City Council Meeting
July 24, 2012
Page 3 of 3
8. Establish a well - balanced and carefully planned collection of signature retail
anchors, general retail outlets, casual to upscale restaurants, and upscale
overnight accommodations.
9. Discourage the development of commercial properties that contain .a random mix
of incompatible uses.
10. Encourage the placement of parking areas to be located behind structures and
out of sight from the public right of way.
11. Promote lively and attractive ground -floor retail uses that will create revenues
needed to provide for City services and City's tax base.
LEGAL REVIEW
The attached City Council Resolution No. 2012 -34 has been reviewed and approved by
the City Attorney.
Prepared by:
A
Lily Trinh
Assistant Planner
Submitted by:
4Adu 0. &�,
Michelle Ramirez
Community Development Director
ATTACHMENTS:
A. City Council Resolution No. 2012 -34
B. Garvey Avenue Master Plan -
C. Planning Commission Staff Report, July 16, 2012
D. Planning Commission Resolution No. 12 -10
RESOLUTION 2012 -34
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
APPROVING THE GARVEY AVENUE MASTER PLAN.
WHEREAS, the City of Rosemead proposes to approve the Garvey Avenue
Master Plan, located on Garvey Avenue between New Avenue and the Garvey Bridge.
The Garvey Avenue Master Plan is supplemental to the Rosemead Municipal Code and
will be used during the development approval process. It is intended to be used as a
reference point of expectations of quality development. The principle design criteria and
architectural styles represented herein are not intended to be restrictive; they are meant
to assist in the design, development, and implementation of quality architecture and site
planning.
WHEREAS, the City Council has determined that there is a need for the Garvey
Avenue Master Plan to protect the public health, safety, and welfare of the community at
large; and
WHEREAS, the City Council has determined that the Garvey Avenue Master
Plan provide superb guidance on design, development, and implementation of quality
architecture and site planning; and
WHEREAS, on July 16, 2012, the Planning Commission recommended approval
of the Garvey Avenue Master Plan to the City Council; and
WHEREAS, on July 24, 2012, the City Council has determined that the Garvey
Avenue Master Plan will strengthen the Garvey Avenue commercial corridor's identity,
image, and sense of place in the City of Rosemead.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ROSEMEAD
HEREBY FINDS, DECLARES, AND RECOMMENDS AS FOLLOWS:
SECTION 1 . The City Council hereby approves the Garvey Avenue Master Plan,
attached hereto and incorporated herein by reference.
SECTION 2. The Mayor shall sign this resolution and the City Clerk shall attest
to the adoption thereof.
it
ATTACHMENT "A"
PASSED, AND ADOPTED, by the City Council of the City of Rosemead, County of Los
Angeles of the State of California on July 24, 2012.
Sandra Armenta, Mayor
ATTEST:
Gloria Molleda, City Clerk
APPROVED AS TO FORM:
Rachel H. Richman, City Attorney
`0A
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 24th day of July, 2012, by the
following vote:
YES:
NO:
ABSENT:
ABSTAIN:
Gloria Molleda, City Clerk
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M\ /An1 Id
,STM a
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City Council
ments
Sandra Armenta, Mayor
Polly Low, Mayor Pro Tern
Nilliam Alarcon, Council Member
Margaret Clark, Council Member
Steven Ly, Council Member
City Staff
Planning Commission
Victor Ruiz, Chair
Joan Hunter, Vice -Chair
Nancy Eng, Commissioner
Diana Herrera, Commissioner
Michael Sacarro, Commissioner
Jeff Allred, City Manager
Rachel Richman, City Attorney
Matt Hawkesworth, Assistant City Manager
Michelle Ramirez, Community Development Director
Sheri Bermejo, City Planner
Lily Trinh, Assistant Planner
Chris Marcarello, Public Works Director
Jim Donovan, Building Official
Tim Murakami, Chief of Police
Abel Moreno, Sergeant
Wayne Co, Senior Code Enforcement Officer
4 . �'
Traffic Commission
Jean Hall, Chair
Joseph Wong, Vice -Chair
Howard Masuda, Commissioner
Edward Quintanilla, Commissioner
Joanne Russell- Chavez, Commissioner
Garvey Avenue Subcommittee Members
Polly Low, Mayor Pro Tem
William Alarcon, Council Member
Nancy Eng, Planning Commissioner
Jean Hall, Traffic Commission Chair
Community Development Department Staff
able of Contents
:tion 1: Introduction
ster Plan Overview ...............................
ion Statement ........ ...............................
- ial of Garvey Avenue Corridor ..............
Area1 ................. ...............................
Area2 ................. ...............................
Area3 ................. ...............................
Area4 ................. ...............................
Y
ction 2: Kev Objectives
y Objectives ............................................................................................................................................................... ............................... 7
tionPlan ...................................................................................................................................................................... ..............................7
Pction 3: Desian Guidelines
chitecture....................................................................................................................................................................
............................... 9
orefrontDesign .........................................................................................................................................................
............................... 12
)of Articulation ...........................................................................................................................................................
............................... 16
aterialsand Colors .....................................................................................................................................................
............................... 17
=ndary/Rear Fagade and Entrances .......................................................................................................................
............................... 19
3 hting.........................................................................................................................................................................
............................... 21
)mmercial Signs ..........................................................................................................................................................
.............................21
ndscaping.................................................................................................................................................................
............................... 29
irking.........................................................................................................................................................................
............................... 32
ashEnclosures ..................................................................................:......................................................................
............................... 34
AdoorSeating .....................................................................................................................................................:.....
............................... 34
iblicSidewalk ............................................................................................................................................................
............................... 35
idergroundingof Utilities ...........................................................................................................................................
............................... 36
affiti- Deterrent ...........................................................................................................................................................
............................... 36
eenDesign .................................................................................................................................................................
.............................36
)ection 1: Introduction
E
kSTER PLAN OVERVIEW
rvey Avenue is a major thoroughfare, located between New Avenue and the Garvey Bridge. The City's Strategic Plan for
12 -2013 includes a directive to form a subcommittee with representation from the City Council, the Planning Commission,
J the Traffic Commission to work with staff on drafting potential plans for Garvey Avenue. In August of 2011, a Garvey
anue Subcommittee was formed. After meeting several times to discuss ways to strengthen.the Garvey Avenue commercial
ridor's identity, image, and sense of place, the Garvey Avenue Subcommittee developed the Garvey Avenue Master Plan.
a Garvey Avenue Master Plan addresses aesthetic and parking issues that property and business owners face in planning
nmercial and retail improvements. .
