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GA - Preliminary Draft Garvey Avenue Specific Plan Chapters 1-4 C ro , > kr) 2 ' C , .., re......" >. 7215 , L - - g - - —"'' 0 w g. Garvey Ave i r- - — ! A I d' 0 L -, , g». Richard Garvey 1 Intermediate : Q? School `r...• • , - - § Eg ley Ave . . „ .., ? '' ' tg 1 ,,,d- ! * tev. -", • -,,,-11.' T. ''Ai. 1' 1" ' • .., .0,.. *,-,„ ,•.e 1 ., ..ro " WA, - . •. . , 'Al' . IltiLi'L . .3 _ ----- --- ,,. 41 g. , ,. 1 rIE.2 g r ' rOit— — r'cr r I - CT -- fe,), ..., 4 r : t44, gg e \i , . . ,' ..: ti.. A, # ,,.. - • ."1,4, , , , „ zt - 11 ' ' I ,, • -. 1 ? ,- .1 - EL- 1110111i ., ......... - ,. .,_, - 1 --, -1,, - i.,p1 • •f II , t , ii — I 0 MIL , - - • i ...grr, 1 ' ralliiir ',..■ --- --- , ,. -_-.- .re City of Rosemead Garvey Avenue Specif.Pre p liminalry Draft an Chapters 1 - 4 M ,,,.--- G Preliminary Draft City of Rosemead Garvey Specific Plan Chapters 1 - 4 City of Rosemead April 21, 2015 8838 Valley Boulevard Rosemead, CA 91770 Prepared by In Association with M G MIG, Inc. KOA Corporation 537 S. Raymond Avenue The Natelson Dale Group, Inc. Pasadena, CA 91101-1703 Land Design Consultants www.migcom.com 626.744.9872 Garvey Avenue Specific Plan CONTENTS CHAPTER 1 INTRODUCTION 1.1. Specific Plan Vision and Objectives 1-1 1.2. Purpose 1-4 1.3. Contents and Organization of Specific Plan 1-4 1.4. Public Engagement Process 1-5 1.5. Relationship to City Plans and Programs 1-7 1.6. Legal Authority 1-10 CHAPTER 2 CONTEXT 2.1. Community History 2-1 2.2. Regional Context 2-3 2.3. Development Patterns 2-3 2.4. Land Use 2-5 2.5. Urban Design ;: 1 7 2-10 2.6. Mobility 2-14 GARVEY AVENUE SPECIFIC PLAN I - I 2.7. Infrastructure 2-18 2.8. Public Services and Facilities 2-18 CHAPTER 3 LAND USE, ZONING, AND DEVELOPMENT STANDARDS 3.1. Garvey Avenue Specific Plan Zoning Districts 3-2 3.1.1 GSP-OS/P Garvey Avenue Specific Plan,Open Space/Parking Zoning District 3-4 3.1.2 GSP-R/C Garvey Avenue Specific Plan,Residential/ Commercial Zoning District 3-4 3.1.3 GSP Garvey Avenue Specific Plan Zoning District 3-4 3.1.4 GSP-MU Garvey Avenue Specific Plan, Incentivized Mixed ning District 3-5 3.2. Development Potential 3-5 3.3. Allowed,Prohibited, and Nonconforming Uses, and Spe'M,Use+ mctions 3-7 3.3.1 Allowed Uses Y 3-7 3.3.2 Prohibited Uses � 3-7 3.3.3 Nonconforming Uses 1 3-12 3.3.4 Specific Use Restrictions 3-12 3.3.5 Regional Market Study 3-12 3.4. Garvey Avenue Specific Plan Desi and Development Standards 3-13 3.4.1 Use of the Design and velopment S ndards 3-14 3.4.1 Height Exception r 3-21 3.4.2 Community BennIncenves 3-21 3.4.3 Building Placement 3-26 i - ii April 21, 2015 - Preliminary Draft 3.4.4 Building Design 3-26 3.4.5 Roof and Skyline Forms 3-29 3.4.6 Building Entrances 3, 29 3.4.7 Ground Floor Design 3=30 3.4.8 Parking Standards and Driveways 3-33 3.4.9 Open Space and Recreation. 3-34 3.4.10 Signage Standards 3-36 3.4.11. Condominium Subdivision Standards 3-36 CHAPTER 4 OPPORTUNITY AND PROJECT SITES 4.1. Garvey Avenue LA Auto Auction and Landwin Sites Mixed Use Destination 4-2 4.2. Garvey Avenue 'West Gateway" Specialty Retail Destination 4-20 4.3. Garvey Avenue "Prototypical Development" Opportunity Sites 4-26 4.4. Garvey Avenue Streetscape Redesign Opportunity Project 4-34 GARVEY AVENUE SPECIFIC PLAN i - iii This page is intentionally left blank - iv April 21, 2015 - Preliminary Draft chapter 1 I i DUCTION IN THIS CHAPTER 1. SPE • FIC PLAN VISION AND 1.1 Specific Plan Vision and Objectives OBJECTIVES 1.2 Purpo conomic growth has contributed to buildings along the ey Avenue corridor falling into disrepair, along with building 1.3 Contents and Organization of Specifi an nd lot vacancies. Garvey Avenue has accumulated a mix of 1.4 Public Engageme' scattered commercial and light industrial land uses,which can 1.5 Relationship to City Plans era occur as the result of a loss of significant anchor land use or lack of target economic development and/or planning efforts. Current •■ •. t •rity uses include underperforming strip malls, small/privately owned restaurants, automotive sales and repair shops, and small industrial uses and warehouse facilities. k‘1114*e Garvey Avenue, a well-traveled arterial road and an alternative to the I-10 freeway,has the potential to become a noted shopping and entertainment destination of local and subregional importance. GARVEY AVENUE SPECIFIC PLAN 1 - 1 INTRODUCTION The Garvey Avenue Corridor Specific Plan the General Plan's goals. Key Specific appropriately scaled paths and establishes a vision and objectives for new Plan objectives are: pleasing streetscapes development, a diversity of land uses, and • • Encourage investment, Create a neighborhood"main public improvements along the 1.2 mile street" that will serve as a focal di< maintenance, and pride in the section of Garvey Avenue that extends point for the neighborhoods Garvey Avenue Specific Plan area surrounding Garvey Avenue from Charlotte Avenue to New Avenue. • , recognizes that significant • Provide new opportunities for commercial and residential uses in c ges will not happen immediately or Vision for the Garvey Avenue Corridor mixed use settings thin the next year. The goal is to create a Specific Plan: • Facilitate opportunities for catalytic r framework for change and to inspire To revitalize the Garvey corridor a developments that provide desired private reinvestment along the corridor commercial/industrial area into a vibrant retail, entertainment, and service that includes the rehabilitation of aging businesses, employment buildings and establishment of new commercial, residential, and mixed-use district, opportunities, and support the g with a compliment of local and subregional serving local community buildings and uses that can achieve the retail, entertainment, and service businesses, office • Provide for the gradual phasing out vision and objectives. space, and community uses, all tied together with of industrial uses that create public improvements that create a vibrant and conflicts with the surrounding neighborhoods enjoyable pedestrian environment. • Support design that contributes to the enhance character of the City The Specific Plan defines actions to be and Garvey Avenue,in particular taken to reinvigorate the corridor into • Create "place making"public that better serves the surrounding a d plazas,gathering spaces,parks, and creates an attractive and conve .t parklets that serve as focal points for the corridor shopping and entertainment •e on • Enrich the pedestrian and bicycle for local and subregional id ts. • environment along Garvey Avenue defines actions that create an acti,e through well-designed and gateway into Rosemead, consist t with 1 - 2 April 21, 2015 - Preliminary Draft 4-�+ P 1 .44, ,,, ' , „ ,`t x t r ,'' Figure 1.1 Existing development and street pattern along Garvey Avenue .-IN .iI 1101 Sd;r1,hisre L, _ 00, II 9 a j :.,4d; ` III r R a d.x.� a Q " 1S I rjI' I' 6 w- GARVEY AVENUE SPECIFIC PLAN 1 - 3 INTRODUCTION 1.2. PURPOSE 1.3. CONTENTS AND The Garvey Avenue Corridor Specific Plan ORGANIZATION OF provides a long-term strategy for SPECIFIC PLAN revitalizing and increasing the development The Garvey Avenue Corridor Specific Plan potential of an underutilized commercial is organized as follows: ve and light industrial corridor in Rosemead, Chapter Contents California. The corridor has the potential to become an iconic and attractive area for 1: Introduction The Introduction chapter explains the role and function of specific plans, and the vision and purpose of the Garvey shopping and entertainment,with Avenue Corridor Specific Plan. This section describes the improved access to destinations and an Specific Plan's relationship to the City's General Plan, Zoning inviting environment for bicycle and Ordinance, and other guiding documents. This chapter, also, pedestrian activity. The Specific Plan will summarizes the public engagement process' findings. help mend disjointed development and 2: Context and This chapter provides the planning context— location, setting, Conditions and context of planning issues. contribute towards a more unified aesthetic and a greater sense of place within the 3: Land Use, Zoning, and This chapter sets forth site planning, building, parking, planning area. Development architectural, and open space provisions. Standards The Specific Plan will establish land use, 4: Opportunity The Opportunity Project and Sites chapter provides land use transportation, infrastructure, and urban Projects and and development scenario examples for three opportunity design strategies that seek to attract Sites sites. These sites have the potential to serve as catalysts for investment into the corridor, and p, •mote new development and economic revitalization. In addition, this Plan foresees significant streetscape changes that will well-balanced retail developme , transform the pedestrian and bicyclist experience in the use development, and active . "..ace Specific Plan area The Specific Plan also ide 'fie- p 'c improvements that will furth nha ce the appearance and character of the corridor. 1 - 4 April 21, 2015 - Preliminary Draft INTRODUCTION • Planning Commission (1 members) Chapter Contents • Traffic Commission (1 member) 5: Infrastructure This chapter includes the conceptual vehicular and non- • Beautification Committee (Mobility, vehicular circulation plan, utilities, and public services servicing (1 member) Utilities, Public the Garvey Avenue corridor. Services) During the five meetings convened,the 6: Implementation This chapter discusses the actions and programs anticipated Committee discussed a Corridor vision, for the successful implementation of this Specific Plan. It also evaluated land use alternatives,provided addresses the Plan's administration and amendment process. input to the proposed land use plan,and 7: Glossary The Glossary provides definitions for newly introduced, reviewed the Draft Specific Plan. uncommon, or specialized words used in this Specific Plan. Appendices The technical studies supporting the Specific Plan are included STAKEHOLDER INTERVIEWS as appendices. A total of eight of interviews were 1 .4. PUBLIC ENGAGEMENT Council also4,ontributed feedback that was conducted with local business community PROCESS incorporated intc�theSpecific Plan. The members,local residents, and Garvey information gathered provides valuable School Board members on July 31,2014. The Specific Plan builds upon input p provided by community stakeholders insist about the strengths,weaknesses, Interviewees were asked seven questions in opportunities,ortunities and concerns within the which they identified what they like about within the Garvey Avenue Corridor _ pp the project area,what should change and Specific Plan Area. The City organized an orrid` , rom the perspective of diverse Ad-Hoc Committee that met five times .- mmunity stakeholders who operate how should it be changed, and the ,'thin it. opportunities and issues facing the throughout the planning process. corridor. Stakeholder interviews and co -- ni surveys were conducted with a : , e AD HOC COMMITTEE �. COMMUNITY SURVEY representation of comm b s' " -,s '` e five person Ad Hoc Committee was owners and residents. Mee •' wi The planning team gathered further input comprised of the following representatives: through the distribution of a community relevant City departments and t City Ci Council 2 members �' ( ) survey at a public City event (National GARVEY AVENUE SPECIFIC PLAN 1 -5 INTRODUCTION Figure 1.2 Existing development and street pattern along Garvey Avenue Night Out — August 5, 2014) and via the principals and catalytic sites that would City's website. This survey gave Rosemead shape the plan. residents and business owners the opportunity to voice their opinion on the FINDINGS issues, opportunities, and concerns relevant to their perspective of the The information gathered through the Corridor today. A total of 152 surveys community participation paints a rich r`Flit► , _", were collected. picture of both the current state and Ilib desired future for the Garvey Av lill CITY DEPARTMENT MEETINGS Corridor. Nine staff members representing seven key w :tom I 1.4461.4 City departments convened for a July, 16, Strengths AN 2014 meeting. The departments • Well served by public R . , ' represented include: City Administration, transportation `- i Engineering p eerin De artment,Public Works, • Significant number and size of - '3• r' Finance, Community Development, and vacant or underutilized properties I. County Sheriff. This meeting discussed the provide an opportunity to create a E , i one-stop shopping area that I..— Corridor's opportunities and constraints. provides a variety of experiences '�'°' �• Substantial number of pedestrians and bicyclists mieneny , A:, CITY COUNCIL WORKSHOP L On January 13, 2015 the City Council was y '` t "" provided with an update presentation on 3 ( “ilill the progress of the Ad Hoc Committee and MIG, Inc. towards the development of / Y 4 --_ . . i , ' the Garvey Avenue Corridor Specific Plan and EIR. The presentation included a . Ir. summary of the key development —_ —.. y 1 - 6 April 21, 2015 - Preliminary Draft INTRODUCTION • Coordinate bike lanes and Five of the six primary vision elements of Weaknesses pedestrian paths throughout the the 20 eneral Plan Update apply to • Lack of public gathering spaces, Garvey corridor G nue,including: open space, and park/parklets • Limited roadway right-of-way yet • Enhance the commercial areas 1 .5. RELATIONSHIP TO CITY alon ke corridors, and most additional infrastructure capacity PLANS AND PROGRAMS g Y may be needed specifically Garvey Avenue and • Walkability needs to improve EXISTING 2010 GENERAL PLACt Valley Boulevard • Limited range of goods and UPDATE ",'• Enhance parks and recreational services available in the Any land use approach for G. - space in underserved neighborhood neighborhoods Landscaping and lighting needs to must be consistent the prim goal • Accommodate the demand for • be more abundant Rosemead's General Plan,w. ' h was 1..t high quality mixed-use • Need for nightlife comprehensively updated in 20 The development that can contribute to 2010 General Plan Update pvides a commercial growth and enhance Opportunities opportunities for higher-density citywide approach;, lang for future • Create an exciting,vibrant residential development pedestrian oriented area that development, a d o din goals and • Protect homeowner investments benefits local and subregional strate s`for maj c ercial corridors and the availability of well- interests suc- .s . e Avenue. It considers the maintained,relatively affordable • Balance long term land uses -verN ; eneral Plan elements, housing units and serving nearby residents and • Minimize the impact of traffic g Y in� .••• d use, circulation,housing, associated with growth within the development community needs, en ,ce conservation, noise, and San Gabriel Valley and broader while providing local economic Y stability s ,in six chapters,with conservation region • Attract high end retail,restaurants, d open space combined into a and businesses to generate local Community Resources element. The plan The goals established in the 2010 General employment opportunities identifies a set of goals,policies, and Plan Update relating to potential land use • Create a special place that creates a actions related to each of the chapters. decisions along the Garvey Avenue commonality between urban Corridor include the following: design,land use,and streetscape GARVEY AVENUE SPECIFIC PLAN 1 -7 INTRODUCTION Land Use Element adequate parking for employees Housing Element • Goal 2: Expand opportunities for and visitors • Goal 2: Encourage the concentrated commercial and development of a range of housing industrial uses that contribute jobs Resource Management Element types in a range of prices 60‹and tax revenues to the City • Goal 1: Provide high-quality parks, affordable to all Rosemead • Goal 3: Create vibrant, attractive recreation, and open space facilities residents mixed-use development to meet the needs of all Rosemead • Goal 3: Encourage the • Goal 4:Assure a financially healthy residents maintenance and upgrading of City that can meet residents' desire • Goal 2: Increase green space existing housing stock to ensure a for public services and facilities throughout Rosemead to improve Sr decent, safe, and sanitary home for • Goal 5: Use targeted land use community aesthetics, encourage all Rosemead residents changes that improve housing and pedestrian activity,and provide economic opportunities for passive cooling benefits residents and businesses and • Goal 4: Make effective G A R V E Y AVENUE MASTER PLAN achieve City fiscal and contributions to regional efforts to The Garvey Avenue Master Plan is a environmental objectives improve air quality and conserve energy guiding document for development along Circulation Element Garvey Avenue, and should be a key • Goal 1: Maintain efficient vehicular Noise e reference point for the Garvey Avenue and pedestrian movements • Goal 1: Ensure effective Corridor Specific Plan. It is intended to throughout the City incorporation of noise address "aesthetic and parking issues that • Goal 2: Develop infrastructure and 4.. considerations into land use service to support alternatives planning decisions property and business owners face in modes of travel • Goal 2: Reduce noise impacts from planning commercial and retail • Goal 3:Assure vehicular traffic transportation sources improvements." Its vision for Garvey associated with commercial and • Goal 3: Effectively implement Avenue: "In the year 2020, Garvey Avenue industrial uses does not intrude , measures to control non- will be recognized as a vibrant corridor upon adjacent residential transportation noise impacts neighborhoods with clean storefronts and visible • Goal 4: Provide quality commercial pedestrian activity. Garvey Avenue will and industrial development with create a sense of`Small Town' community 1 - 8 April 21, 2015 - Preliminary Draft INTRODUCTION pride where a variety of opportunities can sensitivity to the influences of the • Encourage developments as a be discovered for families and friends." surrounding area means of upgrading established • Encourage private rehabilitation uses and developing vacant parcels through application of the Garvey 1 along Garvey Avenue Its key objectives include the following: Avenue Master Plan for new and -`• Attract private investment to • Upgrade the image and appeal of existing businesses revitalize older commercial uses the Garvey Avenue corridor by • Strengthen the Property that will reinforce and create coordinated public and private Maintenance Ordinance to synergy along the Garvey Avenue improvements rigorously enforce property commercial corridor • Entice and create convenience for maintenance standards for Se • Enforce high quality commercial patrons to stop and shop along the commercial and industrial building and site design while Garvey Avenue commercial properties allowing increased intensities of use corridor ' along the corridor where • Create energy along Garvey Its action plan inclImeN appropriate Avenue by creating pedestrian • Revise the Property Maintenance • Require economic feasibility activity and sidewalk cafes with and Sign Ordinances to clearly studies on large development sites outdoor seating address commercial property to ensure projects are economically • Develop great place-making areas maintenance (e.g. clean storefronts, sustainable that will define the Garvey Avenue parking lot improvements, sign • Establish a well-balanced and commercial corridor rehabilitation, etc.) carefully planned collection of •• Create adequate parking facilities Recognize that different parts of signature retail anchors,general and improve traffic flow along the the corridor have special retail outlets, casual to upscale commercial corridor characteristics, and develop restaurants, and upscale overnight • Promote and encourage the highest programs to strengthen and accommodations and best use of under-utilized v, reinforce them • Discourage the development of properties • Direct project designs that will commercial properties that contain • Utilize landscaping as an integral promote pedestrian-friendly a random mix of incompatible component to overall project projects with public spaces and uses. design