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Garvey Avenue Specific Plan
Garvey Avenue
Draft Specific Plan
City of Rosemead
August 2016
City of Rosemead
8838 Valley Boulevard
Rosemead, CA 91770
Contact: Curtis Cannon, AICP
Phone: 626-569-2107
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016
Acknowledgments
City Council
Sandra Armenta, Mayor
Polly Low, Mayor Pro Tem
Bill Alarcon
Margaret Clark
Steven Ly
Planning Commission
Daniel Lopez, Chair
Sean Dang, Vice Chair
Nancy Eng
Diana Herrera
John Tang
Traffic Commission
Joanne Russell-Chavez, Chair
Howard Masuda, Vice Chair
Jean Hall
Roderick Ornelas
Ed Quintanilla
Garvey Avenue Specific Plan Ad Hoc Committee
Polly Low, Chair
John Tang, Vice Chair
Brian Lewin
Steven Ly
Joanne Russell-Chavez
City Staff
Bill R. Manis, City Manager
Brad McKinney, Assistant City Manager
Rachel H. Richman, City Attorney
Greg Murphy, Deputy City Attorney
Michelle Ramirez, Community Development Director
Lily T. Valenzuela, City Planner
Cory Hanh, Associate Planner
Annie Lao, Assistant Planner
Rafael Fajardo, City Engineer
James Donovan, Building Official
Curtis Cannon, Consultant/Project Manager
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 toc - i CONTENTS CHAPTER 1 INTRODUCTION 1.1. Garvey Avenue Specific Plan Vision and Objectives .................................................................................................................. 1-2 1.2. Purpose ......................................................................................................................................................................................... 1-5 1.3. Contents and Organization of Garvey Avenue Specific Plan ...................................................................................................... 1-5 1.4. Public Engagement Process ......................................................................................................................................................... 1-5 1.5. Relationship to City Plans and Programs..................................................................................................................................... 1-8 CHAPTER 2 CONTEXT AND CONDITIONS 2.1. Community History ..................................................................................................................................................................... 2-2 2.2. Regional Context ......................................................................................................................................................................... 2-3 2.3. Development Patterns .................................................................................................................................................................. 2-4 2.4. Land Use ...................................................................................................................................................................................... 2-6 2.5. Urban Design ............................................................................................................................................................................. 2-10 2.6. Mobility...................................................................................................................................................................................... 2-14 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 ........................................................................................................................... 3-3 3.1.1 GSP-OS/P Garvey Avenue Specific Plan, Open Space/Parking Zoning District ............................................................ 3-5 3.1.2 GSP-R/C Garvey Avenue Specific Plan, Residential/Commercial Zoning District ........................................................ 3-5 3.1.3 GSP Garvey Avenue Specific Plan Zoning District ........................................................................................................ 3-5 3.1.4 GSP-MU Garvey Avenue Specific Plan, Incentivized Mixed Use Zoning District ........................................................ 3-5
toc - ii GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3.2. Development Potential ................................................................................................................................................................. 3-6 3.3. Allowed Uses, Nonconforming Uses, and Special Use Restrictions ........................................................................................... 3-8 3.3.1 Allowed Uses ................................................................................................................................................................... 3-8 3.3.2 Prohibited Uses ................................................................................................................................................................ 3-7 3.3.3 Nonconforming Uses ..................................................................................................................................................... 3-18 3.3.4 Specific Use Restrictions ............................................................................................................................................... 3-18 3.3.5 Economic Feasibility Study ........................................................................................................................................... 3-18 3.4. Garvey Avenue Specific Plan Design and Development Standards .......................................................................................... 3-18 3.4.1 Use of the Design and Development Standards ............................................................................................................. 3-21 3.4.2 Height Exception ........................................................................................................................................................... 3-27 3.4.3 Community Benefits Incentives ..................................................................................................................................... 