Garvey Avenue Master Plan is supplemental to the Rosemead Municipal Code and will be used during the development
)roval process. It is intended to be used as a reference point of expectations of quality development. The principle design
eria and architectural styles represented herein are not intended to be restrictive; they are meant to assist in the design,
Yelopment, and implementation of quality architecture and site planning.
aid In the Interpretation of the Garvey Avenue Master Plan, users should understand the meaning of "should," "encouraged,"
1 "discouraged." The word "should" is intended to express the City's explicit desire and expectation. An alternative measure
approach may be considered, however, if it meets or exceeds the intent of a subject plan. Using the words "encouraged" or
>couraged" are meant to express a more desirable design solution or less desirable, respectively.
1
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Area 1 : Area 1 is located between New Avenue and Del Mar Avenue. The majority of the land along this portion of
Garvey Avenue is currently designated as Commercial. However, there is one area designated for Mixed -use:
Residential /Commercial (60 du /ac). The Garvey Intermediate School is designated as Public Facilities.
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Legend
O Low Density Residential (0 -6 dueac) O Mixed Use:Residentral /Commercial (30 dulac; 3 Stories) O OifcelLight Industrial
O Medium Density Residential (0 -12 du /ac) O Mixed Use: Residential/Commercial (60 dulac; 4 Stories) O Public Facilities
High Density Residential (0 -30 dulac) Mixed Use: Industrial/Commercial O Open Space
Commercial ® High Intensity Commercial Cemetery
3
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Area 2 : Area 2 is located between Del Mar Avenue and San Gabriel Boulevard. The majority of the land along this
portion of Garvey Avenue is currently designated as Commercial. However, there is one area designated for High
Intensity Commercial. The High Intensity Commercial designation provides opportunities for well- designed sub - regional
commercial centers that provide goods and services in a larger retail form with ancillary smaller retail uses supporting
the sub - regional commercial uses. These uses include, but are not limited to, signature retail anchors, general retail
outlets, casual to upscale restaurants, and upscale overnight accommodations. The High Intensity Commercial
designation will result in a higher level of site design, including architectural character and urban design, vehicular
access, parking, landscaping, and pedestrian amenities.
Legend
E) Low Density Residential (0 -6 du!ac)
Medium Density Residential (0 -12 dulac)
® High Density Residential (0 -30 dulac)
® Commercial
Q Mixed Use:Residenbal!Commercial (30 dulac; 3 Stories)
Mixed Use Residen5al/Commercial (60 du /ac; 4 Stories)
- (mixed Use: Industrial/Commercial
® High Intensity Commercial
® OtfcelLight Indusinal
Public Facilities
® Open Space
Cemetery
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Area 3 : Area 3 is located between San Gabriel Boulevard and Walnut Grove Avenue. The land use along this portion of
Garvey Avenue is currently designated as Commercial and Mixed -use: Residential /Commercial (30du /ac). The parcels
within the Southern California Edison transmission towers (which includes Zapopan Park) are designated as Public
Facilities.
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Legend
O Low Density Residential (0 -6 dulac)
O Medium Density Residential (0 -12 dulac)
High Density Residential (0 -30 dulac)
O Commercial
O Mixed Use:ResideniiallCommercial (30 dulac; 3 Stories)
Q Mixed Use: Residential(Commercial (60 dulac; 4 Stories)
- Mixed Use: Industrial/Commercial
® High Intensity Commercial
0 OfficelLightlndustnal
Public Facilities
O Open Space
O Cemetery
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Area 4 : Area 4 is located between Walnut Grove Avenue and the Garvey Bridge. The land use along this portion of
Garvey Avenue is currently designated as Mixed -use: Industrial /Commercial and Mixed -use: Residential /Commercial
(6Odu /ac). The parcels within the wash are designated as Public Facilities.
Legend
O Low Density Residential (0 -6 dufac) Q Mixed Use:Re_sidential/Commercial (30 dufac; 3 Stories) Office/Light Industrial
O Medium Density Residential (0 -12 dufac) O Mixed Use:ResidendallCommercial (60 dufac; 4 Stories) Public Facilities
® High Density Residential (0 -30 dufac) - Mixed Use: IndustdallCommercial ® Open Space
® Commercial ® High Intensity Commercial O Cemetery
6
)ectian 2: Keith 06jectives
K:
:Y OBJECTIVES FOR GARVEY AVENUE
Upgrade the image and appeal of the Garvey Avenue corridor by coordinated public and private improvements.
2. Entice and create convenience for patrons to stop and shop along the Garvey Avenue commercial corridor.
3. Create energy along Garvey Avenue "by creating pedestrian activity and sidewalk cafes with outdoor seating.
4. Develop great place- making areas that will define the Garvey Avenue commercial corridor.
5. Create adequate parking facilities and improve traffic flow along the commercial corridor.
6. Promote and encourage the highest and best use of under - utilized properties.
7. Utilize landscaping as an integral component to overall project design.
8. Consider scale and character of adjacent uses and demonstrate sensitivity to the influences of the surrounding area.
9. Encourage private rehabilitation through application of the Garvey Avenue Master Plan for new and existing businesses.
10. Strengthen the Property Maintenance Ordinance to rigorously enforce property maintenance standards for commercial
and industrial properties.
TION PLAN
Revise the Property Maintenance and Sign Ordinances to clearly address commercial property maintenance (e.g. clean
storefronts, parking lot improvements, sign rehabilitation, etc.).
2. Recognize that different parts of the corridor have special characters, and develop programs to strengthen and reinforce
them.
7
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3. Direct project designs that will promote pedestrian - friendly projects with public spaces and lively street fronts where
people can meet and interact.
Encourage developments as a means of upgrading established uses and developing vacant parcels along Garvey
Avenue.
Attract private investment to revitalize older commercial uses that will reinforce and create synergy along the Garvey
Avenue commercial corridor.
Enforce high quality commercial building and site design while allowing increased intensities of use along the corridor
where appropriate.
Require economic feasibility'studies on large development sites to ensure projects are economically sustainable.
Establish a well - balanced and carefully planned collection of signature retail anchors, general retail outlets, casual to
upscale restaurants, and upscale overnight accommodations.
Discourage the development of commercial properties that contain a random mix of incompatible uses.
10. Encourage the placement of parking areas to be located behind structures and out of sight from the public right of way.