lively street fronts where people • Encourage the placement of • Consider scale and character of can meet and interact parking areas to be located behind adjacent uses and demonstrate structures and out of sight from the public right of way GARVEY AVENUE SPECIFIC PLAN 1 - 9 INTRODUCTION • Promote lively and attractive • The public realm and the a. A specific plan shall include text and a ground-floor retail uses that will pedestrian environment diagram or diagrams which specify all create revenues needed to provide of the following in detail: • Site design for City services and City's tax base 1. The distribution,location, and • Building design extent of the uses of land, EXISTING ZONING CODE • Building height including open space,within • Storefronts the area covered by the plan. The City's existing zoning code describes • lighting 2. The proposed distribution, development standards and allowable uses location and extent and • Common areas/open space by zoning district. Development standards ,► intensity of major components • Compatibility with adjacent of public and private identified include setbacks,lot area,lot properties transportation, sewage,water, width, density, floor area ratio, site Parking drainage, solid waste disposal, •coverage,landscaping and open area • Access energy, and other essential requirements, height limits, storage, and facilities proposed to be located parking. within the area covered by the 1 .6. L E Gr�L I TY plan and needed to support the CITY OF R O S E M E A D MIXED USE The Garvey Avenue Corridor Specific Plan land uses described in the plan. GUIDELINES is enacted pursuant to Sections 65450 3. Standards and criteria by which through 65457 of the California development will proceed, and Rosemead's Mixed Use Guidelines, •Government Code,which authorizes local standards for the conservation, released in 2012, provide a context and dk governments with certified General Plans development, and utilization of strategy for mixed use development to prepare and adopt specific plans. The natural resource,where throughout Rosemead. To the extent-tha Specific Plan is adopted by the City applicable. development within the Garvey Avenue Council by ordinance and thereby 4. A program of implementation establishes the zoning regulations for land measures including regulations, Corridor Specific Plan area is proposed use and development within the Specific programs,public works be mixed use, the Mixed Use Guidelines y Plan area. Specifically,these sections of the projects, and financing will offer important guiding principle ,,to Government Code establish that a specific measures necessary to carry out follow. The Mixed Use Guidelines include plan must, at a minimum, address the paragraphs (1), (2),and (3). sections devoted to: following: 1 - 10 April 21, 2015 - Preliminary Draft INTRODUCTION b. The specific plan shall include a statement of the relationship of the specific plan to the general plan. GARVEY AVENUE SPECIFIC PLAN 1 - 11 INTRODUCTION Ilik '4SIIrs This page ie. nti. ,. I , eft blank IS,11%P. 1 - 12 April 21, 2015 - Preliminary Draft chapter 2 CONTEXT AN c .'TO DITIONS IN THIS CHAPTER 1 CO UNITY HISTORY 2.1 Community History , b ose was first settled by Gabrieleno Native Americans and 2.2 Regional Conte ■ • ater,by the Spanish,who established a mission in the San 2.3 Development Pat ns e oriel Valley in 1771.1 Much of the southern part of Rosemead was part of Rancho Potrero Grande, one of the major original 2.4 a Spanish and Mexican Ranchos of Los Angeles County (Figure 2.5 •an `esi 2.1).Anglo-American immigration began after the Treaty of 4.•1 I ity Guadalupe ended the Mexican-American War in 1848. Among the early white settlers was Leonard Rose and his wife established In tructure a 600-acre ranch between what is now Rosemead Boulevard and 2.8 P i S ice and Facilities Walnut Grove Avenue. Rose called his ranch Rose's Meadow, which was later changed to Rosemeade,and, finally,Rosemead, Af4C: 4441111V giving the city its name. 1 City of Rosemead.2010 General Plan Update GARVEY AVENUE SPECIFIC PLAN 2 - 1 CONTEXT AND CONDITIONS Figure 2.1 Map of the Old Spanish and Mexican Ranchos located in Los Angeles County Garvey Avenue is named for Richard . °' �. * dT —T _._T ""f_ L. Garvey, Sr., a 19t' Century mail rider who §, �' ,�,„�,,�,,,. —•———=- ----- _ __.__ p delivered mail between Arizona and *' ..,, -. ,1 r California. Garvey purchased a land along , . '''''4"6'. �.�„ I H L 01.1) Oil 1 p - 'E.> sr AAhl I -1M?JU\I, I ' his route between what is now Atlantic it \\C I t c0 Boulevard and San Gabriel Avenue. He s 1. eF.N. r eventually gave a portion of his land to , , /k-„” - ; i�= ' •,; 3 create Garvey Avenue.2 t t,. .. , n' , G` - z '';, ,4 — ,,,;0 1 -'p, Rosemead was predominantly an ;j ' ;:' ; agricultural community until 1959,when �''� * ' • , the city was incorporated. From 1960 to •." • # ;, )*,:s.- - . ;: 1970,the population exploded, from 'i• "�r a 15,000 ton 1 :a,: '` r . " nearly 41,000.This growth was a + W .'. ' ` result of suburban tract house — ", _ �mvr.l I development accommodating Los Angeles ` f °'' ' "°" area workers and their families. The 2014 , i ',''°tf�"° , ' ,�' A' "' ' '' / �„ population was approximately 54,700;3 official predictions anticipate Rosemead k ;,c;,n. �S',. 60,000 by 2020. '�' ,pi A ' / �" 1 �� will grow to just under `•� 1 '' 1 \M^d000,1L' .....„ - f 2"Garvey Avenue from Alhambr 1 ! ° 0 / .•:.. �`+ I,,�1' Mike Sonksen,KCET Dep of n ;�r . 4;4C ° i r' ` -a y)} S %' n<e fj Letters,January 2015 ,� l %�� '� f 3 State of California,Department of F. e. _;i��-� ~\ — _ �`-" ^' Population Estimates for Cities,Counties,and the j.._ State,May 2014 2 -2 April 21, 2015 – Preliminary Draft CONTEXT AND CONDITIONS 2.2. REGIONAL CONTEXT located in southwest Rosemead adjacent to 2.3. DEVELOPMENT Rosemead is among the 88 cities that the city boundary with Monterey Park. MATT E R N S comprise Los Angeles County;it sits in the Excluding the street and its right-of-way, Roc 4ad is 5.2 square miles of relatively heart of the San Gabriel Valley,roughly 8 the project area covers 0.14 square miles, flat land with few topographical miles east of downtown Los Angeles,and encompassing the commercial and light impments to development. Rosemead's 12 miles south of the 6,164-ft San Gabriel industrial frontages surrounding an devilment patterns have been shaped Peak in the San Gabriel Mountains. Since approximate 1.2 mile-length section • ", pre ominantly by the post-war the 1990s,Rosemead has become an Garvey Avenue,as show in Figur' 2.2 ' development resulting in low scale,low increasingly diverse community as large easternmost boundary is Charlo 'ven intensity development. numbers of Chinese and Vietnamese while New Avenue marks :weste •.t immigrants settled and established boundary of the project . e no ern The I-10 freeway bisects Rosemead, businesses in Rosemead.By 2010, over and southern boun.. + ,f the •. eject creating a barrier within the city and 60% of Rosemead's population identifying area vary by segrnt o y`, • Avenue, dividing local neighborhoods. Other themselves as Asian with another 34% but NewmarJ\Avenue s as the significant non-residential development is identifying as Latino. This demographic southernm soffit bbound ,and Whitmore clustered along major avenues.These change has resulted in a transformed Street is the northernmost boundary. avenues include the north-south streets of Garvey Avenue. Excluding chain stores, Interstate 10 (I 10) is situated about half a Del Mar Avenue, San Gabriel Boulevard, virtually all retail businesses are Asian- " . h of Garvey Avenue and has Walnut Grove Avenue, and the east-west oriented. As stated in Rosemead's Gener tr...c edit ramps at New Avenue,Del streets of Valley Boulevard, north of I-10, Plan,it is vital that the Garvey Avenue ,enue, and San Gabriel Boulevard, where Rosemead's downtown is located, Corridor Specific Plan meets the ne o roviding access to Garvey Avenue. and Garvey Avenue, south of I-10,the the diverse population living an • oute 60 (SR 60) is located approximately focus of this Specific Plan. along the corridor. 2.5 miles south. State Route 19,better known as Rosemead Boulevard,runs Garvey Avenue is primarily an e west north-south between the two freeways,just corridor,with the Specific Plan portion east of the project area boundary. GARVEY AVENUE SPECIFIC PLAN 2 - 3 CONTEXT AND CONDITIONS Figure 2.2 Regional Context Map ior uno /°11:''''11.1:1:-.-1-:;:'s -f.l.1 i _ ti: <ç ; 7 r1 1 - Temple ply or ; � c s9 .-, i JC 7 Yy6a @ 1fYjllBl �" r ' j a B ' Alhambra : q u: i i„Illii ct ,__- a. ___AiELBL _ _ i _ p w c.,-; / 1 Li Mr-416 L M _*” ' ' i o i� ry TF 1 __ t ' IaW Frslx�:1 +-44 1 ! ) ' .4...r"' `',.,., sl ....„,,, ,„.° °' r4' Mnnterey+rPark 1 , '3;..d , 1r-�., per. '. ! t ...." t\s. � if f/� s**,N Ix f III nn.wPa;� `. ,r qry id < r ,.ir„ ■+„ %r.,-" '* „r-+.,. 1.1FNFJ. T j �i \Nv _ .:, ■ Rose. d Garvey Avenue Specific PI .., i Regional Context Legend �_ €, 2 - 4 April 21, 2015 — Preliminary Draft CONTEXT AND CONDITIONS 2.4. LAND USE The Garvey Avenue project area The majority of the project area is zoned encompasses 88 acres with some 153 for exclusively commercial uses.Nearly parcels of varying land use.The project three fourths is zoned C-3 Medium area is bordered and surrounded by single- Commercial.Another 8%, specifically the family or low-density multifamily housing. former LA Auto Auction site,is zoned as A majority of land uses within the project C-4 Regional Commercial. The remainder area are commercial/retail,with 84 parcels of the project area is zoned as R- .ght in commercial or retail use, encompassing Multiple Residential (9%),A tom ile 37 acres (42.3% of the total project area). Parking(5%),and PD Pl n There is a large number of vacant parcels Development (3%). that makes up 30.4% (nearly 27 acres) of 44C1114111.f the total project land area. The vacant land offers opportunities to develop catalytic projects to help transform Garvey Avenue into a new kind of corridor. A large amount of land used today exclusively for automobile parking present infill development opportunities as we The dearth of open space along the corridor highlights the need for :. • s e and parks. The land along ' .sh (and the Wash itself) is a pa 1 opportunity for new green spac- • .ng an underutilized water body. GARVEY AVENUE SPECIFIC PLAN 2 - 5 CONTEXT AND CONDITIONS Figure 2.3 Specific Plan Area '*'14 . ''' *" ' -1" — 6•• 1 ix ilif; ; „*4,..1 (.4,01 *, •••i.,;.A.. .. • . r.. � , . ,z ___.»--, ?`t.ROSERI .' , ' r° : r f at - # n ; .. :js.: i....• �.....I:L.L _ Ili 11111111 o. I. ,< p �n V(r r 1.4s.!^ � � ' 1 r ' CO — 466- !r i*� . — — • _ 4 .�._� � ��—� �� — -I . x !,- f .l 1 . - ` f T_ . . t°.c A .w.•e. ^- r a� , T 4 g„ 1� r r 111-, �- �i b--�1 Te.. t ' , I a '- .-sc # s :a y-, - "^ - tg_ 4 i i :....„. ''.2 -4 '''''.44 ,?.-.-.- J3 � p% II----- � Via �� Rosel11- -`C Gary-, '. w'-..•'6 o- -tl ;_ay actnr pry t*°~ Specific Plan Area Specific Plan Area ' Legend kt. !� 17t�'ft..et. El) .. M 2 - 6 April 21, 2015 - Preliminary Draft CONTEXT AND CONDITIONS Figure 2.4 Existing Land Use r ,, ----- --- ----- - , A.It i pi',, ,4 it i )::g LI-4 Oil s il y u *� � --1- iir •�" , 7;r-,m a 1-if �� s4 N P C -‘ a CITY OF 1 CITY OF MONTEREY 1 '44'. -+' 4G PARK I ' ROSEMEAD r '`-ardsM 1:044$1 1, , - 1 z y, " . , L i . 1 ,� a! Rosemead Garvey Avenue Specific Plan City Boundary Single-Family Residential s Existing Land Use Specific Plan Area Multi-Family Residential Legend Multiuse Residential or C Commercial Commercial -___J ED Vacant Institutional M G 0 400 800 1,200 feet ...,) '41 ,V.-' GARVEY AVENUE SPECIFIC PLAN 2 - 7 CONTEXT AND CONDITIONS Figure 2.5 Existing Zoning 1 1 _1 CITY OF 1 1 CITY OF MONTEREY I ROSEMEAD •-'1., PARK 1 e; \ i ii r I 1jFI T sr i 1„ { —. �1 .._. ' �, '' I -� _.,� — -. _,�- _ — � t ,_fir^ ii -Oi I i r s 1 I 1.:i r 3 i t Rosemead Garvey Avenue Specific Pla, City Boundary am R-2 LightMuitipleResidential �� • Existing Zoning Specific Plan Area C-3 Medium Commercial R Legend Pp Planned C-4 Regional Commercial L � Development P king iabple t�TL J) Parking f1 1 Ci 0 400 800 1.200 l e t 2 - 8 April 21, 2015 — Preliminary Draft CONTEXT AND CONDITIONS Figure 2.6 Existing land use photos At lir 1,/,' x , ift lir , r ik , � , .. . . ,, ,, ,„...._,....... _ .,, .. ....,,_ _ ,- �' --/ . -': •ice . "el. s. µ.ms -_ •. - .... 41)1141k‘:: . Existing land uses are primarily auto-oriented commercial Small mini-mall plazas like Fortune Plaza are common • square III an MARKET U 'ri NI • 711'a-7 °I F pAKrt .R 2g6( 8Z " . �-le� a 6,,„--;.0.«,,, 1 __4_„.,tho , . k + '1 '- f ',. :y Vacant land use is common The Square is a major neighborhood node GARVEY AVENUE SPECIFIC PLAN 2 - 9 CONTEXT AND CONDITIONS 2.5. URBAN DESIGN pedestrian crosswalks are present to help and gaps along the sidewalk. These"gaps" Garvey Avenue's built form—its street pedestrians safely move in and around the in the " eet wall," the fabric of buildings network,block pattern,parcel pattern, and area.Vacant land is cordoned off at the th. .ft tly line the sidewalk,have a building pattern—displays a range of sizes sidewalk with chain-link fences, creating a • ', cant -•.tive impact on the and a diversity of shapes. However,its monotonous and intimidating pedestrian str scape and pedestrian environment. overall pattern is characteristic of auto- experience.There are no community )1110,. • •s I the street wall from parking lots oriented "strip" corridors with single- gathering places, few vibrant public s'`.14 • .1 to pedestrians that the area that has family suburban development around it. and few landmarks that serve as i .ecome inactive and vehicle-oriented.The elements and provide a unique 1..' • "dead spaces"lack retail,office, or Wide streets with wide traffic lanes like the Garvey Avenue corrido . hese residential uses that bring activity, Garvey Avenue and San Gabriel Boulevard elements are needed to e corns or a vibrancy, and interest to the street.Dead connect well to the surrounding street grid, real place. blocks such as these become areas that pedestrians want to pass through as quickly benefitting cars;however,narrower streets that are safer and more pleasant for The vacant 1. i d a)1141 a parking lots as possible. Curb cuts for parking lots, pedestrians,like Whitmore and Newmark result in . •arse • • • • pattern,with meanwhile,means more cars crossing the Avenues, are truncated and do not connect majo " o in development. sidewalks, decreasing pedestrians' sense of well. The wide arterials encourage fast Alon; • -nue,there is a handful safety and comfort. through-traffic and, at intersections, create • ;= fi buildings but most wide crossings that are challenging for ev •p ent is single story and of low pedestrians to navigate. Pedestrian si e b '+: quality. Basic cinderblock or co Crete garage like auto repair shops are is rare with more emphasis on sign fo vehicles. ommon,lending the corridor a gritty "light industrial" character. Buildings are Block sizes are quite large,t. 1. e often set back from the street fronted by easy pedestrian circulation. Few ,••block large surface parking lots,which results in alleys,pedestrian passageways, an a discontinuous edge with empty spaces 2- 10 April 21, 2015 - Preliminary Draft , CONTEXT AND CONDITIONS Figure 2.7 Built Form i 41 ea r s q - •9r$".A l+�"07*g gilt rail F ;.3a !e , , w� 81�" :ti��# E ,£ €Ir # iii CITY OF I ''ia s,° 1C. ¢r .r1f{ "... { bets �r #.I��.• m Army `ii{ .LiOvw.!� CITY OF i 1' r'� 1.a MONTEREY I ..,� ••� x-10 t I Lao a ezi 1,_ ROSEMEAD ft •. , : PARK d�i01 ,.!�.2,'. 1 fell II �.._....._._.., Iwo .ate ■c 1 ..._..........._.._ ...,.._._..._ ,�' .......... !.....1.......1 �" rtt GARVEY AVENUE •M L. 11(- ii i I lir low "ILI, di "—dr �: r�M...Pir 1�i . �.fl._I.i / j. '-'' L -.1� !i!...,..L H [ .l i I r I • ge 3 : i :........:I e ! ! r 4 I ' i a ' K 1 S 's i F ! a ! �„ as �i�r 1 ' ! t iri ii fI RM #t ti.. es. . I) ■ liCaliak 1110 ems •. .Ss ■ . e ' I`y�� Iri.i lB .w .Ass p +,:€ ., I�.... i a w moo. r: .,,, - .ffi, i' a : ., . m , !:t i i 'i f " 0 * rid !ar.,�1i 'r++ a:,�'a. Rosemead Garvey Avenue Specific Plan c;zy Bo,ndary i;.,�j� Built Form Sp-_II,Flan AIaa Legend ,, ExIL,tirla L uik:inq 0 400 800 1.200 feet EL) M I G ,nom. GARVEY AVENUE SPECIFIC PLAN 2 - 11 CONTEXT AND CONDITIONS The residential areas surrounding the side average 12'wide and are sporadically Do trees really calm traffic? Specific Plan area are characterized by low- lined with street trees. Other amenities and I ec:a growing body of research supports slung ranch homes.They tend to be low, furnishings that could improve the the conclusion that trees can have a strong wide, single-story houses with street-facing pedestrian experience, such as pedestrian- traffic calming effect.A Texas study garages and paved driveways and parking scale lighting, seating, and other street • showed a 46% decrease in crash rates on areas. Fencing is common along the furniture, are limited. In many areas, on ten urban arterial roads across the state property line at the sidewalk. street parking is underutilized. , after trees were planted. People perceive AS)Ni streets with trees to be safer than streets Some special design elements help make without trees.A clear majority of drivers portions of the Garvey Avenue streetscape asked to choose which street is safer, based lovely. In particular, the majestic and ' 4 massive Eucalyptus trees lining portions of on images of streets with and without trees, said the street with trees is safer. The the sidewalks are a special and unique correlation between the presence of street element that should be preserved and trees and lower speeds, and the correlation enhanced. They boost the streetscape and between lower-speeds and streets with fewer pedestrian environment,provide needed crashes is well-established. Drivers in shade and air-quality benefits, and help another study who took a simulated ride on calm traffic. In a few areas of the corridor, two suburban streets, one with trees and a planted median contributes even further one without, went 3 mph slower on the.4\\ to these benefits;however the median street with trees. occurs sporadically. Most of Garvey Avenue's 10 ' - way is dedicated to vehicle , • disproportionately little space 'cat-d to pedestrians and bicycles. Sidewalk on each 2 - 12 April 21, 2015 - Preliminary Draft n NTEXT AND CONDITIONS Figure 2.8 Existing urban pattern photos 1 II Ili. 1 Y SAND WICHES. ilia ie 1" ^' ,``` ' NOODLE. g •PHO 4 il -.. T" rlrltulllu ► .< 4% ow A typical residential house in the adjacent neighborhood Existing restaurant along Garvey Avenue � - lObit'' : . , ,.. CIL 1 > 't .i'..> ice - -wn; IIy .. .'f r ° "`' w 3 f , e1 1 The majestic San Gabriel Mountains dominate the view at Del Mar Avenue Without a median and trees,the street is less attractive and less pedestrian friendly GARVEY AVENUE SPECIFIC PLAN 2 - 13 CONTEXT AND CONDITIONS 2.6. MOBILITY discourage pedestrian activity.At of the corridor and lowest in the west,with intersections, crosswalks are set by default roughl 000 vehicles per hour in the AM The Garvey Avenue corridor serves as a to red for pedestrians,prioritizing vehicle an. " •■ •eaks in both directions at San key connection within the city and between neighborhoods for pedestrians,bicyclists, movement and forcing pedestrians to press ' ab 'el B. -yard,which drops to roughly transit users, and automobiles.Although it a button to safely cross the street. 