3-27 3.4.4 Building Placement ........................................................................................................................................................ 3-33 3.4.5 Building Design ............................................................................................................................................................. 3-33 3.4.6 Roof and Skyline Forms ................................................................................................................................................ 3-36 3.4.7 Building Entrances ......................................................................................................................................................... 3-36 3.4.8 Ground Floor Design ..................................................................................................................................................... 3-37 3.4.9 Parking Standards and Driveways ................................................................................................................................. 3-40 3.4.10 Loading Space ................................................................................................................................................................ 3-41 3.4.11 Open Space and Recreation ........................................................................................................................................... 3-42 3.4.12 Signage Standards .......................................................................................................................................................... 3-43 3.4.13 Condominium Subdivision Standards............................................................................................................................ 3-43 CHAPTER 4 OPPORTUNITY AND PROJECT SITES 4.1. Garvey Avenue LA Auto Auction and Landwin Property Sites Mixed Use Destination ........................................................... 4-3 4.2. Garvey Avenue “West Gateway” Specialty Retail Destination ................................................................................................ 4-21 4.3. Garvey Avenue “Prototypical Development” Opportunity Sites .............................................................................................. 4-27
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 toc - iii CHAPTER 5 INFRASTURCTURE AND STREETSCAPE 5.1. Mobility and Streetscape Infrastructure ....................................................................................................................................... 5-3 5.2. Infrastructure .............................................................................................................................................................................. 5-10 5.3. Public Facilities/Services ........................................................................................................................................................... 5-18 CHAPTER 6 IMPLEMENTATION 6.1 Financing...................................................................................................................................................................................... 6-2 6.2 Specific Plan Administration and General Provisions ................................................................................................................. 6-6 LIST OF TABLES Table 1.1 Garvey Avenue Specific Plan Contents .............................................................................................................................. 1-6 Table 3.1 Garvey Avenue Specific Plan Zoning Districts and Land Uses ......................................................................................... 3-3 Table 3.2 Development Potential ........................................................................................................................................................ 3-7 Table 3.3 Land Use Table ................................................................................................................................................................. 3-10 Table 3.4 Development Standards .................................................................................................................................................... 3-23 Table 3.5 Community Benefit Amenities and Associated Points ..................................................................................................... 3-30 Table 3.6 Community Benefit Incentive Maximum FAR or Density............................................................................................... 3-32 Table 7.1 Implementation Action Plan ............................................................................................................................................... 6-9 LIST OF FIGURES Figure 2.1 Map of the Old Spanish and Mexican Ranchos located in Los Angeles ............................................................................ 2-3 Figure 2.2 Regional Context Map ........................................................................................................................................................ 2-5 Figure 2.3 Existing Land Use ............................................................................................................................................................... 2-7