11. Promote lively and attractive ground -floor retail uses that will create revenues needed to provide for City services and
City's tax base.,
8
jectllon 3: Design Guidelines
■
A. ARCHITECTURE
Massing and Scale
Building heights along Garvey Avenue currently range from one to two stories. Architectural styles should be compatible with
the surrounding character, including building style, form, size, materials, roofline, and streetscape. New buildings should
respect the mass & scale of the existing buildings located along Garvey Avenue to create uniformity. The following Garvey
Avenue Master Plan should be considered for massing and scale:
1. Designs for new buildings should take into consideration the alignment of horizontal elements along the block.
Consider alignment of window sills, moldings and cornices.
2. Design windows in new construction to appear similar in height to those seen traditionally.
3. Buildings should be designed to reinforce pedestrian scale. This can be achieved by articulating separate stories
and by increasing the level of design detail on the first floor. First floor retail and office and should be designed to
provide active storefronts with windows, doors, recessed entries, awnings, landscaping, and other pedestrian -
oriented details.
4. The size and location of doors and windows should relate to the scale and proportions of the overall structure.
5. Long, blank, unarticulated building walls of over twenty -five (25) feet are strongly discouraged. To reduce mass and
bulk, facades should incorporate vertical and horizontal variations in wall and roof planes, building projections,
reveals, door and window bays, and similar design elements /techniques.
9
Building Form and Articulation
The buildings along Garvey Avenue have been designed with the concept of a building having a distinct `base ", "middle',
and "top ".
• Base — The design of the base should differentiate it
from the upper floors of the building. This may be a
projection of the lower wall surface and /or a different
material or color. It may be treated by a heavier or
thicker design treatment of the entire ground floor or
by a setback of the upper floor.
the roof. Special corner elements, entrance area
massing, and similar conditions may require the roof
to vary from the suggested flat roof form.
• Middle — The area where the base meets the middle
should be clearly defined with a strong cornice, sign
band, change in materials or colors, awnings or
canopies.
The preferred architectural character of the mid-
section is to treat it as a solid wall with recessed
windows. Long or large wall surfaces with flush -
mounted windows or windows should be avoided.
• Top — The design of the roofs and rooflines should
provide visual interest from the streets below and
should complement the overall fagade composition.
Flat roofs are preferred and shall be screened with
parapets on all sides of the building. Where
architecturally appropriate, slope roofs shall provide
articulation and variations to divide the massiveness of
10
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Architectural Detail and Facade Articulation
Appropriate detail to the facades of buildings is important. Long, blank walls are discouraged in favor of articulated design
incorporating such elements as windows, awning, doors, a mix of materials, and design features consistent with the
architectural style.
• Design features should be consistent on all elevations.
Blank, windowless walls are strongly discouraged and are usually appropriate only on interior side property lines
where they are generally not visible from public view. If windowless walls are proposed, appropriate wall articulation
should be incorporated into the design to be compatible with the more prominent facades of the building.
• Special architectural features such as gables, turrets, towers, or similar elements should be used to accent buildings
at street corners and at the terminus of a street corridor, alley, or pedestrian way. Corner buildings should have
prominent corner entrances.
• Side and rear building facades should have a level of design detail and finish compatible with the front fagade,
particularly if they are visible from streets, adjacent to parking areas, or residential uses. Parapet walls should be
architecturally treated to avoid a monotonous appearance.
• Building plans, facades, and architectural details should be designed to create visual interest at the street level (e.g.,
staggering the frontage of the building, recessing doors and windows, providing awnings and canopies for weather
protection and scale, and visually extending interior spaces outside through paving and glazing to create the concept
of an indoor /outdoor room, etc.).
Projects located at intersections should ensure the design treatments are continued around the corner and that an
appropriate transition between the project improvements and the adjacent public and private improvements is
provided.
11
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• Development located at signalized intersections of major streets should include pedestrian- oriented, community -
serving commercial uses (e.g. hotel, bookstore, coffee shop, local market).
B. STOREFRONT DESIGN
The relationship between buildings and the street begins with the storefront design. This section describes the frontage
guidelines for buildings and structures located adjacent to the public right -of -way that will support pedestrian activity. Although
the storefront is only one of the architectural elements of a fagade, in large it is the part that is most important. Storefront
design should be reflective of the building's overall architectural style, yet highlight the individual character and personality of
the use within. A successful storefront with inviting display windows will attract pedestrians and contribute to the overall quality
of the streetscape.
Storefront Components
Bulkhead: A bulkhead is the space located between the
pavement/sidewalk and the bottom of a traditional storefront.
Cornice: A horizontal molded projection that crowns or
completes a building, wall, or sign.
Display Window: Display windows are primarily constructed of
glass. Display windows are typically designed to be recessed
into the storefront opening, between piers.
Pier: A vertical, non - circular masonry support, more massive
than a column.
Transom: A small window just above the door.
Cornice
�i TransomWiindow
-' Display Window
-� Bulkhead
- n•. Recessed Entry Door
12
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Storefront Design
A well designed storefront fagade is comprised of: an inviting recessed entry door, transparent display and transom
windows and /or doors that allow shoppers to view into the retail or commercial space, bulkheads beneath the windows to
mirror traditional development, piers that frame windows and /or door openings, and a decorative cornice treatment.
• Recessed Entries A frontage where a portion of the fagade
provides a traditional recessed storefront design. Recessed
entries of up to five feet to provide for weather protection and a
transition zone from sidewalk activity into the store are strongly
encouraged. Recommended treatments include: special paving
materials such as tile or brick, ornamental ceilings, and
decorative light fixtures. Storefront design comprised of a lower
bulkhead not exceeding two feet above sidewalk grade is
generally most appropriate.
Clerestory Wi
splay Window
chead
• Storefront Windows
1. At least 50 percent of the ground floor fagade of a commercial /retail use should be devoted to transparent
windows and /or doors.
2. Windows should be large glazed panels, possibly with small transom. Window patterns should have a slight
inset and not appear flat. Glass shall be clear and not heavy tinted.
3. Window signage should be used sparingly and not exceed 15% of the total window surface area.
4. Security grates, grilles, or wrought iron bars over windows should not be used.
13
• Storefront Awnings Awnings should be used to provide weather protection and make the storefront more inviting to
pedestrians. Besides providing sun and rain protection, awnings shield storefront display windows from the sun, add
interest and color to buildings, and accommodate pedestrian oriented signs.