508 +00 vehicles per hour in the AM and NO is designed primarily for automobiles, s in both directions at New Garvey Avenue is used, to varying degrees, Conditions for bicyclists are also poo :ve ue. as a multi-modal corridor. It is a major there are no dedicated bicycle fac' transit corridor with both a rapid and local such,many bicyclists ride on the • bus line, and regular pedestrian and bicycle for safety. In spite of the la of fac activity throughout the day.Vehicle traffic bicycle ridership on G enue is is highest in the AM and PM peak hours. relatively high. The currently posted speed limit is 30 mph is lower than Del Mar Avenue,Walnut Rapid and to - tra o Garvey Grove Avenue, and San Gabriel Avenue .8 •et . private vehicle Boulevard),which are posted at 40 mph. traffi th. str nd is given little prio i. . e shelters are provided on ••.Ya is Traffic volumes on Garvey Avenue �there are few other compete with and detract from the e 'tt Por transit users. pedestrian environment.The many sur ce parking lots encourage people to L el-of-service (LOS) vehicle analysis of rather than walk to the corridor.The fe e study intersections along the corridor pedestrian crossings are spaced too far and in the adjacent areas shows that all the apart to provide safe and easy pedestrian study intersections operate at good LOS access to both side of the street. In values under the current conditions. addition, Garvey Avenue's long blocks also Vehicle traffic is highest in the eastern side 2 - 14 April 21, 2015 — Preliminary Draft CONTEXT AND CONDITIONS Figure 2.9 Existing and Planned Mobility CITY OF CITY OFD MONTEREY ROSEMEAD ""' PARK •\ r s. . i r • ! i i • r i, ♦may . { Rosemead Gary-, " v°_ i`- `■'°'ific Plan City Boundary Major Arterial i li. , Existing and Planned Mobility Specific Plan Area Minor Arterial � � �� Legend Rapid Transit Route NeigftbcarhoodJlocal Street C in""""."""'"I— Local Transit Route Proposed Bike Route M ■ 1 t . ,, 12C70fee!. ,i 7 GARVEY AVENUE SPECIFIC PLAN 2 - 15 CONTEXT AND CONDITIONS Figure 2.10 Garvey Avenue Existing Section Garvey Avenue - Existing Section R 1! 7' 'any '* �Y - ;.. c "' Ci a N. a ,k.: 4 '�'' t Pf e ..� is -.y: r Y ,,; ft.. a is r .ith ' \,.1 t -,. ''.• ' - ' .41,4'.(-- , rf 12' �, s X t H ,� I o ,� i ,� 14 s ,� t 2' Sidewalk Parking Ir .el Travel Median Travel Travel Parking Sidewalk Lone Lune Lane Turn Lane Lane Lane Lane 1 oa ROW 2 - 16 April 21, 2015 — Preliminary Draft CONTEXT AND CONDITIONS Figure 2.11 Modes of mobility -------------___ ' 14ilig ' ' ....1.*- 1 ._ . ,, ki.44,4, -- 7., , ,, :-,,,,,1',\ 1,, '11.4.11::'. 'r'`!l 4 tro �0 cad ' ' Many bicyclists use the sidewalk for safety Garvey Avenue is a major transit corridor �f , l I Y T A ` ♦, ► I , 4ot l'a• ' . 4 Pedestrians have few crossing opportunities Wide intersections can be dangerous and unfriendly GARVEY AVENUE SPECIFIC PLAN 2 - 17 CONTEXT AND CONDITIONS 2.7. INFRASTRUCTURE Wash, as well as several pipe drainage Temple is located on Del Mar Avenue, systems. north • he Garvey Avenue,it has a Key infrastructure along Garvey Avenue includes sewer,water, and stormwater s .sual presence and is a major management. 2.8. PUBLIC SERVICES AND ak- •old- : ._•ng the corridor. The FACILITIES As' 'ciation is a major landowner with a Some of the areas' existing sewers show Garvey Avenue has a handful of public `•.. •e plex encompassing a number of capacity deficiencies, as well as facilities within and around the Speci G 14 oar -ls and several buildings. A Jehovah's maintenance and structural defects.These Plan area.These facilities include . - • , itness Church,located on Del Mar south facilities will need to be replaced and and institutions,which contribute • of Garvey Avenue,is smaller yet also has a upgraded. sense of community and . o :de a s .: presence. sense of place along G. e' -nue.A Future water demands can be met until major presence is ' ' let Garve• 2035 based the Golden State Water Intermediate Sch. ' lo . -. . -tween Company's (GSWC) 2010 Urban Water Jackson and ely` • • s. It is a Management Plan- South San Gabriel commu • II ch. . • a significant trip System.Water lines along Garvey Avenue gene . . in . e ne : borhood. Southwest have the most capacity for potential of G.) e , ediate School and just increase due to the 12" main fronting the o . • •-cific Plan area is Arlene Garvey Avenue parcels. ''te -mentary School, another major • .Just north of the Specific Plan Buddhist Ortho-Creed Association Dharma Seal The Garvey Avenue Corridor Specific Plan a,along Jackson Avenue,is third public Temple area's watershed drains into several school,Emerson Elementary School. stormwater drainage systems. The main drainage system is a box culvert that rus The Buddhist Ortho-Creed Association along Garvey Avenue to the Alhambra Dharma Seal Temple is also a significant presence.Though the Dharma Seal 2 - 18 April 21, 2015 - Preliminary Draft CONTEXT AND CONDITIONS Figure 2.12 Existing public facilities 1 46f, .Y,,. rig - A '" ' V' '-'i'..&.' I V iv i ; 4,,, ,,, ,,,i,„„ ..111r, ,,egr".".' — Alhambra Wash Garvey Intermediate School r l, �i.�ry ♦iii �•M ry N r r: +,. .I J II ss <" iii AT&T Building Za o an Park p p GARVEY AVENUE SPECIFIC PLAN 2 - 19 CONTEXT AND CONDITIONS Parks and recreational facilities are notably Charter Communications is the primary Service Center is managed by Rosemead's lacking along the corridor,though there is cable provider for Rosemead,while AT&T Chief. olice,a Los Angeles County potentially an opportunity to improve is the primary provider of home and Sh- • epartment Lieutenant, and public space along Alhambra Wash, an business phone service and internet •cl •es 1. •ffices for the Los Angeles existing open stormwater channel that cuts services. Co. •ty She.if, the Los Angeles County diagonally through the Specific Plan Area. - I .artment,the Los Angeles County While there is a lack of parks and open Public library facilities are not locate. , 'ro•ation Department,and community space in the Specific Plan Area,the active within walking distance of the G. fety services. Zapopan Park is located just to the east, Avenue corridor. The nearest li. . -,Lo. under the Southern California Edison Angeles County Public Libr. L`,Ros -- power lines. branch,is located on Va i ' •ulevard adjacent to the Rosemead City • . Power within the Specific Plan area is provided by Southern California Edison. Fire service . d e edical service Power lines have been undergrounded are provi.-• by .•e ►. geles County along Garvey Avenue. Fire I. . . •en , ch has a local station in d. to -. ' .emead, on Valley Natural gas is provided by Southern `. - `t . California Gas, a subsidiary of Sempra Energy. The nearest major pipelines run R. -o•-ad's police service is provided underground along Walnut Grove nu th ugh the Los Angeles County Sheriff's (parallel to and east of San Gab emple Station,in Temple City. Deputies Boulevard) and Fern Avenue •. I to assigned to Rosemead work out of Garvey Avenue east of W..• t C o' Rosemead's Public Service Center located Avenue). on Garvey Avenue adjacent to Zapopan Park at Charlotte Avenue. The Public 2 - 20 April 21, 2015 - Preliminary Draft chapter 3 LAND USE '""i ING AND DEVELOPNS STANDARDS IN THIS C H A P T E er focus es on the major land use and zoning changes 3.1 Garvey Avenue Specific Plan Zoning Distr. is e Garvey Avenue Specific Plan,as well as development 3.2 Development P ti andards and revitalization strategies that will be key tools in achieving the transformative vision imagined in the Garvey 3.3 Allowed, Prohibited, and Non-Conformi s . -s, d Avenue Specific Plan. It includes new zoning districts to allow for Special Us- , -st .o and encourage specific growth patterns and builds on the design 3.4 Garvey Avenue Specific Plan Desi n:N• •- • ent guidelines enumerated in the Garvey Avenue Master Plan. For .ndards ease of implementation, existing provisions of the Zoning Code 41111\ can be assumed to apply unless specifically stated otherwise in this Specific Plan. Ilk AS' GARVEY AVENUE SPECIFIC PLAN 3 - 1 LAND USE, ZONING, AND DEVELOPMENT STANDARDS 3.1 . GA R V E Y AVENUE normally be expected for a developed zoning areas are outlined on the following SPECIFIC PLAN urban area like Garvey Avenue has not pages. ZONING DISTRICTS occurred.The nearly 27 acres of vacant Land use designations are established to land,indicate that Garvey Avenue's identify the allowed uses and design development potential has been stifled. characteristics desired along the Garvey Avenue corridor, and to set forth the The Garvey Avenue Specific Plan rez allowable density and intensity of the entire Specific Plan area and development. This Specific Plan builds establishes four new zoning 'stri upon existing zoning regulations targeted new developme s dards contained in the Rosemead Zoning Code, offer clear guidelines - s of modifying allowed uses and development development that c. •! time standards for each zone to facilitate transform the GAvey A ,u- orridor development that will achieve the vision into a new ki4of place th,t is vibrant, and objectives for the corridor.The livable, a borlvod-oriented.The limitations of the corridor's existing new Specific zoning districts are set zoning are clearly seen in the state of forth in Table *and shown on the new Garvey Avenue today,where the Zoning Map in Figure 3.1.The purpose upgrading of parcels over time that would of and guidelines for each of the new Table 3.1 Garvey Avenue Specific Plan Zoning Districts and Land Uses Zoning District Label Zoning District Name Allowed and Expected Land Uses GSP-OS/P Garvey Avenue Specific Plan, Open Space/Parking Open Space, Parking GSP-R/C Garvey Avenue Specific Plan, Residential/Commercial Residential, Commercial, Public, Open Space GSP Garvey Avenue Specific Plan Commercial, Public, Open Space GSP-MU Garvey Avenue Specific Plan, Incentivized Mixed-Use Mixed Use, Commercial, Public, Open Space 3-2 April 21, 2015 - Preliminary Draft LAND USE, ZONING, AND DEVELOPMENT STANDARDS Figure 3.1 Zoning , , ----yr•--,---r-- - -,-- 4 '74- "lali.,--..4-t- Mi ' I — - .-;%:\C'T''-. ''. r''''irilk: -"1.Z... •'' '''. 1 Ailt-' - ,-----11 ..,-, _ -,-. 1190.iti i * 1,742-•. ;...-) ' • iv;-o-1 ..:. 47176 L - :,iL,,-1-:4'.,, ,,,12 .....', ..,' ,..i..,A _ ,. . - L'-':_,:Lg . ,..,-,, L „....-:1,!,.A4 4'r, ' ), r';1-„ 4,52!1:in a ' • Le-'., , iiiie,:i ,..-' LLL f';'"c21. _i _ . ' CITY OF F , • 1 irm .- ;,1,■.'• ,....*#,.....:-- .' IsilONTEREr I -- --- - it ts,...,i 7: -. 1.1-4-4 ,:-.7.'I t: ' i. ;r7 1 - , -. ,..t, .-..!. II --PARK ' .1 ,,,' '6„,,,,-- , -,4",' ' '- ,:Jt '-' ' ' -4111-. —*, r ..,., .,.-- .-- , -4- - , ,. ..., ,!• . , ..ilp iiIIIIPPIIKIN ; ,. . •-org.,..;- - . .--,.;:m.. -1-, ..; -',1::::1,.......;,..4.•,,i _., .. .:10 ' ,.• _ ,-. __• • ,-L..r--- . ".• Al..- , i ..., , • --z44 ;:, • - ...: - 1 . - , • -1 - ; , . ■. ;. ! . • I L f L____ v, i .. 1 ..__ . . - -- •- t. ,....w.L.._ ., _ _ ____ -.4 - .- - --..-.- -.`4, , .. '.7.. e...,...7.-...._.. •.., . . Air 4 - 4/kt 4-0,40- -L'a - •--- `11 pt.,- _L 7,7 — -I' .$ • i ! - ,,,-, .._.:4, _. vit 4--.. .,.4‘,.. ,. ... . - _ ._.., ....,..,_., .... -,....!. , .... . .,., itio. - _ . . . isiiii, , i . _ • 1,1101 : .:,,.. , -"A„fm---'-41 _...- LiL" : , . , .1,, h , .... , -1,--,„-"v t _ , . 4 : _-_--: .,,...7iL. ' .-i 7 ,- - -ff_10- -", y_:• • . _' .7•* ''. •: _'`'-it' v• - ':I- -.* -%: 4.-4, ;7' . • -- - - - • , .I -*to- . .---,•-s ... .... ..:.,:,, .- - '-."+. •-'7-7-sk_ -, 4:_'A, -'4:‘-4 - 141f-itt141 1 i - ...-. ' •'-'-'*' -''..- -, '•"'36' . - . ., ,,. ... I Rosemead Garvey Avenue Specific Plan City Boundary GSP-R/C I Garvey Avenue Specific Plan, .00"••,* Residential/Commercial f 8 Zoning Specific Plan Area GSP-OS/P I Garvey Avenue Specific Plan,Open Space&Parking Legend GSP I Garvey Avenue 7...... .....1 .■■ Specific Plan GSP-MU I Garvey Avenue Specific Plan, :. 800 1200 feet ED Incentivized Mixed-Use M " G Nry y GARVEY AVENUE SPECIFIC PLAN 3 - 3 LAND USE, ZONING, AND DEVELOPMENT STANDARDS 3.1 .1 G SP-O S/P GA R V E Y and facilitate greater opportunity for service, and office businesses,with a focus AVENUE SPECIFIC PLAN, OPEN development approaches that includes on bu • e es that support the needs of the SPACE/PARKING ZONING either residential or commercial lo o unity.The GSP zoning area is DISTRICT development. Such development in the - . -a to ourage the development of The Garvey Avenue Specific Plan, Open GSP-R/C area is expected to feature .ttra. e retail areas where people can Space/Parking (GSP-OS/P) zoning district designs and forms that create an dining,groceries, shopping, allows for open space and parking appropriate pedestrian scale along or , •• ed personal services, community and development on key areas of Garvey nearby the Garvey Avenue corri .cial services,and social activities and Avenue, such as Alhambra Wash. GSP-R/C zoning district pro ;des gatherings. Uses will have active retail Currently zoned for parking,the Alhambra transition areas between s',41e and m storefronts,with glass windows, open Wash is envisioned to become a major family residential land -- storefronts,and setbacks for outdoor open space amenity. Continuing to allow surrounding neighb. ist , se g as a dining that offer pedestrians a varied and open space,as well as parking,will help buffer for higher us- •t- ity and interesting experience. Office development encourage the development of much- building scale' irect y- n'G:rvey Avenue. and some public uses are allowed on needed open space along the Wash. The new • enables flexibility in higher floors.The GSP zoning district also deve nt proaches while requiring allows for flexible spaces where start-up 3.1 .2 G SP-R/C GA R V E Y AVENUE high:quali s that respects and adds and locally-owned businesses can establish SPECIFIC PLAN, RESIDENTIAL/ COMMERCIAL ZONING value to adj, nt residential development. and maintain small businesses. The GSP DISTRICT zoning district is focused on the western The Garvey Avenue Specific Plan, 3.1 .3 GSP G A R V E Y AVENUE half of the Specific Plan area,west of Del `° SPECIFIC PLAN ZONING pockets k oc Mar Avenue,with some just east Residential/Commercial(GSP-R/ I S T R I C T p 1 zoning district, the smallest ne of Del Mar.Where new guidelines and district in the Specific Plan ar-.lot milk The purpose of the Garvey Avenue standards have not been established, the Specific Plan (GSP) zoning district is to GSP zoning code largely follows the some modifications to t p -n g g Y facilitate and support a vibrant existing zoning code for the C-3 Medium standards of the existing R- •' g g g district to be more specific to th lan area neighborhood commercial district that Commercial zoning area. However,Stand- accommodates a diverse range of retail, 3 - 4 April 21, 2015 - Preliminary Draft LAND USE, ZONING, AND DEVELOPMENT STANDARDS alone residential and mixed uses are not MU area would be expected to feature development of approximately 1.2 million permitted. designs and forms that create an nonre •.e tial square feet,Table 3.2.This appropriate pedestrian scale directly on the de •p •t would occur as large vacant 3.1 .4 G SP-M U G A R V E Y Garvey Avenue corridor,and on any e► . e . -loped, as new development AVENUE SPECIFIC PLAN, internal or side streets.The GSP-MU ep G • aging commercial properties, and I N C E N T I V I Z E D MIXED USE zoning district is focused on the eastern N'tt • intensely-developed commercial ZONING DISTRICT half of the Specific Plan area,with thr . u are built, either as mixed use projects The Garvey Avenue Specific Plan, development nodes at the Del Mar or stand-alone commercial projects. Incentivized Mixed Use (GSP-MU) zoning intersection,the San Gabriel • tersection, district will transform key pockets of and along Garvey Avenue t form Approximately 890 dwelling units may be Garvey Avenue into active pedestrian and LA Auto Auction site. 1'a expected with the implementation the land retail areas with a wide mix of uses to serve guidelines and stands lit • e no een use policies within this Specific Plan.This a variety of needs and stimulate a range of established, the (1 • . code would equate to an estimated total environments.The new zoning district follows the e nge.zoning ode for the population of approximately 2,710. Most allows for the greatest possible flexibility in existing R2C'MUDO Residential/ residential development would be built development choices, and allows for a new Commercial ed-Use Development almost exclusively within the GSP-MU. If model of development along the corridor, Overlay di t•7 and when 650 units are located within the with residential uses carefully integrated Specific Plan area,the City should re into buildings with active ground-floor V E L O P M E N T evaluate the appropriateness of this commercial frontages. "Horizontal" OT E N T I A L Specific Plan's residential land uses types mixed-use is permissible in this distri and residential develop ment standards. which will enable a large develop i T Garvey Avenue Specific Plan area such as the LA Auto Auction encompasses an area of roughly 89 e-to ,- developable acres. developed with buildings lith only one use,provided that the overall site is yr developed to the mixed use standards in The land use policies associated with this y Specific Plan provide the capacity for the GSP-MU. All development in the GSP- GARVEY AVENUE SPECIFIC PLAN 3 - 5 LAND USE, ZONING, AND DEVELOPMENT STANDARDS Table 3.2 Development Potential DEVELOPMENT STANDARDS Maximum Without Maximum With the Provision of Provision of Community Benefits Community Benefits (see 3.4.2) DU/Gross FAR DU/Gross FAR Zoning Designation Land Uses Allowed Acre Acre 114%GSP-OS/P Garvey Avenue Specific Plan, Open Space, Parking NA NA NA Open Space/Parking Garvey Avenue Specific Plan, Residential, Comm-rcial, GSP R/C 7 0.75 30 1.0 Residential/Commercial Public, Open Sp.� GSP Garvey Avenue Specific Plan Commercial, blic, `• NA 0.75 NA 1.0 Space 1 - GSP MU Garvey Avenue Specific Plan, Mi - . Commercial, 25 1.6 MU 60 2.5 Incentivized Mixed Use �.. , • •en Space 0.75 Corn 1.Acres calculated in GIS from Proposed Land Use Plan PDF,11/25/14 2.Population is calculated based on dwelling units and persons per multi-family household for the City of Rosemead.2014 person per household estimate is 3.04. 3 - 6 April 21, 2015 — Preliminary Draft LAND USE, ZONING, AND DEVELOPMENT STANDARDS 3.3. ALLOWED, PROHIBITED, Commission following review and 3.3.2 PROHIBITED USES AND NONCONFORMING a determination that the nature of The f 'wing uses are specifically USES, AND SPECIAL USE the proposed use, at the location RESTRICTIONS proposed,is subject to conditions prohibite• y existing such use at the of use and occupancy that may be tine ofaSpec .c Plan adoption will be Allowed uses are established for each set, and can be conducted without considered a nonconforming use and shall Specific Plan zoning district. Certain uses detriment to nearby properties and - t-be:expanded. may be subject to special conditions uses. regarding the location, operation,design, Certain uses are allowed subject to et a i l and Wholesale Use s special permitting requirements of the the approval of an Administrative ors p p g q Use Permit (AUP),which must be • Building materials and supplies use. References to these provisions are approved by the Community sales made in Table 3.3. Development Director following a • Commercial and wholesale growing review and a determination that the grounds of plant materials 3.3.1 ALLOWED USES nature of the proposed use, at the • Firearms sales location proposed,is subject to • Internet vehicle sales businesses Allowed land uses within the Specific Plan conditions of use and occupancy • Liquor stores area are listed in Table 3.3. Use listings are that may be set, and can be • Medical services: extended care grouped by a general category on the basis conducted without detriment to • Hospitals of common function roduct or nearby properties and uses. 