toc - iv GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 Figure 2.4 Existing Zoning ................................................................................................................................................................... 2-8 Figure 2.5 Land Use, 2014 ................................................................................................................................................................... 2-9 Figure 2.6 Built Form, 2014 ............................................................................................................................................................... 2-11 Figure 2.7 Urban Pattern, 2014 .......................................................................................................................................................... 2-13 Figure 2.8 Existing and Planned Mobility, 2014 ................................................................................................................................ 2-15 Figure 2.9 Garvey Avenue Existing Section, 2014 ............................................................................................................................ 2-16 Figure 2.10 Modes of Mobility, 2014 .................................................................................................................................................. 2-17 Figure 2.11 Existing Public Facilities, 2014 ........................................................................................................................................ 2-19 Figure 3.1 Zoning ................................................................................................................................................................................. 3-4 Figure 3.2 Specific Plan Vision .......................................................................................................................................................... 3-20 Figure 3.3 Additional Specific Plan Vision........................................................................................................................................ 3-22 Figure 3.4 Height Limits .................................................................................................................................................................... 3-26 Figure 3.5 Building Placement ........................................................................................................................................................... 3-33 Figure 3.6 Façade Plane Modulation .................................................................................................................................................. 3-34 Figure 3.7 Minimum Building Glazing .............................................................................................................................................. 3-35 Figure 3.8 Example Nonresidential Building Façade ........................................................................................................................ 3-37 Figure 3.9 Building Height ................................................................................................................................................................. 3-38 Figure 3.10 Minimum Usable Depth .................................................................................................................................................... 3-39 Figure 3.11 Curb Cuts .......................................................................................................................................................................... 3-44 Figure 4.1 Map of Opportunity Projects and Sites ............................................................................................................................... 4-4 Figure 4.2 Aerial Map of LA Auto Auction and Landwin Property Sites ........................................................................................... 4-5 Figure 4.3 Landwin Property and LA Auto Auction Site Photographs, 2014 ..................................................................................... 4-6 Figure 4.4 LA Auto Auction and Landwin Property Site Map, 2014 .................................................................................................. 4-8 Figure 4.5 Diagram Series – LA Auto Auction and Landwin Property Recommended Site Design Principles ............................... 4-12 Figure 4.6 LA Auto Auction and Landwin Site Conceptual Design Concept ................................................................................... 4-20 Figure 4.7 Existing West Gateway Conditions, 2014 ........................................................................................................................ 4-21 Figure 4.8 West Gateway Conditions, 2014....................................................................................................................................... 4-22 Figure 4.9 Suggested West Gateway Vision, Garden Mall Alternative ............................................................................................. 4-25 Figure 4.10 Suggested West Gateway Vision, Retail/Office Alternative ............................................................................................ 4-26
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 toc - v Figure 4.11 Prototypical Development Site Conditions, 2014 ............................................................................................................. 4-28 Figure 4.12 Potential Prototypical Development Locations Diagram ................................................................................................. 4-29 Figure 4.13 Prototypical Development 2014 Conditions ..................................................................................................................... 4-31 Figure 4.14 Prototypical Development Remodel Recommendation .................................................................................................... 4-32 Figure 4.15 Prototypical Development Re-Use Recommendation ...................................................................................................... 4-33 Figure 4.16 Prototypical Development Redevelop Recommendation ................................................................................................. 4-34 Figure 5.1 Garvey Avenue Lane Configuration and Streetscape Design ............................................................................................. 5-4 Figure 5.2 Proposed Garvey Avenue Section: Raised Bike Lanes with Parking and Median ............................................................. 5-5 Figure 5.3 Proposed Garvey Avenue Section: Separated Bike Lanes with Parking, Reduced Median, and Left Turns ..................... 5-6 Figure 5.4 Garvey Avenue Corridor Water Infrastructure ................................................................................................................. 5-11 Figure 5.5 Sewer Tributary Area Map ............................................................................................................................................... 5-13 Figure 5.6 Garvey Avenue Corridor Stormwater Infrastructure, New to Jackson Avenues .............................................................. 5-15 Figure 5.7 Garvey Avenue Corridor Stormwater Infrastructure, Jackson to Del Mar Avenues ........................................................ 5-16 Figure 5.8 Garvey Avenue Corridor Stormwater Infrastructure, Del Mar to Charlotte Avenues ...................................................... 5-17