1. Awning placement should respond to the scale,
proportion, and rhythm of the building's design, and
should not cover piers, pilasters, transom windows,
or other architectural features.
2. Awnings should be backlit and should be
constructed of either canvas or acrylic- coated
canvas, and not aluminum or vinyl, which detracts
from the character of the downtown. Awning frames
and supports should be constructed of painted or
coated metal or other non - corroding material.
3. Projecting metal awnings that are a structural part of
the building may also be appropriate.
4. Retractable awnings are recommended because
they are functional, with a frame and support
structure that can be adjusted up or down depending
on the conditions.
14
• Arcade An arcade is a roofed passageway or lane. A series of arches supported by columns, piers, or pillars either
freestanding or attached to form a gallery. Arcades provide usable spaces directly adjoining to the building fagade.
Arcades are built to the property line.
Other Suggested Improvements to Existing Storefronts
Many interesting building storefront designs exist within Downtown Rosemead. There are several ways an existing
storefront can be revitalized to create a cohesive and attractive fagade. The following guidelines should be used to
restore existing building storefronts:
1. Materials and surfaces should be restored to enhance a building's existing architectural features.
2. Historic and functional features should be preserved in original storefronts; the historic integrity of a storefront
should not be diminished by alterations. Elements in a storefront that help define the overall historic character
of a building should be preserved.
15
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3. Where only part of the original storefront remains (limited remodeling has occurred), the storefront should be
repaired, maintaining historic materials where possible, including replacement of extensively deteriorating or
missing parts with new parts based upon surviving examples of transoms, bulkheads, pilasters, signs, etc.
4. If an existing recessed storefront is to be retained, it should be well - lighted and kept clean.
5. Storefront windows should be cleaned and excessive window signage should be eliminated.
6. Incompatible fagade treatments, such as exposed neon tubed lighting, bird repellent spikes, or paint touch -ups
that do not match the original building colors, should be removed.
7. Inappropriate light fixtures and exposed electrical components that are visible from the public right -of -way
should be eliminated.
8. Awnings should be used to reinforce the building's architectural divisions and details.
C. ROOF ARTICULATION
Roofs are an opportunity to incorporate architectural design elements. Roofs should be designed as an integral component to
the overall form of a building. Their design helps frame the street wall and harmonize with adjacent buildings.
• Flat roofs are preferred and shall be screened with parapets on all sides of the building. If no rooftop equipment exists or
is proposed the parapet shall be a minimum of three feet in height.
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• Where architecturally appropriate, sloped roofs shall provide articulation and variations to divide the massiveness of the
roof. Sloped roofs shall include eaves, which are a minimum of eighteen (18) inches in width. Sloped roofs shall screen
mechanical equipment by providing a "roof - well', or by placing the equipment within the roof structure.
All rooflines in excess of forty (40) feet wide must be broken up through the use of gables, dormers, plantons, cutouts or
other appropriate means.
• Screening of roof - mounted mechanical or utility equipment is strongly encouraged. The method of screening should be
architecturally integrated with the structure in terms of materials, color, shape, and size. Equipment should be screened
by solid building elements (e.g., parapet wall) instead of add -on screening (e.g., wood or metal slats). Mechanical
equipment should not be visible from any angle or any height outside of the building.
D. MATERIALS AND COLORS
Materials
Various exterior building materials are seen along the Garvey Avenue corridor. Materials include brick, stucco, stone, and
concrete block. While specific materials are not specified, the following guidelines are provided to create an aesthetically
pleasing commercial corridor:
• Using the same materials or similar wall materials as adjacent or nearby buildings will help maintain and strengthen the
character of the commercial corridor. The palette of wall materials should be kept to a minimum, preferably no more than
two.
• A well - defined 'base" provides scale and articulation at the pedestrian level. The "base" should consist of traditional,
thicker walls along with high quality, durable, and easy to clean materials and finishes.
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• Special materials that will reduce the incidence and appearance of graffiti (e.g., granite, marble, polished stone, and
other metal panels) should be utilized as accent materials on the building's "base."
• Upper floors that are less prone to vandalism should utilize high quality finish materials of traditional downtown mixed -
use projects (e.g., brick veneer, smooth stucco, etc.).
High- quality materials convey a sense of permanence and impart to the community that the building is well cared for and
respected. Materials and colors should be selected to unify the building appearance and fit into the pedestrian context.
Avoid overly vibrant colors and monochromatic color palettes.
• Exterior finish materials should be appropriate to the architectural style or theme of a building.
• Appropriate combinations of natural materials should be considered including stone, brick, terra cotta, concrete, ceramic
tile, and glass, as appropriate to the architectural style.
• Changes in materials should occur at inside corners to make building volumes appear substantial. Material changes at
the outside corners or in plane give an impression of thinness and artificiality and should be avoided.
• Accent materials should be used to highlight building features and provide visual interest.
• The following materials are inappropriate because they do not uphold the quality or lifespan that is desirable for new
development.
1. Mirrored glass, reflective glass, or heavily tinted glass;
2. Glass block;
3. Vinyl siding;
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4. Utility, decorative scored or split -faced block (split face block might be considered at the base up to no more than
2 Yz feet above the sidewalk).
Colors
Color can dramatically affect the visual appearance of buildings and must be carefully considered in relation to the overall
design intent. Color can also affect the apparent scale and proportion of buildings by highlighting architectural elements such
as doors, windows, fascias, cornices, trims and lighting fixtures. Along the Garvey Avenue corridor, various exterior building
colors range from subtle whites to more vibrant colors like orange. While specific colors are not specified, the following tips are
provided to create an aesthetically pleasing commercial corridor:
• Building colors should accent, blend with, or complement surroundings. Principal building colors should consist of
subtle, neutral or muted colors with low reflectance (e.g. browns, grays, tans, dark or muted greens, blues and reds).
"Warm- toned" colors are encouraged because of their year -round appeal.
• Combinations of colors or tones that clash or create a discordant effect should be avoided.
• Colors should visually relate building elements to each other, and also individual facades to each other. The colors
chosen for a building fagade should relate to neighboring facades (but should not replicate).
• Colors should not be a "sign" or suggest that the building is trying to attract attention. Color should not, because of its
intensity, distinctness, chroma, or reflectivity, become the most dominant feature of a building site.
E. SECONDARY /REAR FACADE AND ENTRANCES
Secondary/rear building facades should have a level of design detail and finish compatible with the front fagade, particularly if
they are visible from streets, adjacent parking areas, or residential uses. A rear /secondary entrance can provide direct
customer access to the store from parking areas as well as improve circulation between the parking lots and the street.