'p Certain uses are allowed subject to Service Uses compatibility. Uses may be allowed in the the approval of a Temporary Use • Animal services—boarding following ways: Permit (TUP),which must be • Emergency shelters • N • A Permitted Use (P) may be approved by the Director of • Personal services,restricted (check established as the primary use of a Community Development,in cashing, tattoo parlors) building without discretionary accordance with Zoning Code • Adult-only or sexually-oriented approval. , Article 5,Title 17, Chapter 17.124 business • Certain uses are allowed subject to (Temporary Use Permits and the approval of a Conditional Use Special Events). Permit (CUP),which must be • A Prohibited Use (--) refers to a approved by the Planning use or activity that is not permitted. GARVEY AVENUE SPECIFIC PLAN 3 - 7 LAND USE, ZONING, AND DEVELOPMENT STANDARDS Table 3.3 Land Use Table Allowed Uses Key: GSP GSP GSP GSP- Specific Regulations OS/P R/C MU P Permitted Use CUP Conditional Use Permit Required AUP Administrative Use Permit Required -- Use Not Permitted TUP Temporary Use IRESIDENTIAL Single-Family Residential -- P -- -- Two-family Residential -- P -- Multifamily Residential -- AUP -- Multifamily Residential as part of a Mixed Use A ' d use project application must be accompanied by a Project market study prepared by a reputable economic or marketing rofessional or firm.Market study's findings must support the INtior proposed mixed use project,the land use mix components of the project,and the extent of the land use.City of Rosemead staff will evaluate and determine the marketing professional/firm credentials to prepare such study.The Community Benefit Incentive is not applicable to this market study. Second Dwelling Unit(as defined by§17.30.190) -- -- - Also see Article 3,Chapter 17.30,Section 17.30.190(Second Dwelling Units) Mobile Home Parks (as defined by §17.46.190) Also see Article 3,Chapter 17.46(Mobile Home Parks and Park Conversions) Artist Live/Work Space located above the -- UP -- P ground floor Artist Live/Work Space,ground floor AUP -- P Townhouse 06. -- AUP -- P Single-Room Occupancy(as d e.' ! -- CUP -- CUP Also see Article 3,Chapter 17.30,Section 14.30.200(Single §17.30.200) Room Occupancy) Residential accessory uses and tures -- P -- P Also see Article 3,Chapter 17.32(Accessory Structures)and ' Section 17.12.030 3 - 8 April 21, 2015 - Preliminary Draft LAND USE, ZONING, AND DEVELOPMENT STANDARDS Allowed Uses Key: GSP GSP GSP GSP- Specific Regulations OS/P R/C MU P Permitted Use CUP Conditional Use Permit Required AUP Administrative Use Permit Required -- Use Not Permitted TUP Temporary Use CARE USES Transition and Supportive Housing: Apartment -- CUP -- CUP Transitional and Supportive Housing.Residential -- CUP -- -- Care Facility Child Care Home -- AUP -- - Also Article 3,Chapter 17.30,Section 17.30.160(Large and Sm Family Child Day Care Home Facilities) Residential Care Facilities(6 or fewer) -- P -- , -- Residential Care Facilities (7 or more) -- CUP -- PUBLIC AND CIVIC ..,_. _.. Colleges and Universities - ' P Cultural institutions AU1' -- CUP Park and Recreation Facilities P 11.1116 ' P For lighted facilities,see Article 3,Chapter 17,Section 17.68.060 Places of Religious Assembly ` (' CUP CUP Public Utility Facilities 11,' = AUP AUP Public Safety Services I'! UP AUP AUP Telecommunication Facilities,not inclu.' ', 11 _ ' CUP CUP CUP Wireless Telecommunication Facilities L. Schools—public and private ■ '11113411111 CUP CUP CUP Community Garden , 14111.711611 P P P Street Fairs TUP TUP TUP TUP See Article 5,Chapter 17.124(Temporary Use Permits and Special Events) GARVEY AVENUE SPECIFIC PLAN 3 - 9 LAND USE, ZONING, AND DEVELOPMENT STANDARDS Allowed Uses Key: GSP- GSP GSP GSP- Specific Regulations OS/P R/C MU P Permitted Use CUP Conditional Use Permit Required AUP Administrative Use Permit Required -- Use Not Permitted Temporary I'<e Ilk CMERCIAL Animal Grooming Services -- - P 1' • Veterinary -- -- P Drive-Through Businesses AUP Eating and Drinking Establishments:No Alcohol -- -- P Sales Eating and Drinking Establishments:With -- -- C dickillir See Article 3,Chapter 17.30 for alcohol sales "Onsite Sale",ABC License Entertainment and Spectator Sports:1-149 seats -- C Entertainment and Spectator Sports:150+seats -- \--- -- CUP Financial Services -- P Food and Beverage Retail Sales P P See Article 3,Chapter 17.30 for alcohol sales Gas Stations CUP Lodging(50+guest rooms) -- CUP CUP See Article 3,Chapter 17.30,Section 17.30.130 41111R41 A hotel project application must be accompanied by a market study prepared by a reputable economic or marketing professional or firm.Market study's findings must support the proposed lodging project.City of Rosemead staff will evaluate and determine the marketing professional/firm credentials to prepare such study.The Community Benefit Incentive is not applicable to this market study. Two public bus parking spaces are required to be provided by a lodging facility in the GSP-MU zone. 3 - 10 April 21, 2015 - Preliminary Draft LAND USE, ZONING, AND DEVELOPMENT STANDARDS GSP- GSP- GSP- Allowed Uses Key: OS/P R/C GSP MU Specific Regulations P Permitted Use I i CUP Conditional Use Permit Required AUP Administrative Use Permit Required -- Use Not Permitted TITP ' Temporary Use COMMERCIAL .� �,� "�..' \lcdicalUllRc - P P P Office P P P �� . Parking,Commercial(Non-accessory) -- \UP AUP Tour Bus Parking Two p4blic bus parking spaces are required to be provided by a odging facility located in the GSP-MU zone. Personal Service,including gyms and health clubs -- -- P Repair Service,commercial,including bicycles, -- -- excluding automotive Retail Sales,general -- P„,, ,,,,\Sr 4 1 1.4 •C°1 4\14 1 l ' il.41 41\P”. GARVEY AVENUE SPECIFIC PLAN 3 - 11 LAND USE, ZONING, AND DEVELOPMENT STANDARDS Industry, Manufacturing and with regard to the use provisions of this considering the policy to be proposed as Processing Uses Specific Plan.To contribute to the part of this Specific Plan.) • Industry, standard improvement of the aesthetic quality and • Recycling centers—large facilities economic vitality along the corridor,and to . . ' SP F I C USE • Wholesaling, distribution, and R R I CT O N S storage;wholesaling,distribution, ensure that land uses are consistent with and storage—small-scale the vision presented in the Specific Pl. 'i► .' swing restrictions on uses shall the conditions under which , a, • in the GSP-MU zone: Transportation, Communications, and nonconforming uses may contin is o promote active nonresidential Utilities limited. Specifically legal nonconforming development on ground floors, the • Heliports uses may remain but cannot exeand, following uses are prohibited on ground • Transportation dispatch facility change use,change ownership,rebuild,and floors,but,if permitted within the zoning • Transportation terminal • Trucking terminals must be continually operated. If these area,may be permitted on upper floors: conditions are not met, the nonconforming • Medical Office 3.3.3 NONCONFORMING USES use is no longer a legal non oc mforming • Office The Garvey Avenue Specific Plan area has use and is subject to the City of • Places of Religious Assembly long been developed with some light- Rosemead's Nonconforming Use 3.3.5 REGIONAL MARKET industrial uses—including construction- Amortization Policy,Article 4, Chapter S T U D Y related and auto repair/service businesses 417. 17.72.090),with the exception of A market study is required for all lodging with outdoor operations—which the City , 7§the aba ndonment/discontinuation clause and mixed use project applications.The has long encouraged to phase out due t (Section 17.72.030B) In the required market study is not eligible for the their incompatibility with surroun ,g abandonment/discontinuation clause's Community Benefit Incentive program.A •residences and the aesthetic, not and place,the use will discontinue with change market study must be prepared by a traffic impacts on the corrido of ownership. OR have a shorter grace reputable economic or market professional Implementation of this S cif Plan w period of 90 days. (NOTE: Discussion in or firm. The market study must affirm or render certain light-industri d auta blue font is tentative. City staff is support the land use mix and the extent of oriented commercial uses nonc orming the proposed land uses. The City of 3 - 12 April 21, 2015 - Preliminary Draft LAND USE, ZONING, AND DEVELOPMENT STANDARDS Rosemead staff will affirm the economic or building and storefront design,parking, • Inviting and supporting transit and market professional or firm's credentials to and utilities. The design standards and active transportation; • prepare such study, and affirm study's guidelines of this Specific Plan are largely Crafting smart parking findings. consistent with those in the Garvey requirements that balance parking needs with updated standards that Avenue Master Plan and Rosemead's give flexibility to developers, 3.4. GARVEY AVENUE Mixed-Use Guidelines,and,likewise, manage parking as efficiently as SPECIFIC PLAN DESIGN largely share the same goals as those • possible,and minir ize the negative AND DEVELOPMENT Garvey Avenue Master Plan and impacts of parking on the STANDARDS Rosemead's Mixed-Use Guid • es. ' neighborhood;and • Integrating high-quality landscape The Garvey Avenue Specific Plan design goals include: and streetscape design that is and development standards provide A consistent throughout the corridor. specific policies for how parcels and • Upgrading the image and appeal of buildings shall be developed, such as Garvey Avenue as a safe, attractive, The Specific Plan design and development setbacks and parking requirements,or and high-quality commercial standards provide the backbone for a environment; distinct corridor identity.Through the use height and density limits. They are Encouraging high quality infill and intended to supplement the development �g q ry of these custom-tailored design guidelines 1'1' p mixed-use redevelopment of standards in Rosemead's General Plan,as vacant lots and underutilized and development standards,Rosemead can well as the design guidelines outlined in the 414 properties to their highest and best leverage successful existing land uses, Garvey Avenue Master Plan and in use,whether commercial, redevelop underutilized sites to their Rosemead's Mixed-Use Design Guide • residential, office, entertainment, or highest and best use, and capitalize on open space; once-in-a-lifetime opportunities to both of which are incorporated by • Activating the street and enhancing redevelop several large and catalytic vacant reference. These documents sp • c the pedestrian environment and addressed many design guide • scale; sites, such as the former L.A.Auto important to this Specific 's • c1 dri • Ensuring compatibility between Auction site. but not limited to those tha to to�E ie adjacent uses, especially single .r family residential and other mixed- public realm and pedestrian en ,s ent, use projects; GARVEY AVENUE SPECIFIC PLAN 3 - 13 LAND USE, ZONING, AND DEVELOPMENT STANDARDS 3.4.1 USE OF THE DESIGN AND The Garvey Avenue Corridor Specific Plan Individuals and entities proposing projects DEVELOPMENT STANDARDS design standards and guidelines shall be shall • . ese design standards and All subdivisions,new land uses and used by landowners, developers,tenants, • • - each project stage to shape structures, and substantial rehabilitation, and their consultants, such as architects, •ce s an --signs to realize compatible alterations, and/or remodeling of existing who propose any alteration, addition, - c tune and urban design that meets land uses and structures shall be designed, constructions and/or development N*0, • • osemead requirements and constructed, and established in compliance projects within the Garvey Avenue , e •-ctations. City staff and others use with the requirements of this Section,in Corridor Specific Plan area. City - . • . ese standards and guidelines to addition to the applicable standards in Title use the Plan to review project for understand proposed projects in 17 (Zoning) of the Rosemead Zoning compliance with the desi y. sta•dards, . . relationship to approved objectives,goals, Code unless explicitly defined, stated, or 2) compliance with th en , e design standards,and guidelines. delineated otherwise in this Specific Plan. guidelines. Individua s`an titie Principal and accessory structures shall proposing projecN within tharvey The Garvey Avenue Specific Plan meet the same development standards Avenue Corti.• S ific Plan area should development standards are outlined in unless otherwise modified in this Specific review and un..- n ,these standards Table 3.4. Plan.With regard to the substantial and guideline e or- initiating the design rehabilitation, alterations,and/or and developme rocess.To facilitate remodeling of existing land uses and - pprovals, questions regarding the structures,whenever such activity involves -si l • . lards and guidelines, as well as removal of more than 50% of the exte • o. . -velopment-related questions, shall walls of a structure, the replacemen '., b: . scussed with the City Community .ie1/4 construction is considered to co tute a Ns •evelopment Department or designee as new structure, and such rehabilitation, early in the development process as alteration,and/or remod tivity shall possible. comply with all developmen ndards set forth in this Specific Plan. 3 - 14 April 21, 2015 - Preliminary Draft LAND USE, ZONING, AND DEVELOPMENT STANDARDS Figure 3.2 Specific Plan Vision • ij lit : s I emu.- ...�+ . limos . 01-IV , • . moi _ ,Ottifill—All_.:1 i . * V. Clir-**1 'Pi ro _ -;01.......,4,1, ./. ,;,,, i, ,. . ., __ .., +..„4„..... Lf _ivory_ if tom , ,, -it- 1 1 .-, The Specific Plan seeks to create vibrant new places to walk and shop .1 places and community spaces will activate the public realm \ )0' 'mow. . a 9 W" , .. 1_,IiihrT,":,,, s,:4'1 io, • �I.....:4-..a, 41 A i V .t ( i ' : spy a'a ,, ., - , A green streetscape and distinct branding will identify Garvey Avenue as Bicyclists,pedestrians,and drivers will integrate seamlessly into a special strengthened network GARVEY AVENUE SPECIFIC PLAN 3 - 15 LAND USE, ZONING, AND DEVELOPMENT STANDARDS Table 3.4 Development Standards GSP-R/C GSP GSP-MU Comments • DEVELOPMENT INTENSITY AND NEIGHBORHOOD COMPATIBILITY Minimum Lot Sae N rude 3,Section 17.08.050 regarding lot arm and dimension requirements for direction on an undeveloped,substandard,or nonconforming lot. None 6,500 sq.ft. 5,000 sq.ft. Mixed Use 10,000 sq.ft. Other 5,000 sq.ft. Minimum Lot Width None Minimum Lot Area NA 1,000 sq.ft./dwelling unit NA 500 sq.ft./dwelling unit Maximum Density NA 7 dwelling units/gross NA 25 dwelling units/gross Without the Provision of Community acre acre Benefits - Maximum Density NA 25 dwelling units/gross NA 60 dwelling units/gross With the Provision of Community acre acre Benefits Minimum Unit Size Studio NA 600 sq.ft. NA 450 sq.ft. One-Bedroom NA 650 sq.ft. NA 500 sq.ft. Two-Bedroom NA 800 sq.ft. NA 650 sq.ft. Each Additional Bedroom An additional 200 sq.ft./ NA An additional 150 bedroom sq,ft.7bedroom COMMERCIAL DEVELOPMENT INTENSITY Floor Area Ratio(FAR)Without the None 0.75 maximum 0.75 maxim • o er3al:0.75 Provision of Community Benefits 111 [maximum FAR With the Provision of Community None 1.0 maximum 2.5 maximum Benefits Required Floor Area of the Ground NA NA Lots with 50'or less of Floor Space in a Vertical Mixed Use street frontage:800 Building located along Garvey Avenue sq.ft,minimum Lots with 51'or more of street frontage:200/o of the lot area, minimum BUILDING HEIGHT AND FORM Maximum Height Maximum height is calculated to the top of/one or roof structures imitating but not limited to elevator hoeing,staim'ays, tanks,ventilating fans,molars,eta. 35' i 35' I 75' I 75' Height Exception .!,:sda': '-',toon the/eight limit it aligned for unique arrhitectaml,kmad as determined by the Community Section 3.4.1 of this Development Director. Specific Plan Maximum Building Length Build/ng face&lengths may not eased 300 feet. BUILDING RELATIONSHIP TO STREET Minimum Building Placement on Lot Minimum lot frontage that must be&eloped by a building Section 3.4.3 of this Frontage Specific Plan None 60°-'a 60% 75% Ground Floor Height 14'minimum 10'minimum 14'minimum Nonresidential:14' Section 3.4.7 of this minimum Specific Plan Residential:10' minimum Elevation Above Street Level - Ground Floor Living Space NA 2'minimum NA 2'minimum Section 3.4.7 of this 3'maximum 3'maximum Specific Plan • Ground Floor Nonresidential 0'minimum 2'maximum Nonresidential Facade Height at or near Minimum heghtfor nonresidential bai/dingfam&s at or near the street frontage,measured to the top of the facade.For single Section 3.4.4 of this Street Frontage story buildings,a fairs front or pampa'should be used to achieve this minimum heigh[Where exteriorfrontage/eight varies Specific Plan and Figure 3.9 along the building frontage,the minimum height shall be considered to be the average height of the bailding frontage. NA I 25'minimum I 25'minimum I 25'minimum GROUND FLOOR BUILDING DESIGN Ground Floor Blank Walls The amount of the ground lief mall area dere visible from the street allowed to be left blank.The ground bezel wall area es Figure 3.8 defined as that por ran of the building ekivaon f m grade toes height of 9 feet. 25%maximum Ground Floor Wall Glazing The area of ground level wall area that must be gazed with ekarglad display windows and entree. Nonresidential:50%minimum Section 3.4.4 and 3.4.7of Residential:40%minimum this Specific Plan and Figure 3.7 3-16 April 21,2015—Preliminary Draft LAND USE, ZONING, AND DEVELOPMENT STANDARDS Table 3.4 Development Standards SP-OS/P GSP-R/C GSP GSP-MU Comments SETBACKS FOR LIGHT,AIR,AND PRIVACY Setbacks Front NA Nonresidential:No No minimum Nonresidential:No minimum minimum Residential:10' Ground Floor Residential 10' Side—Adjacent to Nonresidential NA 5'minimum No minimum 5'minimum Use or Zoning District Other Than R-1 and R-2 Side—Adjacent to Existing NA 10'minimum Residential,School,or Park Use Side—Adjacent to R-1 or R-2 AU rendenaa4 nonrzri&ntia1 and mixed ure dete/apmentr shad ham a aide radabk height limitation when abutting R-1 or Zoning District R.1. This apedfoa a 15'height limit at minimum 10'from the property line,increasing at a 60 degree angle from that point NA 10'minimum Rear NA Residential:The lesser of 20'minimum if 20'minimum if 20'or 20%of lot depth abutting residential, abutting existing otherwise no residential use,school, Nonresidential 20' minimum required or park,otherwise no minimum required minimum if abutting residential,otherwise no minimum required Rear—Adjacent to R-1 or R-2 All reridentiah ammonia!,and mixed-ire de e/pmentr shall hate a rear variable height limitation when abutting R.1 Zoning Districts or R.2 zones.This rpedfies a 15'height limit at minimum 25'from the property line.iesnarintga 60 degree angle from that paint PEDESTRIAN-FRIENDLY AUTO CIRCULATION&ACCESS Access Driveway Width One Way 14'minimum,20'maximum Two Way.24'minimum,30'maximum? 1. Y', ., Curb Cuts 1 curb cut/lot,if lot has less than 300 feet of property frontage. Section 3.4.8 of this 1 curb cut/300'of lot frontage,if lot frontage is greater than or equal to 300 feet.Example:450'lot Specific Plan and Figure frontage is allowed 1 curb cur,600'lot frontage is allowed 2 curb curs. 3.11 Frontage Dedicated to Parking and/or 30°/,of lot frontage maximum 20%of lot frontage Driveways maximum SMART PARKING MANAGEMENT Vehicle Parking-Nonresidential Restaurant NA N I 1 standard sized Restaurants with floor parking space/300 area less than 2,500 sq.ft. sq.k:1 standard sized parking space per 400 sq.ft. Restaurants with floor area greater than or equal to 2,500 sq.ft.:1 standard sized parking space per 200 sq.ft. Hotel N 1 NA N:1 1 standard sized parking space per living or sleeping unit plus: 1 standard sized parking space for every 50 sq.ft of dance hall, exhibition space, meeting room; 1 standard sized parking space per 300 sq.ft.for restaurant space;and 1 standard sized parking space per 400 sq.ft.of all other uses within the hotel Nonresidential other than NA 1 standard sized parking 1 standard sized 1 standard sized Restaurant and Hotel space/300 sq.ft parking space/300 parking space/400 sq.ft. sq.ft. Vehicle Parking—Residential(includes NA 1.0 standard sized NA 1.0 standard sized guest parking) parking space/dwelling parking space/dwelling unit,minimum unit,minimum 1.5 standard sized 1.25 standard sized parking space/dwelling parking space/dwelling unit,maximum unit,maximum 0.5 standard sized parking space/dwelling 0.5 standard sized unit for guest parking parking space/dwelling unit for guest parking GARVEY AVENUE SPECIFIC PLAN 3-17 LAND USE, ZONING, AND DEVELOPMENT STANDARDS Table_3.4 Development Standards -Specific Plan Standards GSP-OS/P GSP-R/C GSP GSP-MU Comments Bicycle Parking 1 secure bicycle 0.25 secure bicycle 0.25 secure bicycle 0.25 secure bicycle space/500 sq.k. space/1 car space space/1 car space space/0.5 car space minimum minimum minimum minimum LANDSCAPING AND OPEN SPACE • Usable Public Open Space- 50%of total 10%of total project area,minimum Section 3,4.9 of this Nonresidential Uses or Nonresidential nonresidential use, Specific Plan Component of Mixed Use minimum Required Landscaping of Public Open 75%of useable open 405's of useable public 40%of useable public 50%of useable public Section 3.4.9 of this Space for Nonresidential Uses or space,minimum open space,minimum open space,minimum open space,minimum Specific Plan Nonresidential Component of Mixed Use Usable Common Open Space- NA 300 sq.ft/dwelling unit NA 300 sq.k./dwelling unit Section 3.4.9 of this Residential Uses and Residential minimum minimum Specific Plan Component of Mixed Use Private Usable Open Space Private M.,Pare maa be open to on norfally enlaced:pith a alb.Private mire.ryas cannot be covered by a roof Icy more than 50%of the area,'hoover,balconied can bate up to 100%s,heg mvergge. NA 75 sq.k./dwelling unit NA 100 sq.ft./unit Section 3.4.9 of this minimum minimum Specific Plan • Private Open Space Ground Floor NA 8'in any direction NA 8'in any direction Section 3.4.9 of this Dimension minimum minimum Specific Plan Private Open Space Balcony NA 5'in any direction NA 5'in any direction Section 3.4.9 of this Dimension minimum minimum Specific Plan ,to.ost 4114,0144\fro dCakir 4? \. .' Akktfk‘111(441114b411k).., IP', .,.. ;.