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GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 1 - 2 INTRODUCTION IN THIS CHAPTER 1.1 Garvey Avenue Specific Plan Vision and Objectives 1.2 Purpose 1.3 Contents and Organization of Garvey Avenue Specific Plan 1.4 Public Engagement Process 1.5 Relationship to City Plans and Programs 1.6 Legal Authority 1.1. GARVEY AVENUE SPECIFIC PLAN VISION AND OBJECTIVES Slow economic growth has contributed to buildings along the Garvey Avenue corridor falling into disrepair, along with building and lot vacancies. Garvey Avenue has accumulated a mix of scattered commercial and light industrial land uses, which can occur as the result of a loss of significant anchor land use or lack of target economic development and/or planning efforts. Current uses include underperforming strip malls, small/privately owned restaurants, automotive sales and repair shops, and small industrial uses and warehouse facilities. 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. Chapter 1
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 1 - 3 INTRODUCTION The Garvey Avenue Corridor Specific Plan establishes a vision and objectives for new development, a diversity of land uses, and public improvements along the 1.2-mile section of Garvey Avenue that extends from Charlotte Avenue to New Avenue. Vision for the Garvey Avenue Specific Plan: To revitalize the Garvey Avenue corridor from a commercial/industrial area into a vibrant commercial, residential, and mixed-use district, with a compliment of local and subregional serving retail, entertainment, and service businesses, office space, and community uses, all tied together with public improvements that create a vibrant and enjoyable pedestrian environment. The Specific Plan defines actions to be taken to reinvigorate the corridor into one that better serves the surrounding area and creates an attractive and convenient shopping and entertainment destination for local and subregional residents. It defines actions that create an attractive gateway into Rosemead, consistent with the General Plan’s goals. Key Specific Plan objectives are: • Create a neighborhood “main street” that will serve as a focal point for the neighborhoods surrounding Garvey Avenue. • Provide new opportunities for commercial and residential uses in mixed use settings. • Facilitate opportunities for catalytic developments that provide desired retail, entertainment, and service businesses, employment opportunities, and support the local community. • Provide for the gradual phasing out of industrial uses that create conflicts with the surrounding neighborhoods. • Support design that contributes to the enhance character of the City and Garvey Avenue, in particular. • Create “place making” public plazas, gathering spaces, parks, and parklets that serve as focal points for the corridor. • Enrich the pedestrian and bicycle environment along Garvey Avenue through well-designed and appropriately scaled paths and pleasing streetscapes. • Encourage investment, maintenance, and pride in the Garvey Avenue Specific Plan area. The City recognizes that significant changes will not happen immediately or within the next year. The goal is to create a framework for change and to inspire private reinvestment along the corridor that includes the rehabilitation of aging buildings and establishment of new buildings and uses that can achieve the vision and objectives.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 1 - 4 Some existing uses along Garvey Avenue, signage, and landscaping serve as placemaking features or local landmarks. INTRODUCTION
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 1 - 5 INTRODUCTION 1.2. PURPOSE The Garvey Avenue Specific Plan provides a long-term strategy for revitalizing and increasing the development potential of an underutilized commercial and light industrial corridor in Rosemead, California. The corridor has the potential to become an iconic and attractive area for shopping and entertainment, with improved access to destinations and an inviting environment for bicycle and pedestrian activity. The Garvey Avenue Specific Plan will help mend disjointed development and contribute towards a more unified aesthetic and a greater sense of place within the planning area. The Garvey Avenue Specific Plan will establish land use, transportation, infrastructure, and urban design strategies that seek to attract investment into the corridor, and promote well-balanced retail development, mixed-use development, and active public spaces. The Garvey Avenue Specific Plan also identifies public improvements that will further enhance the appearance and character of the corridor. 1.3. CONTENTS AND ORGANIZATION OF GARVEY AVENUE SPECIFIC PLAN The Garvey Avenue Specific Plan is organized as shown in Table 1.1. 