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Architectural embellishments, awnings, landscaping and signs should be used to mark the secondary entrance and the design
of the rear of the building shall be consistent with the front fagade (scale, massing, colors, materials, etc.).
• Providing rear pedestrian entrances via alleys and parking lots is encouraged. Improvements to rear facades should be
subtle and modest in nature.
• Awnings are recommended at rear entrances to soften the appearance and provide a pleasant protected space.
• Signs should be modestly scaled to fit the casual character of the alley or rear parking lot.
• Selective use of tree planting, potted plants, and other landscaping can improve a rear fagade.
• Decorative lighting can improve the appearance while also providing a heightened level of safety and security. Avoid
heavy landscape materials that block the light spread.
• Refuse containers and service facilities should be screened from view by solid masonry walls with metal doors.
Landscaping, such as vines and shrubs shall be incorporated to screen walls and help deter graffiti.
Rear Entrance y'Y"
Poor Quality Design Good Quality Design
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Ahali
F. LIGHTING
The basic requirement of lighting is to make the pedestrian environment safe and secure. However, lighting design can
enhance a building's architecture and highlight important design features (e.g., entrances, towers, etc).
• Parking and security lights will not be obtrusive to neighboring residential properties.
• Lighting shall be fully shielded to minimize glare and painted to match the surface it is attached to.
• Light fixtures shall be architecturally compatible with the structure's design.
• Structure entrances should be well lit.
• Lighting and trees should not conflict with one another.
• The lighting of building elements and garden walls is an effective and attractive lighting technique that is encouraged.
However, light sources for wall washing and tree lighting should be hidden.
• The design of exterior parking lot lighting fixtures shall be compatible with the architecture used in the development and
not be on poles over 25 feet high.
G. COMMERCIAL SIGNS
Signs are important because they communicate something about not only the goods and services being offered at a particular
establishment, but also the quality of the businesses and the image of the community in general. Attractive, creative, and
pedestrian- oriented signs will help create a more pleasing visual environment along the Garvey Avenue corridor.
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• Building signage should be integral to the facade design, placed in the sign band above the first floor windows or on
blank wall areas specifically intended for signage. Signage will be limited to the street level and will not be allowed on
second floor windows or higher.
• Signs should be positioned so they are an integral design feature of the building, and to complement and enhance the
building's architectural features.
• Signage can be internally illuminated individual letter signs or externally illuminated traditional board signs. Internally
illuminated box signs, temporary and /or excessive window signs, neon signs, florescent signs, and permanent
cloth /plastic banners are not allowed.
• Signage that contains offsite advertising is not permitted. Signs should include information describing the products sold
or services sold or provided.
Sign Materials
• Signs should be professionally constructed using high - quality materials such as:
1. Metal Pinned Letters
2. Stone,
3. Hardwood,
4. Brass - plated
5. Individually- mounted internally illuminated channel letters
• Sign materials should be compatible with the design of the face of the facade where they are placed. The selected
materials should contribute to the legibility of the sign. For example, glossy finishes are often difficult to read because of
glare and reflections.
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• Sign materials should be extremely durable. Paper and cloth signs are not suitable for exterior use (except on awnings)
because they deteriorate quickly. If wood is used, it should be properly sealed to keep moisture from soaking into the
wood and causing the sign's lettering to deteriorate.
Sign Colors
Color is one of the most important factors contributing to the sign's ability to communicate. Sign colors should be selected
carefully:
• Sign colors should complement the materials and colors on the adjacent buildings, including accent and trim colors.
• Sign colors should complement the building fagade and harmonize neighboring businesses.
• Limited use of accent colors can increase legibility, while large areas of competing colors tend to confuse and distract.
Colors or color combinations that interfere with legibility of the sign copy or that interfere with viewer identification of
other signs should be avoided.
• Excessively bright colors or over - scaled letters shall not be used as a means to attract attention.
• No more than three colors should be used per sign, unless part of an illustration. To ensure the legibility of the sign, a
high degree of contrast between the background and letters is preferable. A combination of soft/neutral shades and
dark/rich shades are encouraged.
Encouraged Sign Types
1. Wall Signs — Walls signs are signs mounted flat against and parallel to a building wall and located on a prominent
location on the building.
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[14 -
• Building- mounted signs, including wall, window and awning, should not exceed a cumulative total of one square foot
of sign area per one lineal foot of building frontage of each business.
• Wall signs should be placed to establish facade rhythm, scale, and proportion.
• Business name and logo are appropriate for a wall sign, but not extraneous information such as the business
address, website address or phone number.
• Materials shall project slightly from the face of the building. Individually applied letters on the face of the wall, or sign
letters applied to a board or panel mounted on the face of the wall is acceptable.
• Electronic raceways and other conduits and connections shall be concealed from view.
2. Proiecting Signs — Projecting signs are attached to a building face and project out perpendicular to the building wall.
Projecting signs are effective when oriented to pedestrians.
• Projecting signs shall be small in scale and provide a vertical clearance of 8 feet along pedestrian areas.
• Projecting signs should be hung at a 90- degree angle from the face of the building.
• Projecting signs should not project above the top of the building.
• Appropriate materials include wood and metal with carved or applied lettering, or any other material that is
architecturally compatible with the building to which the sign is attached.
• Sign supports and brackets should be compatible with the design and scale of the sign and the architectural design
of the building. Where appropriate, decorative iron and wood brackets are encouraged.
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The text, copy, or logo face should not exceed sixty (60) percent of the sign face of a projecting sign.
3. Hanging Signs — Hanging signs are similar to projecting signs except that they are suspended below marquee or under a
canopy, making them generally smaller than projecting signs. Hanging signs are used to help define entries and identify
business names to pedestrians.
• Where overhangs or covered walkways exist, pedestrian -
oriented hanging signs are encouraged.
• Hanging signs can be particularly useful for storefronts that
have multiple tenants.
• Hanging signs should be simple in design and not used to
compete with any existing signage at the site, such as wall
signs.
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��
4. Window Signs — Window signs consist of individual letters and /or logos painted, posted, displayed, etched or otherwise
placed on the interior surface of the window and intended to be viewed from the outside.
• Window signs should not cover more than fifteen (15) percent of the area of each window.
• Window signs should be scaled to the pedestrian rather than vehicles passing by.