• t.. ,,,scse> 3-18 April 21, 2015 -Preliminary Draft LAND USE, ZONING, AND DEVELOPMENT STANDARDS Figure 3.3 Specific Plan Vision 7- ' 1 -, i� 1,P ' t� • .. • f 'GF.�'"m il °� ,+,, , • :1 ) ", 4• Ac., it it..9 '� ��1d■k Li4 1 •I 3 ....fir , , , 1 a r.rx . ■X 74" - Modulated storefronts with signage complement a green pedestrian realm Outdoor dining invites pedestrians to shop and eat " ..; " fir '�, ', , ,i,i 4 1 -.." ,.,, ` . r © II' .� . L i ll �� ` ' l M. ➢ I� I� III ---Tr — „ 9 I e 4 •'.a "sir I. - a �a-� r A. 91, �� - 2 r _ A r �L.- - ' I. ______ 1 y• _ _ — : 041 ._ A consistent building edge with varied modulation and no gaps An enhanced pedestrian realm benefits all community members GARVEY AVENUE SPECIFIC PLAN 3 - 19 LAND USE, ZONING, AND DEVELOPMENT STANDARDS Figure 3.4 Height Limits 1 1 CITY OF CITY OF MONTEREY ROSEMEAD `"",, PARK f i ■ ; m -- GARVEY AVENUE MOW • i. . . ....... ........ . . i .._:, ; . , ! . . i ; , a E e i i i o 1 ■ ■ fAa Rosemead Garvey Avenue Specific P city Boundary r V:aricLie Height Limit Setback Area M+ Height Limits spcciiicPlan Area egen• : 75'Height Limit �— 35'Height Limit kl■/1.. ..) ® 3 - 20 April 21, 2015 - Preliminary Draft LAND USE, ZONING, AND DEVELOPMENT STANDARDS 3.4.1 HEIGHT EXCEPTION two ways—Affordable Housing and Senior ersons pursuant to Section 798.76 A 5' bonus may be granted by the Planning Housing (see 3.4.2.1) or Garvey Avenue 799.5 of the Civil Code. i Benefit Program (3.4.2.2). percent of the total dwelling Community upon recommendation from ty u • a common interest the Community Development Director, eve pment as defined in Section under Zoning Code Section 17.28.030, 3.4.2.1 DENSITY BONUS FOR 51 of the State Civil Code for which allows the 5' bonus "if it is AFFORDABLE HOUSING, ersons and families of moderate determined that the additional height SENIOR HOUSING income,as defined in Section A residential or mixed use Bevel. 50093 of the State Health and would provide unique architectural Safety Code,provided that all units elements that would enhance the project that includes five or more dw llin. in the development are offered to overall." and meets one or more of e olio the public for purchase. criteria is entitled to a •- • i us and 3.4.2 COMMUNITY BENEFITS one or more incenti, - -r Sta Density bonuses for residential INCENTIVES Government Co. -cti•r - developments shall also apply for any Community Benefit Incentives are a. Ten • en'N'a. - •tal units of a residential or mixed use buildings in the h• ••• .: e ITIF ens for lower Specific Plan area,under Zoning Code provided to allow developer and property a co •e olds, as defined in section 17.12.030, and as outlined in Table owners to increase the development . on •1079.5 of the State Health 17.12.030.2. potential if community benefits are ` d - Code. identified as part of the development - ,ercent of the total units of a ••sing development for very low 3.4.2.2 GARVEY A V E N U E application, constructed as part of the COMMUNITY BENEFIT project development, and operated in come households, as defined in PROGRAM Section 50105 of the State Health perpetuity. Restrictions and/or co . . and Safety Code. The Garvey Avenue Community Benefit are required to be recorded on r c. A senior citizen housing program allows for substantial property to ensure the bene development, as defined in redevelopment or new development amenities provided to e e o `fit` ty Sections 51.3 and 51.12 of the State to have a increased residential Civil Code, or mobile home park projects Benefit Incentive are mains in that limits residency based on age density or nonresidential intensity with the perpetuity. Benefits can be obt ed in requirements for housing for older provision of specific community benefits. GARVEY AVENUE SPECIFIC PLAN 3 - 21 LAND USE, ZONING, AND DEVELOPMENT STANDARDS The Garvey Avenue Community Benefit bonus points. The 30 bonus points allows Program is applicable to all parcels within the proposed development to have a the Garvey Avenue Specific Plan Corridor. maximum 0.85 FAR, an increase of 0.1 above the maximum FAR without the The Garvey Avenue Community Benefit Community Benefit Incentive. Program is based on a point system. Each community benefit type is assigned a The types of community amenities or ` number of Community Benefit points, as benefits eligible to receive the C described in Table 3.5.A project may earn Benefit Incentive, as shown ' Tab ...3.5, points from a single or multiple categories, are: public open space abo e required, depending on the project applicant's public park,ADA par • •.e public preference.The number of Community parking above the r-.. iting er Benefit points earned are then translated buildings within ' e ce }er . the into the increased density or FAR. The proposed devopmen ,prof t sustainable increase varies by zone and land use type design, project alternative energy as shown in Table 3.6.Table 3.6 indicates prod , "family friendly" development, the maximum density or FAR permitted. and vis of market study for uses For the GSP-R/C and GSP-MU zones,the than to ging and mixed use.„it project is eligible for either a density increase or a FAR increase, not both. For example,if a retail develop .- t proposed in the GSP-R/C zo . ' .ose to be LEED Gold certifi- c& . as , a market study that supports is etail .se, the proposed development wo *• -arn 30 3 - 22 April 21, 2015 - Preliminary Draft LAND USE, ZONING, AND DEVELOPMENT STANDARDS Table 3.5 Community Benefit Amenities and Associated Points Type of Benefit Provided for the Community Benefit Maximum Basis for Calculating Points Incentive Points Public Open Spaces/Public Parks 74 Public open spaces are dAT e• .n open space area that is intended for Exceeding Open Space and Park Standards as set forth in this Specific Plan use by all members of thecommu Public spaces may occur in the or other City of Rosemead plan or document. form of plazas,courtyards, park,,s,par' s,and greenways.If public spaces are privat ,owned,these open spaces must be maintained by the property owner(s)and must remain open to the public at all times. Public spaces ay also be deeded to the City to become public plazas or parks arid under the management of Rosemead's Parks and Recreation Department,with the City of Rosemead's approval and acceptance. • 30 Pts: For 20%of the site area provided the open space and/or park is 30 with drought tolerant turf and shrubs,provides shade trees nd shade structures,shaded seating areas,bicycle racks,and trash receptacles. 50 Pts: For 25%of the site area provided the open space and/or park is landscaped and amenities provided as described above,and additional amenities are provided such as:stage,band shell,play structures,public restrooms. 24 Pts: For each Accessible or Inclusive Playground Equipment designed and constructed in accordance with ADA requirements,4 points will be - 41/4-44\1111111111\114 ' awarded. Equipment qualifying for this bonus includes:ramps with al:12 slope and transition decks,safety surfaces,ADA swings,ADA slide and play structure,ADA drinking fountains,ADA picnic tables,ADA benches, up to a maximum of 24 points. Public Parking 50 2 Pts: For every 1 standard sized parking space marked for public use and permanently available for public use,provided the project meets the minimum number of required public and private spaces,per this Specific Plan or the City of Rosemead up to a maximum of 50 points. Taller Buildings Center of Development 40 40 Pts: If buildings fronting Garvey Avenue,fronting San Gabriel 1148/1' Boulevard,or adjacent to existing residential uses are no more than 48' tall. GARVEY AVENUE SPECIFIC PLAN 3 - 23 LAND USE, ZONING, AND DEVELOPMENT STANDARDS Table 3.5 Community Benefit Amenities and Associated Points Type of Benefit Provided for the Community Benefit Maximum Basis for Calculating Points Incentive Points Sustainable Design 70 40 Pts: If 50%of total building roof as accessible eco roof,provided eco roof and "eco landscape'togetherecceed 50 percent of total site area 30Pts: LEEDTM Platinum or equivalent(third-party certification required) 20 Pts: LEEDTM Gold or equivalent(third-party certification required) Alternative Energy 30 30 Pts: If 25%of total building energy load is provided by solar panels or other on-site renewable sources,provided the other on-site sources are apprpved by the City of Rosemead,local energy regulators,and local air quality district,as appropriate. Family Friendly Development 50 30 Pts: Projects providing more than 10 percent of housing units as three "bedroom or larger units. 20 Pts: 1 point for each 15 sq.ft. per unit of common area open space above the required minimum as stated in this Specific Plan,provided the common area open space contains at least two of the following:tot lot play equipment(swings,slide,climbing structure),community garden,or library,up to a maximum of 20 points. Market Study 10 10 Pts: Provided the market study is prepared by a reputable professional economic or market analysis firm,the City of Rosemead affirms market study author's credentials and market study's findings,and the market study supports the proposed land use The market study Community Benefit is applicable to uses other than lodging and mixed use. 3 - 24 April 21, 2015 — Preliminary Draft LAND USE, ZONING, AND DEVELOPMENT STANDARDS Table 3.6 Community Benefit Incentive Maximum FAR or Density Maximum FAR or„ sity permitted With the Provision of Community Benefits pensit Permitt GSP-MU Zone GSP-R/C Zone 5P one Commercial LandUse Mixed Use Land Use Community Benefit Points Earned FAR Density IIIFFAR FAR FAR Density 0 0.75 7 0.75 0.75 1.6 25 1-20 0.8 11 0.8 1.1 1.78 32 21-40 0.85 14 0.85 1.45 1.96 39 41-60 0.9 18 0.9 1.8 2.14 46 61-80 0.95 21 0.95 2.1k 2.32 53 81-100 1.0 25 1.0 2.5 "�a: 7 2.5 60 2* ,; GARVEY AVENUE SPECIFIC PLAN 3 - 25 LAND USE, ZONING, AND DEVELOPMENT STANDARDS 3.4.3 BUILDING PLACEMENT Figure 3.5 Building Placement Buildings shall be placed on the street a) I frontage property line or front setback line. L Ji J Specifically,lots located in the GSP-R/C or GSP zones, 60 percent of the building Property Line o r Building u i I d i n Q-: Setback Line g a must be placed on the property line (nonresidential) or setback(residential) (Figure 3.5). For the GSP-MU district, this ' percentage increases to 75 percent. The Review Authority may grant exceptions for: Garvey Avenue , a. A narrow lot under 50'in which a Minimum 60%-75% 24' driveway is necessary because of Lot Width } no side street, alley, or easement can provide access to required Lot Width parking on the rear of the lot or < site; b. The initial phases of a multi-phased �� building project that will occupy the entire frontage upon I L D I N G DESIGN be followed in the Garvey Avenue Specific completion; or A eviously stated, the design standards Plan area. However, the Specific Plan c. A project proposed with a d guidelines of this Specific Plan are underscores the importance of high-quality pedestrian-only plaza open to the largely consistent with those in the Garvey building design in all development within public occupying a portion of the the Specific Plan area. Buildin modulation street frontage. Avenue Master Plan and Rosemead's p g -Nom ► Mixed-Use Guidelines. The two previous is required. Porches,patios, stoops, plans have already extensively addressed guidelines for building design that should 3 - 26 April 21, 2015 - Preliminary Draft LAND USE, ZONING, AND DEVELOPMENT STANDARDS and terraces at the entrances of ground- Figure 3.6 Façade Plane Modulation related units, sidewalk arcades fronting commercial uses,and open-to-the-air roof terraces and shallow step-backs at the top ..=floors of structures are encouraged to I � ■■■��' create transitions from public to private Minimum Mr ,- spaces, emphasize sheltering at entrances, 18 in. encourage indoor and outdoor use of ground-floor space,relate new buildings to Maximum 60 ft. Maximum 60 ft. existing buildings, and to create human- scale massing accents within the context of 1+ overall building bulk. • Façade plane modulation is • Facade depth modulation.The required. The wall plane of street- design of windows within building New buildings and additions to existing facing facades shall be modulated a facades should emphasize minimum of 18 inches individual windows that are setback buildings shall incorporate at least one or perpendicular to the plane at least into walls to create distinct patterns more of the following types of modulation. once every 60 feet,as measured of shade and shadow. • Building modulation. New along the property line. Façades • Façade material modulation. Use of buildings and additions should Ilk should be modulated with elements high-quality materials like smooth utilize modulation of mass and N including but not limited to vertical finish stucco,brick,wood,and bulk to reference adjacent building and horizontal breaks in the stone are encouraged. heights and existing massing building façade plane, setbacks at patterns seen along Garvey Avenue upper levels, changes in material or Street-facing facades of all buildings shall to create transitions and color,use of ornament,changes in incorporate glazing(windows) and relationships between new and old height, and incorporation of other openings providing light to adjacent and to relate the scale and massing design elements that create spaces,rooms, and uses.As outlined in of new structures to the scale and differentiation in the architecture massing of the surrounding to create visual and architectural Table 3.4,windows and openings facing neighborhoods. interest. streets shall constitute a minimum of the GARVEY AVENUE SPECIFIC PLAN 3 - 27 LAND USE, ZONING, AND DEVELOPMENT STANDARDS Figure 3.7 Minimum Building Glazing Upper Floor Uses Minimum 30%Glazin• iiiHrin El °I Upper Floor Uses Minimum 30%Glazing 1 I i - .;. ,. L ililli ...1 moo 1 n, ffwR : ___i 0 a El H iii gi=n v . __,... Alt II 11 M _..... ____ . is s,...a. amml N. , .,,,,,,,,,,,.... _ _ — _ __. II . ................_ ,...„ Nonresidential Ground Floor Uses Residential Ground Floor Uses Minimum 50% Glazing Minimum 40%Glazing I Q JEWELRY A BABY BOUTIQUE la ii • 11111111111111111111•M 111•11■ 1 art. a A. �...�. a r X11 ■ 1 Minimum 50% Glazing for Nonresidential Buildings 3 - 28 April 21, 2015 - Preliminary Draft LAND USE, ZONING, AND DEVELOPMENT STANDARDS following percentage of street-facing design. All rooftop mechanical Residential ground-floor, on-street building faces: components shall be fully screened from entrances. • 50 percent of the wall for the view of public right-of-ways or Residen a mixed use development nonresidential ground floor uses; residentially zoned properties. 44,11 hkve a crate and secure on-street • 30 percent of the wall for 4 pedestrian access to the residential units. nonresidential upper floor uses; To enhance the sense of connection • 40 percent of the wall for 3.4.6 BUILDING ENTRANCES residential ground floor uses; and For parcels fronting Garvey Avenu- th between ground floor residential units and • 30 percent of the wall for entrance to a ground fl. use djacent right-of-ways,entries to these residential upper floor uses. units should incorporate stoops, front shall face Garvey Avenue. R 'den.1, se• 3.4.5 ROOF AND SKYLINE should have their own orb,s` a entran. yards separated from sidewalks by low, FORMS while nonresidential uses abutting Garvey walls and gates,entry alcoves,awnings, The design of varied roof and skyline Avenue shall provide at lease treet canopies, architectural accents, surrounds, forms including pitched roofs,variation in facing,pedes 'an- ' 'ty _ance that and details. roof heights on a single building,high- shall serve as trance to the • quality roof materials (such as tile and busines Entrance Frequency. On street frontages,ground-related metal), corner towers, and mixing of "�! entrances shall occur at least once every pitched and flat roofs is encouraged. Pedestrian-priority primary entrances 150 feet,as measured along the front on Garvey Avenue. Design of roof and skyline forms. 1 to ' r pace shall be arranged to orient property line. Ground-related entrances Penthouses,parapets, stair and elevat. t the Garvey Avenue entrance as the include entrances to ground-floor uses, enclosures, and air conditioning u ' •. .n. cry entrance. Signage shall be used to residential units,clusters of residential mechanical equipment shall be " direct persons toward the primary units,lobbies, or private courtyards. integrated into the overall 't -. entrance. Street-facing nonresidential design and expression of r • entrances shall be unlocked and accessible Paseos and pedestrian walkways to the public during business hours. encouraged. addition through the use of a ent Pedestrian walkways or sidewalks shall materials and colors that match e overall connect all primary building entrances to GARVEY AVENUE SPECIFIC PLAN 3 - 29 LAND USE, ZONING, AND DEVELOPMENT STANDARDS one another. Pedestrian walkways shall also Boulevard,nor be adjacent to an providin a sense of human scale,variety, connect all onsite common areas,parking existing residential use. and ' t within the overall context of areas, storage areas,public open spaces, • An elevated walkway, skyway, or b ' g s and groupings of bays are bridge is only allowed to facilitate and recreational facilities. Public paseos are encoiged. ch details include but are resident access to an adjacent strongly encouraged to enhance pedestrian '',,recreational amenity. '�- not li ted to recessed entries at mobility throughout the Specific Plan area • Each buildin g shall be connected orefts,recessed storefronts,display for all residents and visitors. to no more than one other '■•ows,projecting bays,integral awning, building. L. i ' ation of true dividing mullions, Elevated walkways, skyways, and • A maximum of one elevated r transoms over entries, and integral signs pedestrian bridges are prohibited. walkway, skyway, or bridge is and sign boards. One of the Specific Plan purposes is to permitted per building. For example,if an elevated walkway is Figure 3.8 Example Nonresidential Building Façade encourage Garvey Avenue's pedestrian connects two buildings on their orientation,walkability,and street life. third floors, no other elevated 4 Elevated walkways, skywalks, and bridges walkway is permitted to connect decrease the likelihood of pedestrians any other on any other floor. BABY BOUTIQU� walking at street level.As such, elevated • Elevated walkways, skyways, or I g bridges shall not cross over a t =___� walkways, skyways,and bridges between street,public park, or public open I j buildings are limited. Elevated walkways, space. Li 2 1 4 skyways, and bridges between buildings are r . g , . • I` allowed under the following conditions: ROUND FLOOR DESIGN • Elevated walkways, skyways,or d floor design shall be high-quality, • DOORS brides shall connect buildin s edestrian-oriented •and sensitive to the • WINDOWS g g • FACADE TREATMENTS located internally to a site. Elevated, use. Residential units'ground floor 4 DECORATIVE BUILDING MATERIALS walkways, skyways,or bridges shall 5 BLANK WALL design should be significantly different not connect buildings located on Garvey Avenue, San Gabriel than the design for nonresidential. yStorefront configurations and details 3 - 30 April 21, 2015 - Preliminary Draft LAND USE, ZONING, AND DEVELOPMENT STANDARDS Ground floor residential units allowed. Avenue. Storefronts and usable First Floor Elevation: Nonresidential uses In mixed use settings,ground floor nonresidential spaces shall comply with all The fir habitable floor shall be located no residential dwelling units are allowed on standards and guidelines in Rosemead's more than two feet above or below the any lot and on any street frontage, Mixed-Use Guidelines and of Section ' tin grade at any point along a street provided storefronts and usable 5.5.1. Nporjribbb line. commercial space are located along a minimum of 50 percent of the length of First Floor Elevation: Residential uses the building frontage adjoining Garvey e first habitable floor of a residential- only building shall be located at least two Figure 3.9 Building Height feet above existing grade and no more 411111■111111111111k than three feet along a street property line. Cr" 41 _..0111111111,1111111I1.111 -- ^ Minimum ground floor height. - - Lu v The minimum height of nonresidential iii■mr—.....7■11 toominlimmemmit s ground floor spaces shall be 14 feet.The ji COFFEE SHOP =a� minimum height of residential ground floor spaces shall be 10 feet. This height OKSTORE I 14 cp c shall be measured from the floor of the Iiii"........ co first story to the floor of the second story. 1111 m If there is no second story, the height �.® !lil■ cn c shall be measured to the top of roof. I a) V GARVEY AVENUE SPECIFIC PLAN 3 - 31 LAND USE, ZONING, AND DEVELOPMENT STANDARDS Storefronts and nonresidential uses Figure 3.10 Minimum Usable Depth required at ground floors. Storefronts and usable nonresidential space Wrap Storefront shall be located along the required ground Minimum 20 ft. floor street frontages of buildings per Table 3.4 of this Plan and have a minimum ~ IN i• useable depth of 40 feet along 60 percent the length of the building frontage and s } Q 4- in no case be less than 20 feet in depth. At a' a 0,1 a corner lot where storefronts and a) nonresidential uses are required, ,} storefronts and nonresidential spaces shall Q D ♦ 'war turn and wrap around the corner for a ��l., h. minimum length of 20 feet, Figure 3.10. #�#' ####�. Glazing at ground floors. Use of mirrored and reflective glazing # ## materials and glass is prohibited. At the I ground floor of buildings where the use is g g I • I I �III* nonresidential, use of clear glass is W required. After installation, clear glass windows at the ground floor of nonresidential uses shall not later be Minimum 60% treated so as to become opaque or to be { blocked so as to prevent visibility of the { Lot Width ground floor interior from the sidewalk. 3 - 32 April 21, 2015 - Preliminary Draft LAND USE, ZONING, AND DEVELOPMENT STANDARDS Security elements and decorative 3.4.8 PARKING STANDARDS Parking location. grillwork at ground floors. AND DRIVEWAYS Surface parking along Garvey Avenue is Upward rolling, side folding,or moveable Required parking shall be determined by not allowe in the front of buildings. security grills and elements shall not be the standards outlined in Table 3.4 of this Surface par in the rear of a lot shall be installed on the exterior side of ground Specific Plan. Parking standards and permitted. Notwithstanding the floor and street-facing storefronts, driveways shall comply with the folio •._ .-q ments of Table 3.4,partially windows, openings, entries, and facades. requirements: , s, • rranean and fully subterranean On the interior side of ground floor and ril\ Figure 3.11 Curb Cuts street-facing storefronts,windows, 4 ® li openings, entries and facades,upward c i I rolling, side folding, or moveable security 1 4, 450 ft. grills and elements are allowed and should ai I be designed to be integral to the o # . architecture of the building and opening. a- L____ Such devices should utilize dedicated N U !US __ interior side pockets and ceiling cavities such that the grill and all mechanisms N associated with the security element are not V visible from the adjacent public right-of- way and sidewalk and regardless of 4 a) I installation method shall be at least 80 T� 600 ft. percent open to perpendicular . Fixed 2I Z L\ I decorative grillwork and r • o l N allowed at the ground fib'flo• alta s L J le:8oPentonto dicul F y U V 410110 V V GARVEY AVENUE SPECIFIC PLAN 3 - 33 LAND USE, ZONING, AND DEVELOPMENT STANDARDS parking may extend to street-fronting street, sidewalk, or lot line by a minimum b. Open space amenities for public property lines. For corner lots,surface five-foot in-depth landscape buffer. use such as trees, seating,and parking lots shall be accessed from a side recreational amenities should be street or alley. Tuck-under parking. provided in open space. High quality pavers and paving materials Openings to tuck-under parking spaces shall be used for all plazas and Residential and nonresidential shall not be visible from the street or fr hardscape. Shade trees should be separation. an adjacent property. provided in all open space. Parks Residential parking may share an entrance and greenways should be designed with with nonresidential parking,but shall be Tandem parking. high quality benches,lighting, paving, and landscaping. separate from the nonresidential parking Tandem parking within a 3w.• par c. Community Benefit Incentives are area,with access restrictions where areas may be allowed ; • a P for available for providing more open necessary. multi-family project .1014 e resit, tial space than is required, see 3.4.2. component of us s. d. Public open space shall be Driveway or curb cut frequency. landscaped. At least 40 percent of required open space must be For parcels of less than 300 feet in length 3.4.9 • . . AND landscaped in the GSP-R/C and only one vehicular access point may be R E C- , T • . GSP zones,while at least 50 permitted. For all other lot frontages,a Usable Public and Common Open percent of all open space shall be maximum of one vehicular access point for Spacj landscaped in the GSP MU zone. e. Residential and mixed use each 300 feet of street frontage is a. All nonresidential and mixed use development shall have at least 300 permitted, see Figure 3.11. development shall dedicate at least square feet of usable common 4 10 percent of the total project area q Landscape buffers. to open or public space. For 7,000 open space per dwelling unit. f. All usable common open space sq. ft. parcels, this would be 700 sq. shall be conveniently located and Parking that is visible from streets and ft. of public space. For 20 acre y sidewalks or located alon ear side': .., a p p readily accessible from all side, parcels,this would be 2 acres of residential units in a mixed use interior lot lines shall be buffered from the open space.All open space shall be development. public unless parcel location does g. Each usable common open space not allow public access. shall have no side with a dimension 3 - 34 April 21, 2015 - Preliminary Draft LAND USE, ZONING, AND DEVELOPMENT STANDARDS of less than 10 feet and may maintained in accordance with The Review Authority may grant incorporate any areas of the site approved landscape and irrigation. excep ' to the open space requirements except where it is within five feet All landscaping should use high- of public rights-of-way,private quality materials. Lot sizes of under 10,000 sq. ft., a.streets and alleys, and shall not include or incorporate any Usable Private Open Space. with no feasible public access. driveways or parking areas, trash a. Each dwelling unit shall also have a b. The initial phases of a multi phased pickup or storage areas, utility private patio or balcony for usable building project that will provide full areas, or on any rooftop where private open space that is not less open space upon project mechanical equipment is located. than 75 square feet in area in the �► completion; or h. There shall be a minimum distance GSP-R/C zone and 100 square feet c. Any major development that builds of 15 feet measured horizontally in the GSP-MU zone, and shall a high-quality public park or open between any swimming pool and have a minimum dimension of not space directly adjoining or within the nearest point of any balcony, less than eight feet (ground floor) 25 feet of a residential building that porch, second story patio, sun and five feet (balcony) can be used by both residents of deck, or other architectural feature b. No portion of any private patio or the co located building and the of a building or structure with balcony shall be used for the general public, either through windows, doors, or other openings permanent storage of rubbish, property donation to the City of of sufficient size to permit the junk, clotheslines, or garbage Rosemead,if accepted by the City passage of persons receptacles. "Permanent storage," of Rosemead (to be managed and i. Courtyards internal to a project,or 4111 as used in this subsection,means maintained by its Recreation& enclosed on at least three sides, the presence for a period of 48 or Parks Department as a shall have a minimum width of 40 more consecutive hours on a patio neighborhood park), or through feet, and shall be landscaped with a or balcony. retained private ownership and full ratio of hardscape to planting not c. Private open space must be open private maintenance with full exceeding a ratio of one square air,not fully enclosed with walls. public access,i.e.,a Privately foot of landscape to one square Private open space cannot be Owned,Public Open Space. foot of hardscape. Pools and spas covered by a roof by more than 50 shall be excluded from this ratio. percent of the area; however, j. All required usable public and balconies can have up to 100 common open space shall be percent ceiling coverage. developed and professionally GARVEY AVENUE SPECIFIC PLAN 3 - 35 LAND USE, ZONING, AND DEVELOPMENT STANDARDS 3.4.10 S I G N A G E STANDARDS Standards (17.36.060), and Condominium All signage should comply with guidelines Conversions (17.36.070) also apply as outlined in the Garvey Avenue Master Plan general development guidelines.All and in Rosemead's Mixed-Use Guidelines. condominium applications shall include: Bi-lingual signage is allowed, and 1) Proposed Site Plan encouraged in areas where shoppers are 2) Preliminary Grading Plan most likely to benefit from it.When 3) Preliminary Landscaping Plan storefronts use bi-lingual signage,English 4) Preliminary Lighting Plan \I I I I I°I+ 5) Preliminary Master Sign Plan must be used, at minimum, for the store's 6) Proposed Condominium name and should be clearly located in the Documents center of the storefront signage. 7) Delineation of Shared Spaces and Access 3.4.1 1 . CONDOMINIUM 8) Other Information that the SUBDIVISION STANDARDS Community Development Director determines may be necessary to Nonresidential and residential evaluate the proposed project to condominiums are permitted in the GSP- ensure consistency with the Garvey R/C and GSP-MU zones. All Avenue Specific Plan,Rosemead's condominium subdivisions within the General Plan,the Zoning Code, Specific Plan area,whatever the parcel siz , and other applicable City regulations and requirements. shall be processed and developed in accordance with the provisions of development standards and revaw set forth in this Specific Plan. g provisions in Rosemead'voning Code relating to Procedure and Sub ttal Requirements (17.36.050),Deve pment 3 -36 April 21, 2015 - Preliminary Draft chapter 4 OPPORTUNITY PROJECTS AND SITES IN THIS CHAPTER The ideas,.and i'spirations on the following pages represent vital, 4.1 Garvey Avenue Mixed-Use Destination at the Former tan_'ble opportunities to re-energize and catalyze development LA Auto Auction Site , , • Garvey Avenue. Taken together, they provide a vision for a 4.2 Garvey Avenue "West Gateway" Specialty Retail evitah:;<• Garvey Avenue,with successful new businesses in Destination reviously vacant storefronts along the corridor, new residents in 4.3 Garvey Avenue "Prototypical Developnt" mixed use developments with active ground floor retail on Opportu Sites formerly empty and desolate parcels, and a vibrant new 4.4 Garvey Avenue Streetscape Redesign Opportunity streetscape design that calms traffic and welcomes pedestrians and ProjekE bicyclists. Garvey Avenue's catalytic projects have the potential to remake the area into a vibrant place and neighborhood, with a bright, light future. <,‘ y In the future, a transformed LA Auto Auction site becomes a central mixed-use walkable community destination, filled with stores, outdoor cafes, entertainment venues, parks, greenways, and new homes.A re-imagined Landwin site complements the redeveloped LA Auto Auction site with a new hotel, GARVEY AVENUE SPECIFIC PLAN 4 - 1 ground floor retail and open space along a and sidewalk gardens, a green median, and in the livability and attractiveness of the revitalized Alhambra Wash–the first big green swales that manage stormwater–all entire street. The LA Auto Auction site is step in achieving the vision for a major new of which help calm vehicle traffic, reduce bosh the single largest parcel and the greenway corridor.A vacant site at noise, improve air quality, reduce city largest vacant parcel in the Specific Plan Prospect Avenue becomes a specialty maintenance expenses, and provide shade area, over 17 acres in size. It is located on shopping hub for the neighborhood and and respite for a livable and appealing , ,t the north side of Garvey Avenue between drawing residents from other nearby urban environment. Spathmore Avenue and Pine Street, and neighborhoods. Up and down Garvey , centered on Kelburn Avenue. It directly Avenue, vacant or underutilized sites are Figure 4.1 shows the breadth and overall borders another key opportunity project redeveloped to their highest and best use, vision for catalytic develo ment projects site, the Landwin Property, which extends with new high-quality nonresidential and on Garvey Avenue. These are visions— from the eastern boundary of the LA Auto mixed use buildings that bring life, energy, examples of what may accon the sites. Auction site to Alhambra Wash, with a and people to the street. < 1k small extension through to San Gabriel 4.1. GARV,E NUE LA Boulevard. Though the two properties are Meanwhile, a redesigned streetscape AUTO A.0 ION AND owned separately, for purposes of an (partially funded by and complementing LA N D W I N SITES MIXED overall integrated development vision for the new private realm catalytic USE D E S T I N A T 10 N this area, the two sites are considered development) signals the dawn of a whole A once-in-a-lifetime development together here. Figures 4.2 and 4.3 show new street–a real place with a strong opportunity, the former LA Auto Auction the location and existing condition of the identity and gracious new community and Efandwin Property sites have the former LA Auto Auction site and the space that invites and prioritizes greatest potential to transform Garvey Landwin Property. pedestrians and rapid transit users; with Avenue and be a catalyst for further new separated bikeways tha4create safe, development up and down the street. It is comfortable passage for bicyclists; and with an unprecedented opportunity to guide cohesive new landscaping like new trees development in ways that can make and spur dramatic and tangible improvements 4 - 2 April 21, 2015 – Preliminary Draft Figure 4.1 Map of Opportunity Projects and Sites 1 ----i) 1 1 ._, 1 CI LOF c'OF j MON I ROS -, i I ! ir,---- " - • we i former LA auto landwin 7,41 _......... auction site ., property It _: , I ga11waY t IT l f l GARVEY AVENUE° } ( lil - = _ i.. _.S I isnit :I • — ----' . '. .. .'''. i — Rosemead Garvey Avenue Specific Plan City Boundary +'`'i Catalytic Projects Specific Plan Area Legend Catalytic Project Site I I 1,...,......—, ..—,1 ET) "Prototypical Development" 0 400 800 1,200 feet O Catalytic Project Site t,,"\ I G GARVEY AVENUE SPECIFIC PLAN 4 - 3 Figure 4.2 Aerial Map of LA Auto Auction and Landwin Property Sites C ITY OF ROSEMFAD - —�. '.2 _ ... Site 1 A: Former LA Auto Auction Site -- Site 1 B: Landwin Site = , NFI�TMORE 5T ^ % 1-.m` '∎ r ! , t t. _ .—•—.—.—. .:7!"-7--.:17,---.1_-- —• II 4 L • ;11:1' r t.a �1.. T 1 CD Lrl ` fir• _ 4 ? • '] EYE m G1 ',t - 1� 1 - _ crt r- ;.udi a lu 1ai, (u'r � L!1",I tea.--�-:� gliY+-iY & ,f. 9 r`,r . �+' Y ' .. .t �i •a. YY r.�r—r —.—. T L -r _--.—.-- s -D I+-_ . .. - - Rosemead Garvey Avenue Specific Plan rmer LA Auto AuiNon l M I G Former LA Auto Auction-Landwin Site Design dwtn Sae Boundary Legend'' Existing Aerial, o 100 zoo 400 feet 4 - 4 April 21, 2015 — Preliminary Draft Figure 4.3 Existing Photos of Landwin Property(top)and LA Auto Auction(bottom) Sites y - .-...MkSOG'4.1}.ZR. .o1P,-,4 ;;R iG L q _mod �IN—f AbfI vogM��x er t s" V ■ 1 ,: - _ Alhambra Wash cuts through the Landwin Property The Landwin Property east of Alhambra Wash is undeveloped 1 • _ ' SALE,�k LEASE 16.96 M.IsF. _ CALL Vivian Liu -II' • it 'ter - i,J. -Al- kK)A i Hi V_ ell .._ 1-888-955-8899 rt _ . (2ci 560 33F0 �> -, _ 1i I I L-•Ii S , . P ji ros.i...w.iv(ip,l 1 Liii I lilt 11. /li%11 110411101111. . ' Iii'it Ilk lurvisi. 1 r /11111i 111110 Alit , IIP.Pillpi— 1 IuiiiiiiiiiiuiiL'nr ! 4it4!: ...L'::l The massive LA Auto Auction site is a forlorn,weedy parking lot today The LA Auto Auction site is an attractive parcel for redevelopment GARVEY AVENUE SPECIFIC PLAN 4 - 5 THE FORMER LA AUTO Garvey Avenue Master Plan or this Specific housing. It will be crucial to incorporate AUCTION AND LA N D W I N Plan. It would significantly change Garvey the input and needs of the current PROPERTY SITES TODAY Avenue, but largely in negative ways. community living on the Landwin Due to its size and development potential, Furthermore, due to the site's location not Property in the planning and development the former LA Auto Auction site currently on a major freeway or near a major process, and to avoid simply displacing has a special designation in Rosemead's crossroads, the kind of large-scale, regio n them. General Plan as a"high-intensity" big-box development currently envisi. , commercial area, specifically High for the site is not considered ecoomically THE VISION Intensity Commercial Area 1. It is feasible. The Garvey Avenue Specific Plan envisions currently zoned C-4 Regional Commercial. The zoning effectively calls for the former A ' and suggests an entirely different kind of The Landwin Property, sited directly east development for the LA Auto Auction and Auto Auction site to be developed with of the former LA Auto Auction site (Figure Landwin sites, a mixed use destination that "big box" and chain-store retail, along with 4.4), has similar transformative potential. is pedestrian-oriented, neighborhood- and a hotel. To accommodate this kind of Much of the Landwin Property sits empty much of the land would be p �' p�' small business-focused, and with a network and undeveloped today. The property of parks, open spaces, and greenways developed with surface parking lots. The straddles Alhambra Wash, a major reen instead of large surface parking lots. It development would be essentially car- amenity amenity that is not being utilized to its could accommodate a significant amount oriented with little to no pedestrian- g reat potential, fenced off from the public. of commercial and entertainment orientation; as a result, new car traffic from It is a large combined parcel, thou gh not development, but in a far more livable and around the entire region would be expected nearlr as large as the LA Auto Auction site. Y g sustainable way that develops the land to significantly increase. The existing , Its western half is currently the�in use, as e more efficiently and cost-effectively. zoning and development designation is out Paradise Trailer Park. Though the trailer of step with the needs and character of the park may not be the site's highest and best surrounding neighborhoods, and does not use, it is nonetheless home to a number of represent the kind of development people, and offers needed affordable envisioned for Garvey Avenue in either the 4- 6 April 21, 2015 - Preliminary Draft Figure 4.4 Existing LA Auto Auction and Landwin Site Map CITY OF ROSEMEAD Site 1A:Former LA Auto Auction Site - sit Site 1B Landwin Site u \\ i '\ ii,VIIr i.rum.t'�u9t wa7 vow imam vaarl zZ•—•ra•�-_•-•.2 .2 `• �- _ �• i 1 i i ...... . r. . I 1 t �._._.� L. _ ._I _,—; r__, \, • \ 1..[.