1.4. PUBLIC ENGAGEMENT PROCESS The Garvey Avenue Specific Plan builds upon input provided by community stakeholders within the Garvey Avenue Specific Plan Area. The City organized an Ad-Hoc Committee that met five times throughout the planning process. Stakeholder interviews and community surveys were conducted with a diverse representation of community business owners and residents. Meetings with relevant City departments and the City Council also contributed feedback that was incorporated into the Garvey Avenue Specific Plan. The information gathered provides valuable insight about the strengths, weaknesses, opportunities, and concerns within the corridor from the perspective of diverse community stakeholders who operate within it. Ad Hoc Committee The five-person Ad Hoc Committee was comprised of the following representatives: • City Council (2 members) • Planning Commission (1 member) • Traffic Commission (1 member) • Beautification Committee (1 member) During the five meetings convened, the Committee discussed a Corridor vision, evaluated land use alternatives, provided input to the proposed land use plan, and reviewed the Draft Garvey Avenue Specific Plan. Stakeholder Interviews A total of eight of interviews were conducted with local business community members, local residents, and Garvey School Board members on July 31, 2014. Interviewees were asked seven questions which they identified what they like about the project area, what should change and how should it be changed, and the opportunities and issues facing the corridor.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 1 - 6 Chapter Contents 1: Introduction The Introduction chapter explains the role and function of specific plans, and the vision and purpose of the Garvey Avenue Specific Plan. This section describes the Garvey Avenue Specific Plan’s relationship to the City’s General Plan, Zoning Ordinance, and other guiding documents. This chapter, also, summarizes the public engagement process’ findings. 2: Context and Conditions This chapter provides the planning context — location, setting, and context of planning issues. 3: Land Use, Zoning, and Development Standards This chapter sets forth site planning, building, parking, architectural, and open space provisions. 4: Opportunity Projects and Sites The Opportunity Project and Sites chapter provides land use and development scenario examples for three opportunity sites. These sites have the potential to serve as catalysts for new development and economic revitalization. In addition, this Plan foresees significant streetscape changes that will transform the pedestrian and bicyclist experience in the Garvey Avenue Specific Plan area. 5: Infrastructure (Mobility, Utilities, Public Services) This chapter includes the conceptual vehicular and non-vehicular circulation plan, utilities, and public services servicing the Garvey Avenue corridor. 6: Implementation This chapter discusses the actions and programs anticipated for the successful implementation of this Specific Plan. It also addresses the Plan’s administration and amendment process. Table 1.1: Garvey Avenue Specific Plan Contents INTRODUCTION
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 1 - 7 INTRODUCTION Community Survey The planning team gathered further input through the distribution of a community survey at a public City event (National Night Out – August 5, 2014) and via the City’s website. This survey gave Rosemead residents and business owners the opportunity to voice their opinion on the issues, opportunities, and concerns relevant to their perspective of the Corridor today. A total of 152 surveys were collected. City Department Meetings Nine staff members representing seven key City departments convened for a July, 16, 2014 meeting. The departments represented include: City Administration, Public Works Department, Finance Department, Community Development Department, and County Sheriff’s Department. This meeting discussed the Corridor’s opportunities and constraints. City Council Workshop On January 13, 2015 the City Council was provided with an update presentation on the progress of the Ad Hoc Committee towards the development of the Garvey Avenue Specific Plan and EIR. The presentation included a summary of the key development principals and catalytic sites that would shape the plan. Findings The information gathered through the community participation paints a rich picture of both the current state and desired future for the Garvey Avenue Corridor. Strengths • Well served by public transportation. • Significant number and size of vacant or underutilized properties provide an opportunity to create a one-stop shopping area that provides a variety of experiences. • Substantial number of pedestrians and bicyclists. Weaknesses • Lack of public gathering spaces, open space, and park/parklets. • Limited roadway right-of-way yet additional infrastructure capacity may be needed. • Walkability needs to improve. • Limited range of goods and services available in the neighborhood. • Landscaping and lighting needs to be more abundant. • Need for nightlife. Garvey Avenue is a transit and bicycle corridor.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 1 - 8 Opportunities • Create an exciting, vibrant pedestrian oriented area that benefits local and subregional interests. • Balance long term land uses serving nearby residents and development community needs, while providing local economic stability. • Attract high end retail, restaurants, and businesses to generate local employment opportunities. • Create a special place that creates a commonality between urban design, land use, and streetscape. • Coordinate bike lanes and pedestrian paths throughout the Garvey corridor. 