• Window signs should be limited to small graphics and text that serve to identify the business name and the product or
type of service the business provides.
• Window signs should not obscure views into a store or place of business.
• The use of nonpermanent materials such as paper is strongly discouraged. Glass- mounted graphics may be applied
by painting, silk screening, or vinyl die -cut forms.
5. Awning Signs —Awning signs are signs painted on an awning above a business door or window.
• Signage should be limited to the skirt (valance) of the awning and should not be on the awning face.
• Letter color should be compatible with the awning and the building color scheme.
• If illuminated, awning sign illumination should be external. Back -lit, translucent signs are prohibited. Lighting should
be directed downward and should not illuminate the awning.
• To avoid having to replace awnings or paint out previous tenant signs when a new tenant moves in, the use of
replaceable valances should be considered.
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The shape, design, and color of the awnings should be carefully designed to coordinate with, and not dominate, the
architectural style of the building. Where multiple awnings are used, on the building, the design and color of the sign
awnings should be consistent.
6. Monument Signs — Monument signs should be used only to identify multiple businesses in a commercial development
based on the following criteria:
• One -third square foot of monument sign area per one lineal foot of lot frontage with a maximum of fifty (50) square
feet.
• The entire sign structure shall be considered as sign area.
• The sign copy area should not exceed sixty (60) percent of the background wall area.
• All monument signs should contain only the name of the development and /or the names of the businesses.
Monument signs should not encroach into any required landscaped setback area when abutting open areas or
encroach more than one -half the required landscaped setback area when located in front of a building.
• Sign copy should be back - lighted or indirectly lighted.
• The background wall of the monument sign should not exceed four (4) feet in height.
• A maximum of one sign per development.
• The monument sign should be setback a minimum of three feet from the property line at a location where the building
is setback a minimum of ten feet.
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• The sign should not be overly large so that it is a dominant feature of the site.
• The monument sign shall consider appropriate visibility in all outbound traffic for pedestrian safety.
• Pole and pylon signs are prohibited.
Vertical Banner Signs — As a primary sign only, vertical banner signs shall look like architectural elements of the building
and shall hang from projecting metal brackets of a size and design appropriate to the banner and the architectural
character of the building. Banner signs shall be mounted perpendicular to the face of the facade at both the top and
bottom.
• A maximum of one sign per business storefront.
• The entire sign structure shall be considered as sign area and shall be included in the total sign area allowed.
Temporary Banners — Banners are limited to two (2) events per year, thirty (30) days maximum per event. Banners size
shall not exceed 3' -0" x 10' -0 ". The temporary sign application must be filed with the City of Rosemead Planning
Division, and such promotional event and grand opening sign shall not remain placed on a building or any other structure
for more than 30 days from the date it was approved by the City of Rosemead.
Sign Illumination
1. Internal Illumination
When signs other than channel letters are internally lit, only the sign copy (wordsl7ogo) should be illuminated. The
sign background or field should be opaque and of a non- reflective material.
The preferred forms of internally lit signs are those using:
1. Push - through graphics and text;
2. Standard channel letters, also called back -lit or halo -lit;
3. Reverse channel letters with a halo effect.
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2. External Illumination
• External lighting fixtures that project light on a sign from above or below are strongly encouraged. Light fixtures
supported on the front of the building cast light on the sign and a portion of the fagade immediately around the sign.
The visual impact of this should be considered in lighting selection.
• Light fixtures should be simple and unobtrusive in appearance and size.
• Light fixtures should be positioned as to not obscure the sign's message and graphics.
• Light sources should be shielded and such that the light source is directed away from passersby. Light sources
should be directed against the sign such that it does not shine onto adjacent property or cause glare for motorists
and pedestrians. Bare light bulbs should not be exposed.
H. LANDSCAPING
Landscaping should be planned as an integral part of the overall project and considered
plan for any new or redeveloped site. Landscaping should enhance the quality of the
softening the appearance of buildings, screening undesirable views and providing shade.
an important design element in the
commercial corridor by framing and
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r ! r) 4' i '
General Guidelines
• Well designed and quality landscaping enhances the character of the overall project design.
Landscaped areas should generally incorporate
plantings utilizing a three - tiered system:
Ground Covers (including flowering annuals
and perennials)
2. Shrubs and Vines
3. Trees
Planters and pots placed in building recesses and adjacent to blank walls are encouraged. Planters and pots provide
visual interest and color accents and enrich sidewalks, courtyards, and plazas. Planter and pot materials should
complement the building architecture.
• Landscaping should be used to relieve the negative appearance of any solid, windowless elevations.
• Drought - tolerant plants, native plants and irrigation systems should be utilized whenever possible.
Scale and Spacing
• The choice, placement, and scale of plants should relate to the architectural and site design of the project and shall
consider appropriate visibility in all outbound traffic for pedestrian safety.
• Landscaping should be in scale with adjacent buildings and be of appropriate size at maturity.
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• Landscaping should be spaced so that it does not interfere with the lighting of the project area or restrict access to
utilities (such as electrical boxes) or emergency apparatus (such as fire hydrants or fire alarm boxes).
Parking Lot Landscaping
• Landscaping of parking areas is encouraged to avoid direct views of parked vehicles from the public view, minimize
noise, light, exhaust fumes, and other negative effects to pedestrians.
• Where parking lots abut buildings, landscaping around the base of buildings is encouraged to soften the edge between
the building and parking lot.
• Landscaping should also be used to separate parking from buildings and to reduce the visual impact of paved surfaces.
• Parking lot landscaping should accent primary driveways, frame major internal circulation aisles, and highlight pedestrian
pathways.
• Parking lots should provide planting islands at the ends of parking rows. They should be planted with shade trees, low
shrubs, and /or ground cover.
Accord trees Canopy shade trees loo aced
delineate aisles thmughora the parking lot
Low hedge or.
screen wall
cent trees
d enhanced _
uing define . . . . . . . . . .6-.
Incorporate vines along block wall
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I. PARKING
Site Access and Vehicular Circulation
• Vehicular entry points to parking lots should include landscaping and incorporate paving accents where the driveway
crosses the public sidewalk.
• The number of access driveways to the site should be minimized and located as far as possible from street intersections.
Parking lot access points should not interfere with the function of adjacent roadways.
• Access to parking lots should be from commercially developed streets to discourage traffic through residential
neighborhoods.
• At -grade parking shall not be located between any building and the street frontage.
• Site access should promote safety by providing an adequate stacking distance for vehicles between the back of the
sidewalk and the first parking stall or circulation aisle.