—._..t- -— — s I , tystamvaitsemootei . ..r-1--------.... ..........4.'11 .) r t Rosemead Garvey Avenue Specific Plan Specific Plan Area Forma LA Auta Auction! ® M I G Former LA Auto Auction-Landwin Site Design Prindples Legend La._�co ite Boundary r.....1 r----, Existing Conditions NeigliborhooJ Street 0 100 200 400 feet GARVEY AVENUE SPECIFIC PLAN 4 - 7 It would create high-quality public parks, which would itself be extended east and encourage active transportation open spaces, and greenways, and build a to San Gabriel Boulevard and recreation significant amount of attractive residential • Include paseos, midblock crossings, and pedestrian passageways to sore Alhambra Wash development to accommodate Rosemead's p growing population. Parking would be further break up the street grid and • Capitalize on development on ensure full pedestrian connectivity parcels bordering Alhambra Wash minimized, centralized, and tucked out of F,, to begin restoring this natural sight to minimize its negative impacts as Foster Walkable Neighborhoods . feature and revitalize this open much as possible. Safe, pedestrian-friendly • Improve pedestrian safety Garvey space amenity new neighborhood streets would be Avenue, including new midblock • Require public access along the reconnected through the site; the scale and crossings and enhanced existing Wash itself, and require new public character of the surrounding crossings greenways to be built along the neighborhoods would be respected • Narrow and improve Garvey creek edges with new development throughout the development. The entire Avenue crossings at Brighton, • Highlight the Wash at Garvey area would be neighborhood, rather than Strathmore, Denton, Kelburn, Avenue with wayfinding, Falling Leaf, and Pine Streets for educational signage and special regional-focused. pedestrian and driver safety design features • Narrow and improve San Gabriel • Study extending the greenway Design Principles Avenue crossings into site, at along the Wash throughout The Specific Plan identifies seven key r Virginia and Park Streets Rosemead, where possible, to design principles for the LA Auto Auction • Design blocks at a pedestrian scale, eventually connect to Rio Hondo and Landwin sites. including alleys and mews, and and Whittier Narrows Recreation keep new streets narrow for Area. Restore the Street Grid pedestrian safety and livability • Extend Denton, Kelburn, Falling • Invest in a new network of Leaf, and Pine Streets across greenways that connect open Garvey Avenue and into site, spaces, residential, and retail areas, connecting to Virginia Street, 4- 8 April 21, 2015 — Preliminary Draft Active Garvey Avenue street frontage • Build smaller buildings along site walk and bike to and family- • Redevelop sites with active, edges and larger buildings friendly entertainment that appeals pedestrian-friendly ground floor internally; require building setbacks to Rosemead's residents retail along Garvey Avenue to soften the impact of higher ` ®. • Ensure the entire street wall along buildings Design with Tallest Buildings Internal to Garvey Avenue is activated with • Use green buffers along property Site retail for the length of the site lines and greenways and creek ▪ Build tallest buildings internally, Enhance Garvey Avenue's buffers along Alhambra Wash to set back from Garvey Avenue, San • Gabriel Boulevard, and the streetscape with new landscaping, respect neighbors and ensure public kit-,- street trees, lighting, street access to key natural features residential neighborhoods to the furniture, bike parking, and other • Use green buffers and cladding on north and west amenities and around any stand-alone ▪ Capitalize on Community Benefit parking facilities Incentives to bring needed Design Sensitive Transitions i , community benefits to the • Ensure new development follows Serve and Support Surrounding neighborhood like open space and design guidelines in this Specific Neighborhoods parks Plan, and ensure that all • Ensure all development opens to • Consider wind and shadow nonresidential development follows and welcomes residents from impacts; assure minimal shadows design guidelines in the Garvey surrounding neighborhoods, rather on parks and open spaces Avenue Master Plan, and that new than being internally-focused, mixed use development follows the closed off, and unwelcoming A diagram series in Figure 4.5 illustrates design guidelines in Rosemead's =- • Ensure permeability by designing a these design principles. Mixed-Use Guidelines V network of streets, alleys, and • Use context-sensitive design to greenways that connects to and ensure all new development through the site from respects the scale and character of neighborhoods the surrounding residential • Include neighborhood-serving neighborhoods retail that nearby residents can GARVEY AVENUE SPECIFIC PLAN 4 - 9 Figure 4.5 Diagram Series—LA Auto Auction and Landwin Site Design Principles Restore the Street Grid ee Extend Denton,Kelburn,Falling Leaf,and Pine Streets across Garvey Ave and into site,connecting to Virginia Street C I TY OF R O S E M EA D ee Extend Virginia Street east to San Gabriel Blvd .Design blocks at a pedestrian scale,including alleys and mews to further break up the street grid and improve pedestrian connectivity on Include a network of greenways that connect open spaces and encourage active transportation and recreation • Site 1A:Former LA Auto Auction Site --et—Site 1B:Landwin Site r u ii .rr.. .......... .a-V•sr.•aw-aarv •�sa•=•ss•rsi•s\i‘- \--1, N il i 1 D i ir-_-_•_•r--- i , L 1 . h: 1.. atiaVAMINNEMOOM - Rosemead Garvey Avenue Specific Plan �` Alley Mew Former LA Art-Aucdori I G.r:,nvay 1 Aa,ve rruii ED it., 1 (.-_, Former LA Auto Auction-Landwin Site Design Landwin Sae B,und Legend an• j Mai,:r Corrrl it ;1 Restore the Street Grid 100 200 400 feet 1 4- 10 April 21, 2015 - Preliminary Draft Foster Walkable Neighborhoods «.Shorten and improve Garvey Avenue crossings at Brighton, Strathmore,Denton,Kelbum,Falling Leaf.and Pine Streets CITY OF ROSEM EAD •.Shorten and improve Sari Gabriel Avenue crossings into site •.Design blocks at a pedestrian scale,including alleys and mews, and keep new streets narrow for pedestrian safety and livability «.Invest in a new network of greenways that connect open spaces and encourage active transportation and recreation Site 1A:Former LA Auto Auction Site '-4 Site 1B:Landwin Site IM i II •arwarrev—Ara t•S:.:■—••rss•rsa•rsr 1i • ._., r •-•-•-• I = = 11111 I fro-l'i.. '''j—'_ =Ill* IniP I1'K 19� 611111 L._.—.., I ( ( \ A zi I co 11 d--- -- -- _-- II;IL' ilL _ ,...____.r[. I ,n, ll HIM ` t ., 40 . Rosemead Garvey Avenue Specific Plan Former LA Auto Auction-Landwin Site Design n k a• n.n I G Legend Foster Walkable Neighborhoods . GARVEY AVENUE SPECIFIC PLAN 4- 11 Restore Alhambra Wash ..Capitalize on development on parcels bordering Alhambra Wash to begin restoring this natural feature and revitalize this open space CITY O e oO� ^^C^D au Require public access along Wash itself.and add new greenways OF R I V'EA along the creek edges with new development •Highlight the Wash at Garvey Avenue with signage and design features xx Consider extending greenway Site 1A:Former LA Auto Auction Site Site 1 B:Landwin Site A\\ a _• 1I I \I\ r_._._. " r I t ,_._. _ I' t\, to.:, ., , 411111111.111111.111111111ei L. — — ■ .- ,, .. \, 0: _.y t . . -•-- ----•—•.1 r tl i , p f.P1.1e,AT Rosemead Garvey Avenue Specific Plan 1--tnso,LA A r .1.rrr a,�v+ c=v.-^7"all (_- I • -- Former LA Auto Auction-Landwin Site Design l — -- Legend !AIM* Restore Alhambra Wash .„t._.,hood Street r a 0 100 200 4(X)feet 4 - 12 April 21, 2015 - Preliminary Draft Activate Garvey Avenue Street Frontage 4 Redevelop site with ground"floor retail along the length of Garvey Avenue .•Ensure the entire streetwall along Garvey Avenue is activated with ret sl C I N O F RO S E M EAD .•Enhance Garvey Avenue's streetscape with new landscaping,street trees, lighting,street furniture,bike parking,and other amenities .•Improve pedestrian safety Garvey Avenue,including new mldblock '3 crossings and enhanced existing crossings ‘, ..Ensure now development follows de° :,.., .. .,Gan 4. Master Plan _ Site 1A:Former LA Auto Auction Site --"–kit—Site 1B:landwin Site A 3 \ \ _..• a.. __..7 ...air vaaeviaars,aar warm LRLr.t -_.. .._ h _ rS'eft7: 71 1111 I. !or t._____.. I II �.,.' .�—•—i — Mg q III ; NM i.._._.'l ' , m ._.r_..1----- I 1 _ `, m I MI CO 1.1'1 f I v., , J� v \ ,.. im t ..1 \,-- 3 1 L:.., I -,Via ( t „.t_f 24 11 1 1 114/14. ........ Rosemead Garvey Avenue Specific Plan Lzpec f:Plana 4--*114-44444r LA Auto Aur:vaon Former LA Auto Auction-Landwio Site Design La dr n s to Bu, ,1ary �a are.nvrav f Attie Trail M r G Legend M., rr,,n,dn, Lmi Activate Garvey Avenue Street Frontage Nv,ghbonccod Street .;, 2(0 400 feet GARVEY AVENUE SPECIFIC PLAN 4- 13 Design Sensitive Transitions ..Use context sensitive design to ensure all new development respects the scale and character of the surrounding residential neighborhoods CITY O F ROS E M EAD ••Build smaller buildings along site edges and larger buildings eternally, and use building setbacks to lessen the impact of higher buildings ••Use green buffers along property lines and greenways and creek buffers along Alhambra Wash to respect neighbors and natural features 't,_ .•Use green buffers and cladding on and around all parking is Site 1A:Former LA Auto Auction Site --lilt--Site 1B:Landwin Site i I R 1' r, —.—.—. 1 II y�I I �! �, \ 'ICII'I�. 1 ir• 'I . ,� .........1.•-—-— 1111 go ill Pi ,IN �` , MI MI. . rn_ ' c,:,,—,_ow j r...� , 111 ______________ `4 m 77 C �.�.�._._.J 1........r."'”........."..1......■._........._L_._._._._._._._._. . , lijidt......_. 1 1 Rosemead Garvey Avenue Specific Han ar r fin alt +r.•�n ..,,• Former LA Auto Auction-Landwin Site Design 1 1 r . t y .i,n, "9r' ' tr', — — — — —. — Legend Major�a, UlIehI 'AIM* l ■■r1 Design Sensitive Transitions Neighborhood Street _A 0 100 200 411(11,,.t 4 - 14 April 21, 2015 - Preliminary Draft Serve and Support Surrounding Neighborhoods ••Ensure all development opens to and welcomes residents from surrounding neighborhoods,rather than being internally-focused,closed CITY OF ROSEMEAD off,and unwelcoming •.Ensure permeability by designing a network of streets,alleys,and greenways that connects to and through the site from neighborhoods •.Include neighborhood-serving retail that nearby residents can walk and } bike to and family-friendly entertainment that appeals to residents Sit.1A:Fotmer LA Auto Auction Site --- —Site 1 B:Landwin Site r k 111 Mi •••9.11111. 'PULLEY Ina7+i•Win/9"1.11/1141 1Sa'U%MP T',- v7.11 .1 Vail. Ste' •..L•iTi=1•11.91 _ r 1: .._.7 I - i-- r-._._. R _allIl � i I pp ,. pa co — _ sue _a, -: „iii,"' i,i - < , iI'.... .„ .... • i LW t ! i , Rosemead Garvey Avenue Specific Plan Former LA Auto Auction-Landwin Site Design Legend Serve and Support Surrounding Neighborhoods . GARVEY AVENUE SPECIFIC PLAN 4- 15 Design With Tallest Buildings internal to Site .s Build tallest buildings internally,set back horn both Garvey Avenue and the residential neighborhoods to the north and west C i TY O F RO S E M EAD .•Build smaller buildings along site edges,and use building setbacks to lessen the impact of higher buildings .•Capitalize on Community Benefits■ncentwes to bring needed community benefits to the neighborhood like new open space .•Consider shadow impacts,and assure minimal shadows on parks • Site lA:Former LA Auto Auction Site ---•4 Site 18:Landwin Site 7 4 I i . t - rillinin G Ills f i ifi 1 . , ,,„, 1 ,.„ .,„, , ,1 L k: - D stn __ SI ..1r._._. .,,L • i 4 i l J,..'1,.t. ,e `�� .1... .� . .l.. .. .l. - ,Ili. .. .... .. --- to r -.0 1 r ,_.AA , ,.... ,.... . • . • • • • • •.ii , i —•—•- t , i Rosemead Garvey Avenue Specific Plan sPO:.ifscr PI.,r.A■rr,, Anuy pnev, n;;,w.:,Si,.:et r,-,sloe iii0 F a'riier LA Airii i l liar„ _ Former LA Auto Auction-Landwin Site Design w s. t lv `c-r y A 11d""4' °"him 1 h I Legend i,,.ir,t.n.,t; -- ---- -- - 'v intersection Improvement t*k,;c- Creek buffer Design with Tallest Buildings internal to Site a .--i :r,-e,t ^�� Cior wi I wash Restm.,t � Neighborhood Se v ces • 0 100 200 4W feet Lower 4 - 16 April 21, 2015 — Preliminary Draft D E S I G N CONCEPT which would result in some buildings with This concept suggests two-to four-story For purposes of development integration, only one use, such as major commercial or townhomes would line the northern edge the Garvey Avenue Specific Plan design entertainment buildings or residential of the site, with private rear open space concept considers the former LA Auto townhomes. Mixed use buildings with along a greenway buffer that would also be Auction site and the Landwin Property ground-floor retail, and offices or `,an amenity for Whitmore Street residents together, as one integrated site, even residences on higher floors would line <whose rear yards would also border the though the properties are separate and are Garvey Avenue. Larger floor-area, retail- greenway. The greenway would be under separate ownership. The design only buildings could be internal to the site, designed to connect with a new greenway concepts expressed here are intended to potentially with the capacity for major trail along Alhambra Wash, and to serve as a best-practice design vision, and is commercial retailers such as department Zapopan Park directly to the east, along intended to guide rather than be stores, grocery stores,,electronics retailers, Park Street. A network of calm, narrow prescriptive, or to limit development to the or movie theatres. Re ail commercial streets, alleys, and greenways would concepts expressed in this Specific Plan. development would range from large connect the neighborhood to Garvey Alternatives may be put forth, provided restaurants to smaller specialty or Avenue, and to surrounding they are consistent with the design neighborhood retail, as well as movie neighborhoods. The westernmost parcels principles and vision expressed here. theatres, active.recreation facilities, and allow for new lower density residential uses l er z, •ily-oriented entertainment. These to be integrated into the existing The Specific Plan allows for the entire site , Nt . ' •uld surround a public central neighborhood.All parking would be to be developed with a range of mixed usk square . park with a pedestrian consolidated within or below buildings, buildings of up to 75 feet in height, - 1 ``- pr 'enade that served as the main central and at the rear of the site, in a centralized as a hotel. Both vertical (within one athering place for the neighborhood. garage structure with a green buffer for the " building) and horizontal (spread among Outdoor cafes and restaurants would line existing single-family housing bordering several buildings) mixed use would be the edges of the central square. the site's northern edge.While the allowed; the Specific Plan expec some development would have sufficient mixed use development to be horizontal, parking, residential parking permits could GARVEY AVENUE SPECIFIC PLAN 4 - 17 be considered for adjoining neighborhoods site would help transition to the if spillover parking became a concern. surrounding residential neighborhoods. Another new neighborhood park would The design concept for the Auto Auction buffer existing single-family housing along and Landwin sites is shown in Figure 4.6. �)".- y the site's west edge. The Landwin site, directly east, should be 11(;:441, integrated seamlessly into any development of the former LA Auto Auction site. A hotel with approximately 150 rooms could �r anchor the Landwin site, along with additional mixed use office-retail buildings. All would take advantage of a revitalized Alhambra Wash, its channel naturalized and its banks planted with trees and made - 4,,- s A green and accessible, and along which a new regional greenway would connect Garvey Avenue to the southeast with a new neighborhood park at Whitmore Avenue-.-- to the northwest. This new park would enlarge on and revitalize the existing public land and pedestrian bridge at Whitmore Avenue, and could serve as t4ie anchor to a major new greenway for Rosemead. Townhomes at the northern edge of the 4 - 18 April 21, 2015 - Preliminary Draft Figure 4.6 LA Auto Auction and Landwin Redevelopment Site Design Concept CITY OF ROSEMEAD -Site 1A:Former LA Auto Auction Site ,—Site 18:Landwin Site j town- homes •r ..n-_,,, z . •r• +-BAs-': : - - _ — I' itd t p., y mixed-use residential+ ,_r_,—,_, ._.� ( �%A.r retail ir• a.horhood` major commercial major commercial major I :>dr4 commercial parking central o i.._._..t i L – square d�.• prome-' Wade m mixed use residential major commercial- mixed us: mixed use mixed use hotel •� I +retail entertainment u 'AV1*'tiffirSLaatQ I o ;:, a N P :� rr I i ! ! i i l S pert:c Plan A.r t Rosemead Garvey Avenue Specific Plan I met LA Ann,Au t e::1 p,y j v Former LA Auto Auction-Landwin Site Design Legend `:r d"'o L,-it.-i4,1,/,,I,11), Nay:r Can d r Regional Mixed-Use Destination Concept N:3hborh a-tr..c- a 100 200 400 feet • GARVEY AVENUE SPECIFIC PLAN 4 - 19 4.2. GARVEY AVENUE "WEST GATEWAY" SPECIALTY RETAIL DESTINATION Figure 4.7 Existing West Gateway Conditions A vacant lot at 7430-7450 Garvey Avenue ' '4: presents another catalytic development ' opportunity along Garvey Avenue in the ` western edge of the Specific Plan area-a _ . , - ' a new"West Gateway." Currently,� the parcel lose Al, is vacant land surrounded by a chain link - r(e= 12M -' fence. Photos in Figure 4.7 show the existing condition of the site,while Figure "°.""°at q ...-� 4.8 shows the existing condition in a ,- rendered perspective. 4- 20 April 21, 2015 - Preliminary Draft Figure 4.8 Existing West Gateway Conditions 1011° /111.: I";. OOP- : ',~ 41, ,.. A ._a .� , , , . . ' 4,1; ..47:41::: ' - -,. ~,' ..` �� k ass s Allibiiiiiiii....: =... GARVEY AVENUE SPECIFIC PLAN 4 - 21 DESIGN CONCEPT two-story alternative envisions specialty on the second and third floors, with the The primary design concept suggested is an retail space in the front half of the ground remainder in the front half of the first all-retail, pedestrian-friendly, small-scale floor and taking up the entire second floor, floRr. mall with a central garden atrium and with parking in the rear of the ground '`. specialty retail shops. In design, by floor and on one underground level. The In the two-story building scenario, the rear fronting the street with public space and maximum developable retail space woul , 60 feetf the lot to the back of the retail rather than P g P arkin , it represents a 29,966 square feet, of which the maj rd perry line would be used for access to rethinking of the typical mini-mall, both would be on the second floor,with the I the structured parking as well as a green enhancing the street with shops fronting remainder in the front half of the first buffer and setback space for existing onto a narrow gateway plaza on Garvey floor. The building woul have an FARRof residential development; in the three-story Avenue and offering an indoor garden 0.73. building, the rear 80 feet of the building experience for the public accessing the would be used for parking. Figure 4.9 small-scale shops inside. The building The three-story alternativdienvisions a shows a rendered vision of the three-story would be set back from the street, but more narrow building with retail space in West Gateway specialty retail destination. rather than having parking in the front like the front half of the gl6und floor and a typical auto-oriented mini-mall, which taking up the entire second and third An alternative design concept would degrades the street and pedestrian floors, with parking in the rear of the develop the site with commercial experience, the building would meet the ground floor and on two underground development (Figure 4.10). This concept is street with a public plaza activated by the le v s. This alternative includes new public intended to serve as a guide for an sidewalk-facing ground floor retail, with - spa and other environmentally improved version of a specific kind of space for gathering and seating—and -sustainable building practices that would development that also occurs in places maintained by the property owner. T e allow it to receive the Community Benefit along the corridor. The development building could be two stories with on Incentive and a maximum 1.0 FAR. The would front directly on the street,with underground parking level, or three stories developable retail space would 41,265 active and lively ground floor retail and a with two underground parking levels. The square feet of which the majority would be 4 - 22 April 21, 2015 — Preliminary Draft strong pedestrian-oriented presence along Garvey Avenue. The buildings would be two stories, and would have pedestrian-friendly retail on the ground floor, and offices above. There .1 would be 10,000 square feet of both retail 1144,4v- and office development. The FAR would 1 be 0.59. Small public plaza spaces or outdoor cafe areas could be created in building setbacks, and pedestrian paseos could run between p buildings. Parking could be located either in surface lot in the rear of the building, as is shown is Figure 4.10, or in an attached garage in the rear of the building on both levels, which could potentially allow for more of the site to be developed and would increase the amount of square footag the FAR. �■ GARVEY AVENUE SPECIFIC PLAN 4 - 23 Figure 4.9 Proposed West Gateway Vision,Garden Mall alternative y P.; - ..,... / a ,--- f- ,440104 44:ei .1**-45"141.41 4,1**116,4 41,124, \ ',?. �'_,c„..:,.