1.5. RELATIONSHIP TO CITY PLANS AND PROGRAMS Existing 2010 General Plan Update Any land use approach for Garvey Avenue must be consistent the primary goals of Rosemead’s General Plan, which was last comprehensively updated in 2010. The 2010 General Plan Update provides a citywide approach to planning for future development, and outlines goals and strategies for major commercial corridors such as Garvey Avenue. It considers the seven required General Plan elements, including land use, circulation, housing, open space, conservation, noise, and safety, in six chapters, with conservation and open space combined into a Community Resources element. The plan identifies a set of goals, policies, and actions related to each of the chapters. Five of the six primary vision elements of the 2010 General Plan Update apply to Garvey Avenue, including: • Enhance the commercial areas along key corridors, and most specifically Garvey Avenue and Valley Boulevard. • Enhance parks and recreational space in underserved neighborhoods. • Accommodate the demand for high quality mixed-use development that can contribute to commercial growth and enhance opportunities for higher-density residential development. • Protect homeowner investments and the availability of well-maintained, relatively affordable housing units. • Minimize the impact of traffic associated with growth within the San Gabriel Valley and broader region. The goals established in the 2010 General Plan Update relating to potential land use decisions along the Garvey Avenue Corridor include the following: Land Use Element • Goal 2: Expand opportunities for concentrated commercial and industrial uses that contribute jobs and tax revenues to the City. • Goal 3: Create vibrant, attractive mixed-use development. • Goal 4: Assure a financially healthy City that can meet residents’ desire for public services and facilities. • Goal 5: Use targeted land use changes that improve housing and economic opportunities for residents and businesses and achieve City fiscal and environmental objectives. INTRODUCTION
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 1 - 9 INTRODUCTION Circulation Element • Goal 1: Maintain efficient vehicular and pedestrian movements throughout the City. • Goal 2: Develop infrastructure and service to support alternatives modes of travel. • Goal 3: Assure vehicular traffic associated with commercial and industrial uses does not intrude upon adjacent residential neighborhoods. • Goal 4: Provide quality commercial and industrial development with adequate parking for employees and visitors. Resource Management Element • Goal 1: Provide high-quality parks, recreation, and open space facilities to meet the needs of all Rosemead residents. • Goal 2: Increase green space throughout Rosemead to improve community aesthetics, encourage pedestrian activity, and provide passive cooling benefits. • Goal 4: Make effective contributions to regional efforts to improve air quality and conserve energy. Noise Element • Goal 1: Ensure effective incorporation of noise considerations into land use planning decisions. • Goal 2: Reduce noise impacts from transportation sources. • Goal 3: Effectively implement measures to control non-transportation noise impacts. Housing Element • Goal 2: Encourage the development of a range of housing types in a range of prices affordable to all Rosemead residents. • Goal 3: Encourage the maintenance and upgrading of existing housing stock to ensure a decent, safe, and sanitary home for all Rosemead residents. Garvey Avenue Master Plan The Garvey Avenue Master Plan is a guiding document for development along Garvey Avenue, and should be a key reference point for the Garvey Avenue Specific Plan. It is intended to address “aesthetic and parking issues that property and business owners face in planning commercial and retail improvements.” Its vision for Garvey Avenue: “In the year 2020, Garvey Avenue will be recognized as a vibrant corridor with clean storefronts and visible pedestrian activity. Garvey Avenue will create a sense of ‘Small Town’ community pride where a variety of opportunities can be discovered for families and friends.” Its key objectives include the following: • Upgrade the image and appeal of the Garvey Avenue corridor by coordinated public and private improvements. • Entice and create convenience for patrons to stop and shop along the Garvey Avenue commercial corridor. • Create energy along Garvey Avenue by creating pedestrian activity and sidewalk cafes with outdoor seating.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 1 - 10 • Develop great place-making areas that will define the Garvey Avenue commercial corridor. • Create adequate parking facilities and improve traffic flow along the commercial corridor. Promote and encourage the highest and best use of under-utilized properties. • Utilize landscaping as an integral component to overall project design. • Consider scale and character of adjacent uses and demonstrate sensitivity to the influences of the surrounding area. • Encourage private rehabilitation through application of the Garvey Avenue Master Plan for new and existing businesses. • Strengthen the Property Maintenance Ordinance to rigorously enforce property maintenance standards for commercial and industrial properties. Its action plan includes: • Revise the Property Maintenance and Sign Ordinances to clearly address commercial property maintenance (e.g. clean storefronts, parking lot improvements, sign rehabilitation, etc.). • Recognize that different parts of the corridor have special characteristics, and develop programs to strengthen and reinforce them. • Direct project designs that will promote pedestrian-friendly projects with public spaces and lively street fronts where people can meet and interact. • Encourage developments as a means of upgrading established uses and developing vacant parcels along Garvey Avenue. • Attract private investment to revitalize older commercial uses that will reinforce and create synergy along the Garvey Avenue commercial corridor. • Enforce high quality commercial building and site design while allowing increased intensities of use along the corridor where appropriate. • Require economic feasibility studies on large development sites to ensure projects are economically sustainable. • Establish a well-balanced and carefully planned collection of signature retail anchors, general retail outlets, casual to upscale restaurants, and upscale overnight accommodations. • Discourage the development of commercial properties that contain a random mix of incompatible uses. • Encourage the placement of parking areas to be located behind structures and out of sight from the public right of way. • Promote lively and attractive ground-floor retail uses that will create revenues needed to provide for City services and City’s tax base. Existing Zoning Code The City’s existing zoning code describes development standards and allowable uses by zoning district. Development standards identified include setbacks, lot area, lot width, density, floor area ratio, site coverage, landscaping and open area INTRODUCTION