• Vehicular access to corner lot developments shall be from an alley or from a side street.
• Access to parking on interior lots shall have only one vehicular access, which shall not be from the street if the lot abuts
an alley. A second vehicular access may be allowed for lots that have a street frontage of three hundred fifty (350) feet
or more and do not abut an alley. Developments on those lots may have additional driveways that are not closer than
three hundred (300) feet apart.
• Service and delivery access should be separate from other vehicular and pedestrian access.
32
Parking
• Parking should not be located between the front building wall and the front property line.
• Parking should be located behind buildings whenever possible.
• On -site drop -off areas should be adjacent and parallel to streets and /or drive aisles to allow vehicles to get out of the
main flow of traffic and stop. These include bus stops and pedestrian pick -up /drop -off areas parking lots to the rear of
buildings, along alleys, or on side streets to avoid conflicts on major streets. When this is not possible, design the
primary entry to the lot with patterned concrete or pavers to differentiate it from the sidewalk.
• The provision of safe, convenient pedestrian links between parking areas and businesses is an important element in
enhancing the vitality of downtown. Parking areas should be linked directly to public sidewalks, pedestrian walkways,
mid -block paths, alleys, or open space areas. Driveways should be kept to the absolute minimum number and width
required for the project.
• Clearly defined pedestrian walkways or paths should
be provided from parking areas to primary building
entrances. Design walkways and parking lots so that
pedestrians will not have to cross parking aisles and
landscape islands to reach building entries. Raised
walkways, decorative paving, landscaping, and /or
bollards should be used to separate pedestrians from
vehicular circulation to the maximum extent possible.
33
Nl :
Parking Structures
• Parking structure facade design should consider architectural compatibility, size, scale, and bulk as it relates to
adjacent properties and the overall design of the project.
Parking structure facades shall contain sufficient detail to break up the overall massing of the structure.
• The parking structure shall not dominate the site and should be placed on the project's interior whenever possible.
• The parking structure shall consider appropriate visibility in all outbound traffic for pedestrian safety
• The inclusion of retail, commercial or office uses are encouraged at the ground floor of parking structures.
J. TRASH ENCLOSURES
• Trash enclosures and mechanical equipment screens shall be architecturally compatible with the building design.
Trash enclosures shall be completely sealed, and shall be an integral part of the building design and be of the
same architectural style of the development. It shall be constructed of a decorative material that matches the
building architecture. The trash enclosure shall have steel self - closing and self - latching doors with a solid cover.
The trash area must be maintained and the opaque doors shall be closed at all times.
K. OUTDOOR SEATING
• Outdoor seating is highly encouraged with remodels and new construction, with the exceptions that the Americans
with Disabilities Act (ADA) shall comply.
• No permanent seats or structures shall be placed in the public right -of -way without the review and approval of the
City Engineer.
• Outdoor seating furniture shall be a minimum of ten (10) feet from the nearest transit stop.
34
• Any outdoor dining area may be separated from the sidewalk only with planters, shrubs, or fencing with a maximum
height of forty -two (42) inches.
L. PUBLIC SIDEWALK
The following shall apply to public sidewalks:
1. The minimum building setback shall be twelve (12) feet as measured from the curb face, and shall be in the
form of both existing right -of -way and a recorded pedestrian access and utility easement;
2. The minimum building setback area shall include a minimum seven (7) -foot wide detached sidewalk (clear
zone) and a minimum five (5) -foot wide parkway (amenity zone) adjacent to all streets. The amenity zone
shall be located between the curb face and the clear zone. The clear zone shall be located between the
building and the amenity zone;
3. The sidewalk in the clear zone shall be constructed of concrete, comply with ADA accessibility standards
and be subject to the review of the City Engineer;
4. The clear zone shall be unobstructed by any permanent or nonpermanent element for a minimum width of
seven (7) feet and a minimum height of eight (8) feet; and
5. The amenity zone shall include street trees, landscaping, public signs, public art, street lighting, street
furniture, and other pedestrian- oriented amenities, as appropriate.
35
M. UNDERGROUNDING OF UTILITIES
• Utility lines to a development from the building to the property line, including but not limited to electric,
communications, street lighting and cable television shall be placed underground.
• Utility lines within the right -of way shall be placed underground to the maximum extent practicable. The
requirements of this section may be waived by the City Council upon recommendation from the City
Engineer if it is determined that topographical, soil or any other conditions make such underground
installations unreasonable or impractical.
N. GRAFFITI- DETERRENT
Ivy -It (artificial ivy) is recommended as a graffiti- deterrent. It minimizes the requirements of costly graffiti removal
programs.
O. GREEN DESIGN
Green design encourages sustainability while reducing the impact of development on the natural and urban environment.
Green design has many benefits, including reduced consumption of natural resources, decreased pollution and waste,
and less demand on local infrastructure. Green design can also improve the comfort and health of building occupants and
result in cost savings.
The following types of green building practices are encouraged:
a. Developments that use materials composed of renewable, rather than nonrenewable resources (green construction
materials).
36
,M
b. Developments that construct buildings that exceed minimum statewide energy construction requirements beyond
Title 24 energy requirements.
c. Developments that employ passive heating and cooling design strategies to the maximum extent feasible.
Strategies to be considered include orientation; natural ventilation, including cross - ventilation in residential units,
high insulation values, energy efficient windows including high performance glass, light- colored or high - albedo
(reflective) roofing and exterior walls, window shading, and landscaping that provides shading during appropriate
seasons.
d. Landscape design must incorporate energy and water conservation measures, and comply with RMC Chapter
13.08 Water Efficient Landscaping where applicable.
37
ROSEMEAD PLANNING COMMISSION
STAFF REPORT
TO: THE HONORABLE CHAIR AND MEMBERS OF THE ROSEMEAD
PLANNING COMMISSION
FROM: PLANNING DIVISION
DATE: JULY 16, 2012
SUBJECT: GARVEY AVENUE MASTER PLAN
Summary
The City of Rosemead proposes to adopt the Garvey Avenue Master Plan, located on
Garvey Avenue between New Avenue and the Garvey Bridge. The Garvey Avenue
Master Plan addresses aesthetic and parking issues that property and business owners
face in planning commercial and retail improvements. It is intended to be used as a
reference point of expectations of quality development. The principle design criteria and
architectural styles represented herein are not intended to be restrictive; they are meant
to assist in the design, development, and implementation of quality architecture and site
planning.