-;s.:.,;,....-:emtis - Ipirt...,ft":' 5 ...,....„.4..7,te., .... ,‘„,....... ,...„?v �-.. :151a' y Se, NI_ r �T .. . � ' 4 - 24 April 21, 2015 - Preliminary Draft Figure 4.10 Proposed West Gateway Vision,Retail/Office Alternative , l, « �� n jtr ' M e 404)0174, ' y�P' r 1 . Kr .. 4." . JF� �V ' M -.k f v fir'd 9" .._ti,s._ A,- w a k; s r. r t yr,_• -, a 7v •I!! 74 4• -7r. , ...111k \,. ,-, - C'Z'::X.,',. ,:$"Vr..7 - GARVEY AVENUE SPECIFIC PLAN 4- 25 4.3. GA R V E Y AVENUE corner lot or is mid-block. The proposed redevelopment that would develop much "PROTOTYPICAL development would work on some of the of the lot area,with setbacks and building DEVELOPMENT" narrowest parcels on Garvey Avenue, mctdulation to transition to surrounding, OPPORTUNITY SITES which are typically 50 feet or just under, lower-scale residential development. The This concept is designed with flexibility in and it would work on parcels that are two concepts are Remodel, Re-Use, and mind; it is an attempt to address the many or more typical parcels in width, wheth Redevelop. They are shown in a series of ■parcels and small groups of parcels along 100, 150, or 350 feet. Higher-quality a renderings in Figures 4.14 through 4.16, the corridor that share a similar existing more cost-effective developmentould be and detailed below. condition and would have similar built with wider parcels; combining parcels ' development opportunities and is encouraged, in line with similar y DESIGN CONCEPT constraints. The concept seeks specifically recommendations in the Garvey Avenue Remodel to address small (typically single or double) Master Plan. Figure 4.12 shows potential In this "light touch" alternative, existing parcels with a marginal existing use. locations within the Specific Plan area that development and site access would remain Typically, buildings are one-story and of are vacant or undeve Al and could be as is but building facades and site frontages low building quality and are sited well back candidates for "proto'pical development". will undergo a face lift, with significant g � � from the street,with parking in front. Figure 4.13 shows a rendered image of the landscaping improvements and streetscape Photos in Figure 4.11 show the existing typical existin conditions in a prototypical enhancements to improve the pedestrian conditions on a range of prototypical sites. site. experience and bring all parcels up to a basic level of quality in terms of their Numerous sites along the corridor make Th pecific Plan allows for a range of interaction with the sidewalk and street. good candidates for prototypical \. development concepts for prototypical sites development. The type of development ranging from a bare minimum, mostly that could be achieved on each site cosmetic site remodel, that would improve depends on the width of each parcel, and a site's interaction with the street and the on whether it reaches the side street to be a pedestrian experience, to more significant 4 - 26 April 21, 2015 — Preliminary Draft Figure 4.11 Existing Prototypical Development Site Conditions r 1 r, MIN ilitilit ill a I Is 1•1'A 1.1 ....._ , lir___._..„ liah .7.: ,... , _ , :,____ ,. i.,— _ ,,,t,.,,,,, _ __ 4 i I"'' Ill 1 " illiilli I liiiiiiii ...mot_.. ..� /. 111�. 11111 11................._1111111111111111111111 i. si .. IIIIIIMIIIIM:—.____ — __ Empty lots are prime candidates for development This barren site property can be transformed with a catalytic development r 6 S4 # , _ , . - � 'S1.1e . ,r , _ , , , „,.. ': r _ .4 G.16•2110 1171 1 1 .� _ , AID\'ii - d .y ' -, t ��I f Ili v Infill development on parking lots is a possibility An example of underutilized development sites GARVEY AVENUE SPECIFIC PLAN 4- 27 Figure 4.12 Potential Prototypical Development Locations Diagram r----- [ -----------�-- --- -~l[-- _ - [- ------- ----~ { � | ' I | � ' | ` ! | ' / \ | CITY OF _ � CITY ______ ' ----- - � MONTEREY �� ) ' _ ' noss�exo ---' --~�~----------' '� ■• |' PARK '| � ! \ _][_ [ | ■ � �� '� \' ;�* \ ~ �~`� . ~ = !|i - ---- i C....11 - 1[ ' '� / L ' U - !�-_ �., x « ,x �^ i It � �`U 1 - -------_, �--� |i U i| | ■ |X/ ■ / \ 1 i|i | [- / | c ! _ _ H | Rosemead Garvey Avenue Spedfic P'an City Boundary Potential Prototypical Development Sites Specific Plan Area Legend 4mm:u "Prototypical Development" LAr111‘) Catalyttc Project Site -~ T-T-7 1\1\ I G o 1.2N}Iew 4 - 20 April 21, 2015 — Preliminary Draft Re-Use. types of full redevelopment are detailed distance to the back of the property line In this alternative, some buildings could below. would used for surface parking as well as remain, but use could be intensified on the a g n ffer and setback space. The parcels with new buildings along the street Redevelopment Option: Two-story density would be 17 dwelling units per wall, possibly with an accompanying Commercial - Retail/Office (GSP). Nt acre. change in land use (if located in a GSP- This development option develops the site MU zone, for example). Streetscape and with a two-story retail and office building, Redevelopment Option: Three- to landscape design will be enhanced;vehicle with retail on the ground floor and off e four-story Mixed Use Residential-Retail access will be consolidated and improved space above. Surface parking would be in (GSP-MU). for pedestrian safety. Parking could be the rear of the building. The building This alternative develops the site with a shared cooperatively for efficient land use. would be 27 feet high, the full width of the three- to four-story mixed use residential- parcel, and 44 feet deep. The remaining retail building,with two to three levels of Redevelop. distance to the back of the property line structured parking in the rear of the In this alternative, existing buildings will would be used for surface parking as well as building. The building would be the full be removed or, when possible, significantly a green buffer and setback space. The FAR width of the parcel, and 110 feet deep. The remodeled, resulting in a higher intensity would be 0.59. remaining distance to the back of the use (including, when appropriate, mixed property line (this is assumed to be 25 feet, use) of two- to four-story buildings directly Redevelopment Option: Two-story in a standard 135-foot deep parcel) would fronting the street, with parking in rear Mixed Use Residential-Retail (GSP- be used for parking access as well as a green ii attached garages or underground.Actq MU). buffer and setback space. �� This alternative develops a prototypical ground floor retail will replace surface development site with a two-story mixed- parking lots, and the sidewalk and use residential-retail building,with surface streetscape along the parcel would be parking in the rear of the building. The completely upgraded with pedestrian safety building would be the full width of the and comfort in mind. Several different parcel, and 55 feet deep. The remaining GARVEY AVENUE SPECIFIC PLAN 4 - 29 Figure 4.13 Prototypical Development Existing Conditions -441163111111 , 4616- 41h- - 11111 t .4 ' ' '-'''''' -4001 —4,- 0��a, / y !! ae,„ " z !'a ® Ilu;7i;1C(� �� ' yl �b4 Cam' .../0".. „ ..0:" _ 4 - 30 April 21, 2015 - Preliminary Draft Figure 4.14 Prototypical Development Remodel 01 Ilktit4:'1',. _11110 Dom' t``■ . + ■ r.111~ \ , . :1100-- - ' - 7 ' "kit$10 ' e' ' ....."' .00°' N.;°7 '. -''''.4.111111' .°°111141*fr.--.''111t..s. .... '''" ' ' •Ibr.log' '. , ..°. ■ i +' ■ \ GARVEY AVENUE SPECIFIC PLAN 4- 31 Figure 4.15 Prototypical Development Re-Use _,; — L-; o rt . a . . , , ,, „,..r, 'SW , ' iir,„ . ,...,...0 --.- ....,, -.,.. ,,'" mot^ _y A.- , .„.?...,,,,,;<.W. - , ' .0 • 4- 32 April 21, 2015 - Preliminary Draft Figure 4.16 Prototypical Development Redevelop —11.-. w ''‘NIIIIIIIIi'''''';''''' ' '''' 7. j....-----i--- , Y 7.. = � I ?� 'I -♦ 1 Oa .c .,,z).s....P..,...•'" 11"..- ...0..... • ,.•1 fit.. GARVEY AVENUE SPECIFIC PLAN 4- 33 4.4. G A RV EY AVENUE shopping destination with a striking design traffic-calming measures to ensure that STREETSCAPE REDESIGN that fosters a strong pedestrian vehicles move at a comfortable and safe OPPORTUNITY PROJECT environment. speed for all users of the street. Pedestrian The Garvey Avenue Specific Plan amenities and-streetscape furnishings that recognizes that incentives and guidelines GA R V E Y AVENUE STREETSCAPE could improve the pedestrian experience, for private development alone will not be TODAY �; ®uch as sidewalk gardens, pedestrian-scale enough to transform Garvey Avenue into Garvey Avenue today has some design YS lighting, seating, and other street furniture, the livable,welcoming neighborhood street elements that help make porno of it 4 are limited. There are few pedestrian it can be. While most of the property lovel —the ma'estic and massive ' crossings, spaced much too far apart to Y J lining Garvey Avenue is privately-owned, Eucalyptus trees that linepme of its �' provide safe and easy pedestrian access to Garvey Avenue itself is a publicly-owned sidewalks, for example, and the occasional both sides of the street.At intersections, public right-of-way, and the street's design planted median-but the street is more crosswalks are set by default to red for and character have great bearing on the often than not an unattractive, loud, pedestrians, prioritizing vehicle movement corridor's overall quality and appeal. To concrete, unwelcoming place. Most of the and forcing pedestrians to press a button to this end, the Specific Plan suggests another right-of-way is dedica&to vehicles; while safely cross the street. Conditions for catalytic project to help bring positive disproportionately little space is left over bicyclists are worse,with no dedicated change to the corridor: a full redesign of for pedestrians"and bicycles. Figure 4.17 bicycle facilities. Garvey Avenue itself. Some redesign shows an existing cross-section of Garvey efforts have taken place on Garvey Avenue Avenge, while Figure 4.18 shows existing in recent years, notably the creation of images of the Garvey Avenue streetscape green medians along certain portions. The ; today. aim of the Garvey Avenue Corridor Specific Plan is to spur immentation of Traffic volumes on Garvey Avenue a full street redesign to help the street compete with and detract from the become a more livable place and attractive pedestrian environment. There are few 4 - 34 April 21, 2015— Preliminary Draft Figure 4.17 Existing Garvey Avenue Section Garvey Avenue - Existing Section t ,,,,t a . , 'c • n.4„ IS it 4t. , 1 a : ' iiqe" , - [(6„. ,1,1 hi, 41,,,, ' ,‘ IL'=� i �3 �-�� a..l -,r," W —�_I I_`j �� 1. X1 12 1, 8' _I, 14' �, 11' 10' �, 1 14 8 12 Sidewalk Parking Travel Travel Median + Travel Travel Parking Sidewalk Lane Lane Lane Turn Lane Lane Lane Lane 100' ROW GARVEY AVENUE SPECIFIC PLAN 4- 35 In spite of the lack of bicycle facilities, upgrades. It would maintain two vehicle In the long-term,with full funding, the bicycle ridership in the corridor is relatively lanes in each direction, as well as much of street would undergo significant high, though many bicyclists choose to ride the existing on-street parking, but would reconstruction to bring it up to a high level on the sidewalk for safety. Rapid and local install a green median the length of the of design, asdis called for in the streetscape transit, without any dedicated lanes, is corridor, and repurpose excess roadway redesign plan. forced to compete with private vehicle space currently given to cars into a high- traffic, and is given little priority.While quality bicycle facility that is raised from Figure 4.22 shows a proposed bus shelters are on the sidewalks, there are the roadway and separated from oving representative cross-section of Garvey few other amenities for transit users. traffic by on-street parking, with icycle Avenue reconfigured as a short-term traffic sharing some space with transit at "quick fix," for a cost-effective streetscape Figure 4.19 shows a representative portion key intersections. Figure 4.20- shows a redesign,while Figure 4.23 shows examples of the existing streetscape design on Garvey proposed representative cross-section of of other quick fix streetscape changes made Avenue. A full version of this plan view Garvey Avenue, while Figure 4.21 shows by other cities. - graphic can be found in the Appendix, the same design with a left-turn pocket at a along with full versions of the proposed representative intersection. Streetscape redesign elements include: redesign plans. • Full green median, planted with The redesign plan would allow for phased trees where possible GA R V E Y AVENUE ST R E E T S C A P E implementation. In the short-term, "quick • New sidewalk street trees, REDESIGN lantin s, green walls, and sidewalk fi " could accomplish much of the safety p g g The Streetscape Redesign plan proposes a ovements called for in the redesign gardens • modest rebalancing of the roadway with plan, such as striping and flex-hit-post- New distinctive paving for widened sidewalks and special paving and critical roadway safety enhancements, bulbouts at corners for improved striping for crosswalks major greening and stormw ter pedestrian safety,ty, a striped and protected management interventions, a host of bikeway, and enhanced crosswalks and improvements to the pedestrian realm, and painted intersection safety improvements. significant transit and bicycle facility 4-36 April 21, 2015 — Preliminary Draft Figure 4.18 Existing Garvey Avenue Streetscape fi '414 1 i A41 ..., Qt-or'01:.'--j. q n I . .flip"' ,. ,.. + l ti The median and street trees are among its best features Without a median and trees,the street is less attractive and less pedestrian friendly ' ' ,r i r" ' -Ykl,t''.4"4- 0 10. '''%, t 411- • T !,1111' v •�r, .. ' i ` mss•— ..,r _ _ _. 1/11441c, • '.-- .-. Alternating street tree locations provide an interesting walking experience Some on-street parking is empty much of the day GARVEY AVENUE SPECIFIC PLAN 4 - 37 Figure 4.19 Existing Garvey Avenue Streetscape,Plan View .-: 1--. = ..., Former LA n - Auto Auction Site ....tQlow? , „.. ....... A6 '*I!..S.:",,,4,,P720'4'• , •%-s,'.... -,,, .„.1•;- 41'. _,:rovoireir. I ID , , . 4 J -1 4 - ---I ----r ' • • ri I 1 rT; m 70 - i cr-iJ 1 0 I 1 ---1 I 0 I c FE,- 70- H ----, L l z 1 ..-- z - 5 1 0 7 < , < f M --1 c-r- i M 1 — - M i i • 1 ..... III Nommem J. .,- , Rosemead Garvey Avenue Specific Plan Illustrative Streetscape Plan I Existing 0 50 100 200 feet 4 - 38 April 21, 2015 - Preliminary Draft Figure 4.20 Proposed Garvey Avenue Section Garvey Avenue - Proposed Section: Raised Bike Lanes with Parking, Reduced Median J„'C .'itf V : l: y ti n ; f •y � �� -' •1 p \‘'s• ' 0- -, . ,k.,.• 1. -. ,i\iL, 4i°. I A F 0. 0 \ kook u Inni __ ,.... (`...T.. _ f...T-ro- , • i., , a _...__, _N._ ..._____...._ i,.... ._.. ..” _ ... ........ 1111=a1=11 . ____ 1 1' p, 8' 1, 7.5' 4, 1 1' ,I, 10 . 5' . 10' . 1 1' , 7.5' ,p 8' X 1 1' Sidewalk Raised Bikeway, Travel Travel Travel Travel Raised Bikeway Sidewalk Swale Buffer Parking Lane Lane Median Lane Lane Parking with Buffer 100' ROW GARVEY AVENUE SPECIFIC PLAN 4- 39 Figure 4.21 Proposed Garvey Avenue Section,With Left Turn Pocket Garvey Avenue - Proposed Section: Separated Bike Lanes with Parking, Reduced Median, showing Left Turns Y, T 1, (A,I t a of , t4110' f#: ,,, . ODE ' E 1if ��. �.� a, h d i, 1 2' 5' 3' T 1 1 �, 10' 4' 10' 1 0' 1 1' ,, 5' ,i, 12' / Sidewalk Buffer Travel Travel Left Turn Travel Travel Sidewalk Bikeway Parking Lane Lane Median Lane Lane Lane Bikeway 100' ROW 4-40 April 21, 2015 - Preliminary Draft Figure 4.22 Proposed Garvey Avenue section,Short-Term Garvey Avenue - Proposed Section: Short-Term Separated Bike Lanes with Parking, Reduced Median h t . i' ' Mil 1. ii, . I\ . _In yr, ii i 12 1,, 5' 3'A. 7 1, 11 �f, 10' 4, 4' X 10' ,I, 11 4. 7' p3'.1, 5' k 12' Sidewalk Buffer Travel Travel Travel Travel Buffer Sidewalk Bikeway Parking Lane Lane Median Lane Lane Parking Bikeway 100' ROW GARVEY AVENUE SPECIFIC PLAN 4-41 Figure 4.23 Representative"Quick-Fix"Streetscape Design Change Examples 4 r i r :a''i i 7 _ 1::.' ;gyp„ 7,�. ,, *'a<rz," "'Y'4.." ' t', n -v. .�� s, a x ^1,.;, k K 4. ,e. tip Full road redesign A safer intersection in Washington, DC created with flower pots and paint �..:. > -.may e d u / ' This design achieves the same result as above,but just with paint A safe,parking-protected bike lane created just with paint 4 -42 April 21, 2015 - Preliminary Draft Quick Fixes for Cost Effective • Coordinated streetscape elements • A repaved roadway for smooth streetscape Redesign such as benches and other seating, vehicle traffic flow pedestrian-scale lighting, Redesigning streets can be a significant representative Figure 4.24 shows a re investment. Doing it right can often mean consolidated trash and media g p distribution collectors, and street proposed street redesign plan for Garvey moving curbs, installing stormwater art Avenue, in plan view.A full, un-cut planters,planting new trees, repaving, and • Wayfinding and simplified signage version of the entire streetscape redesign in some cases moving utilities. But streets for pedestrians, bicyclists, and littiplan, from west of Del Mar Avenue to east can be redesigned cheaply with basic transit users, in several different , of San Gabriel Boulevard, can be found in materials and provide much of the benefit languages the Appendix. of a fully reconstructed street. Reallocating • Midblock crossings for pedestrians street space is the cheapest and easiest part of —with raised crosswalks and high- street redesign—often,just paint and visibility lighting in key locations standard thermoplastic is needed to create where necessary for safety • new bike lanes, or a median, or improved Corner bulb-outs that improve crosswalks. Physical separation is easy, too. safety and serve as gathering places —and also, where appropriate, serve Movable planters are highly effective, and as rain gardens and swales to flex-hit posts— reflective plastic posts—can manage stormwater on-site do most of the job fine, as can natural Fully grade-separated bikeways, lit features like rocks and even tree trunks. at night with a distinctive green Many Public Works departments have easy "path of lights" access to these materials. Photos in Figure • Enhanced transit stops, with state- 4.22 show some less expensive and easy of-the-art notification systems and solutions to fixing streets. comfortable waiting areas thoughtfully integrated into the pedestrian realm GARVEY AVENUE SPECIFIC PLAN 4 -43 Figure 4.24 Representative Garvey Avenue Illustrative Streetscape Redesign Plan I o 0 0 o s a 0 0 0 0 0 0 Former LA Auto Auction Site: - -- -Auto Auction Site: 1 Mixed Use Resit ential + etail Major Commercial + �.; rit,. . I Enter tainr�ent .1 ► . • . .># :•` Reduced Mix g Lone 5iormS axle o Park Pocket Rain Crossing Nee��Street Transit Stop Park Edge s•'' ly ' Distance .,�' l'1 aaesu7'e'a lsvort 6iii.04 111.4%)'.+M.*sr ,a , 411 «` .. "^'�« .,. 17 e e le IA 1 1 ��vi Raised,Separated Parking Pedestrianh Green Bulbout • ;, New Seating Green"Path Shared Bus- +, si Bikeway �Lightin Streetlife Hub of Lights" Bike Lane P:T —1 , L._I ii m - m 8C I-rifill Cornrnercia ev lopLrnent 1 z m —� c i 1_1 m I - m s. D- L avers Rosemead Garvey Avenue Specific Plan —� I /\ `��`� 100 200 feet IMF Illustrative Streetscape Plan Pry Q ed , ��' "4 �e 4 - 44 April 21, 2015 - Preliminary Draft