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 1 - 11 INTRODUCTION requirements, height limits, storage, and parking. City of Rosemead Mixed Use Guidelines Rosemead’s Mixed Use Guidelines, released in 2012, provide a context and strategy for mixed use development throughout Rosemead. To the extent that development within the Garvey Avenue Specific Plan area is proposed to be mixed use, the Mixed Use Guidelines will offer important guiding principles to follow. The Mixed Use Guidelines include sections devoted to: • The public realm and the pedestrian environment • Site design • Building design • Building height • Storefronts • Lighting • Common areas/open space • Compatibility with adjacent properties • Parking • Access Legal Authority The Garvey Avenue Specific Plan is enacted pursuant to Sections 65450 through 65457 of the California Government Code, which authorizes local governments with certified General Plans to prepare and adopt specific plans. The Specific Plan is adopted by the City Council by ordinance and thereby establishes the zoning regulations for land use and development within the Specific Plan area. Specifically, these sections of the Government Code establish that a specific plan must, at a minimum, address the following: a. A specific plan shall include text and a diagram or diagrams which specify all of the following in detail: 1. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. 2. The proposed distribution, location and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan. 3. Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resource, where applicable. 4. A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3). b. The specific plan shall include a statement of the relationship of the specific plan to the general plan.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 2
CONTEXT AND CONDITIONS
CONTEXT AND CONDITIONS
IN THIS CHAPTER
2.1 Community History
2.2 Regional Context
2.3 Development Patterns
2.4 Land Use
2.5 Urban Design
2.6 Mobility
2.7 Infrastructure
2.8 Public Services and Facilities
1 City of Rosemead. 2010 General Plan Update
2.1. COMMUNITY HISTORY
Rosemead was first settled by Gabrieleno Native Americans and
then, later, by the Spanish, who established a mission in the San
Gabriel Valley in 1771.1 Much of the southern part of Rosemead
was part of Rancho Potrero Grande, one of the major original
Spanish and Mexican Ranchos of Los Angeles County (Figure
2.1). Anglo-American immigration began after the Treaty of
Guadalupe ended the Mexican-American War in 1848. Among
the early white settlers was Leonard Rose and his wife
established a 600-acre ranch between what is now Rosemead
Boulevard and Walnut Grove Avenue. Rose called his ranch
Rose’s Meadow, which was later changed to Rosemead, and,
finally, Rosemead, giving the City its name.
Chapter 2
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 3
CONTEXT AND CONDITIONS
Figure 2.1 Map of the Old Spanish and Mexican Ranchos
located in Los Angeles County
2 “Garvey Avenue from Alhambra to El Monte”,
Mike Sonksen, KCET Departures Columns LA
Letters, January 2015
3 State of California, Department of Finance.
Population Estimates for Cities, Counties, and the
State, May 2014
Garvey Avenue is named for Richard
Garvey, Sr., a 19th Century mail rider who
delivered mail between Arizona and
California. Garvey purchased a land along
his route between what is now Atlantic
Boulevard and San Gabriel Boulevard. He
eventually gave a portion of his land to
create Garvey Avenue.2
Rosemead was predominantly an
agricultural community until 1959, when
the city was incorporated. From 1960 to
1970, the population exploded, from
15,000 to nearly 41,000. This growth was
a result of suburban tract house
development accommodating Los
Angeles area workers and their families.
The 2014 population was approximately
54,700;3 official predictions anticipate
Rosemead will grow to just under 60,000
by 2020.
2.2. REGIONAL CONTEXT
Rosemead is among the 88 cities that
comprise Los Angeles County; it sits in
the heart of the San Gabriel Valley,
roughly 8 miles east of downtown Los
Angeles, and 12 miles south of the 6,164-
ft San Gabriel Peak in the San Gabriel
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 4
CONTEXT AND CONDITIONS
Mountains. Since the 1990s, Rosemead
has become an increasingly diverse
community as large numbers of Chinese
and Vietnamese immigrants settled and
established businesses in Rosemead. By
2010, over 60% of Rosemead’s population
identifying themselves as Asian, with
another 34% identifying as Latino. This
demographic change has resulted in a
transformed Garvey Avenue. Excluding
chain stores, virtually all retail businesses
are Asian-oriented. As stated in
Rosemead’s General Plan, it is vital that
the Garvey Avenue Specific Plan meets
the needs of the diverse population living
and working along the corridor.
Garvey Avenue is primarily an east/west
corridor, with the Garvey Avenue Specific
Plan portion located in southwest
Rosemead adjacent to the city boundary
with Monterey Park. Excluding the street
and its right-of-way, the project area
covers 0.14 square miles, encompassing
the commercial and light industrial
frontages surrounding an approximate 1.2
mile-length section of Garvey Avenue, as
shown in Figure 2.2. The easternmost
boundary is Charlotte Avenue, while New
Avenue marks the westernmost boundary
of the project area. The northern and
southern boundaries of the project area
vary by segment of Garvey Avenue, but
Newmark Avenue stands as the
southernmost boundary, and Whitmore
Street is the northernmost boundary, see
Figure 2.2. Interstate 10 (I-10) is situated
about half a mile north of Garvey Avenue
and has entrance/exit ramps at New
Avenue, Del Mar Avenue, and San
Gabriel Boulevard, all providing access to
Garvey Avenue. Route 60 (SR-60) is
located approximately two miles south.