Staff Recommendation
Staff recommends that the Planning Commission ADOPT Resolution No. 12 -10 (Exhibit
"A "), a resolution recommending approval of the Garvey Avenue Master Plan to the City
Council.
Background
The City's Strategic Plan for 2012 -2013 includes a directive to form a subcommittee
with representation from the City Council, the Planning Commission, and the Traffic
Commission to work with staff on drafting potential plans for Garvey Avenue.
On August 9, 2011, the City Council appointed a Garvey Avenue Master Plan
Subcommittee consisting of two City Council Members (Council Member William
Alarcon and Mayor Pro -tem Polly Low), with a representative from the Planning
Commission (Commissioner Eng) and the Traffic Commission (Chair Hall), and
Community Development Department staff to discuss the development of potential
improvement plans for Garvey Avenue.
Over the last several months, the Garvey Subcommittee has met several times to
discuss ways to strengthen the Garvey Avenue commercial corridor's identity, image,
and sense of place. Based on the subcommittee's comments and recommendations,
staff has drafted the Garvey Avenue Master Plan, attached as Exhibit "B."
ATTACHMENT "C"
wannmg commission meeting
July 16, 2012
Page 2 of 7
ANALYSIS
The establishment of the Garvey Avenue Master Plan will provide a foundation for
Garvey Avenue to be recognized as a vibrant corridor with clean storefronts and visible
pedestrian activity. Garvey Avenue will create a sense of "Small Town" community
pride where a variety of opportunities can be discovered for families and friends.
The Garvey Avenue Master Plan is proposed to achieve the following objectives:
1. Upgrade the image and appeal of the Garvey Avenue corridor by coordinated
public and private improvements.
2. Entice and create convenience for patrons to stop and shop along the Garvey
Avenue commercial corridor.
3. Create energy along Garvey Avenue by creating pedestrian activity and sidewalk
cafes with outdoor seating.
4. Develop great place- making areas that will define the Garvey Avenue
commercial corridor.
5. Create adequate parking facilities and improve traffic flow along the commercial
corridor.
6. Promote and encourage the highest and best use of under - utilized properties.
7. Utilize landscaping as an integral component to overall project design.
8. Consider scale and character of adjacent uses and demonstrate sensitivity to the
influences of the surrounding area.
9. Encourage private rehabilitation through application of the Garvey Avenue
Master Plan for new and existing businesses.
10. Strengthen the Property Maintenance Ordinance to rigorously enforce property
maintenance standards for commercial and industrial properties.
To achieve these objectives, the following action plan has been developed:
1. Revise the Property Maintenance and Sign Ordinances to clearly address
commercial property maintenance (e.g. clean storefronts, parking lot
improvements, sign rehabilitation, etc.).
2. Recognize that different parts of the corridor have special characters, and
develop programs to strengthen and reinforce it.
3. Direct project designs that will promote pedestrian - friendly projects with public
spaces and lively street fronts where people can meet and interact.
4. Encourage developments as a means of upgrading established uses and
developing vacant parcels along Garvey Avenue.
5. Attract private investment to revitalize older commercial uses that will reinforce
and create synergy along the Garvey Avenue commercial corridor.
6. Enforce high quality commercial building and site design while allowing increased
intensities of use along the corridor where appropriate.
7. Require economic feasibility studies on large development sites to ensure
projects are economically sustainable.
8. Establish a well - balanced and carefully planned collection of signature retail
anchors, general retail outlets, casual to upscale restaurants, and upscale
overnight accommodations.
ria u u y w 1111,11001U,l rvicm i y
July 16, 2012
Page 3 of 7
9. Discourage the development of commercial properties that contain a random mix
of incompatible uses.
10. Encourage the placement of parking areas to be located behind structures and
out of sight from the public right of way.
11. Promote lively and attractive ground -floor retail uses that will create revenues
needed to provide for City services and City's tax base.
Prepared by:
*0_
Lily Trinh
Assistant Planner
Submitted by:
Michelle Ramirez
Community Development Director
EXHIBITS:
A. Planning Commission Resolution No. 12 -10
B. Draft Garvey Master Plan
C. Draft City Council Resolution No. 2012 -34
PC RESOLUTION 12 -10
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
RECOMMENDING APPROVAL OF THE GARVEY AVENUE MASTER
PLAN TO THE CITY COUNCIL.
WHEREAS, the City of Rosemead proposes to approve the Garvey Avenue
Master Plarf, located on Garvey Avenue between New Avenue and the Garvey Bridge.
The Garvey Avenue Master Plan is supplemental to the Rosemead Municipal Code and
will be used during the development approval process. It is intended to be used as a
reference point of expectations of quality development. The principle design criteria and
architectural styles represented herein are not intended to be restrictive; they are meant
to assist in the design, development, and implementation of quality architecture and site
planning.
WHEREAS, the Rosemead Planning Commission has determined that there is a
need for the Garvey Avenue Master Plan to protect the public health, safety, and
welfare of the community at large.
WHEREAS, the Rosemead Planning Commission has determined that the
Garvey Avenue Master Plan will provide superb guidance on design, development, and
implementation of quality architecture and site planning.
WHEREAS, the Rosemead Planning Commission has determined that the
Garvey Avenue Master Plan will strengthen the Garvey Avenue commercial corridor's
identity, image, and sense of place in the City of Rosemead; and
WHEREAS, on July 16, 2012, the Planning Commission recommended approval
of the Garvey Avenue Master Plan to the City Council; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Rosemead as follows:
SECTION 1 . The Planning Commission HEREBY RECOMMENDS APPROVAL
of the Garvey Avenue Master Plan, attached hereto and incorporated herein by
reference.
SECTION 2 . This resolution is the result of an action taken by the Planning
Commission on July 16, 2012, by the following vote:
YES: ENG, HERRERA, HUNTER, RUIZ AND SACCARO
NO: NONE
ABSTAIN: NONE
ABSENT: NONE
ATTACHMENT "D"
1
SECTION 3 . 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 16 day of July, 2012.
Victor Ruiz, Chair
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 the 16 day of July,
2012, by the following vote:
YES: ENG, HERRERA, HUNTER, RUIZ AND SACCARO
NO: NONE
ABSTAIN: NONE
ABSENT: NONE
Michelle Ramirez, Secretary
APPROVED AS TO FORM:
Gregory M. Murphy, Planning Commission Attorney
Burke, Williams & Sorensen, LLP
2