State Route 19, better known as Rosemead
Boulevard, runs north-south between the
two freeways, just east of the project area
boundary.
2.3. DEVELOPMENT
PATTERNS
Rosemead is 5.2 square miles of relatively
flat land with few topographical
impediments to development.
Rosemead’s development patterns have
been shaped predominantly by the post-
war development resulting in low scale,
low intensity development.
The I-10 freeway bisects Rosemead,
creating a barrier within the city and
dividing local neighborhoods. Other
significant non-residential development is
clustered along major avenues. These
avenues include the north-south streets of
Del Mar Avenue, San Gabriel Boulevard,
Walnut Grove Avenue, and the east-west
streets of Valley Boulevard, north of I-10,
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 5
CONTEXT AND CONDITIONS
Figure 2.2 Regional Context Map
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 6
CONTEXT AND CONDITIONS
where Rosemead’s downtown is located,
and Garvey Avenue, south of I-10, the
focus of this Garvey Avenue Specific
Plan.
2.4. LAND USE
The Garvey Avenue project area
encompasses 88 acres with some 153
parcels of varying land use. The project
area is bordered and surrounded by single-
family or low-density multifamily
housing. A majority of land uses within
the project area are commercial/retail,
with 84 parcels in commercial or retail
use, encompassing 37 acres (42.3% of the
total project area). There is a large number
of vacant parcels that makes up 30.4%
(nearly 27 acres) of 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
presents infill development opportunities
as well. The dearth of open space along
the corridor highlights the need for open
space and parks. The land along Alhambra
Wash (and the Wash itself) is a particular
opportunity for new green space along an
underutilized water body.
The majority of the project area is zoned
for exclusively commercial uses. Nearly
three fourths are zoned C-3 Medium
Commercial. Another 8%, specifically the
former LA Auto Auction site, is zoned as
C-4 Regional Commercial. The remainder
of the project area is zoned as R-2 Light
Multiple Residential (9%), Automobile
Parking (5%), and PD Planned
Development (3%), see Figures 2.3 -2.5.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 7
CONTEXT AND CONDITIONS
Figure 2.3 Existing Land Use
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 8
CONTEXT AND CONDITIONS
Figure 2.4 Existing Zoning
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 9
CONTEXT AND CONDITIONS
Existing land uses are primarily auto-oriented commercial. Small mini-mall plazas like Fortune Plaza are common.
Vacant land use is common. The Square is a major neighborhood node.
Figure 2.5 Land Use, 2014
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 10
CONTEXT AND CONDITIONS
2.5. URBAN DESIGN
Garvey Avenue’s built form – its street
network, block pattern, parcel pattern, and
building pattern – displays a range of sizes
and a diversity of shapes, see Figure 2.6.
However, its overall pattern is
characteristic of auto-oriented “strip”
corridors with single-family suburban
development around it.
Wide streets with wide traffic lanes like
Garvey Avenue and San Gabriel
Boulevard connect well to the surrounding
street grid, benefitting cars; however,
narrower streets that are safer and more
pleasant for pedestrians, like Whitmore
and Newmark Avenues, are truncated and
do not connect well. The wide arterials
encourage fast through-traffic and, at
intersections, create wide crossings that
are challenging for pedestrians to
navigate. Pedestrian signage is rare with
more emphasis on signage for vehicles.
Block sizes are quite large, too large for
easy pedestrian circulation. Few midblock
alleys, pedestrian passageways, and
pedestrian crosswalks are present to help
pedestrians safely move in and around the
area. Vacant land is cordoned off at the
sidewalk with chain-link fences, creating
a monotonous and intimidating pedestrian
experience. There are no community
gathering places, few vibrant public
spaces, and few landmarks that serve as
iconic elements and provide a unique
identity for the Garvey Avenue corridor.
These elements are needed to make the
corridor a real place.
The vacant land and surface parking lots
result in a sparse building pattern, with
major empty “holes” in development.
Along Garvey Avenue, there is a handful
of larger office buildings but most
development is single-story and of low
building quality. Basic cinderblock or
concrete garage-like auto repair shops are
common, lending the corridor a gritty
“light industrial” character. Buildings are
often set back from the street fronted by
large surface parking lots, which results in
a discontinuous edge with empty spaces
and gaps along the sidewalk. These “gaps”
in the “street wall,” the fabric of buildings
that directly line the sidewalk, have a
significant negative impact on the
streetscape and pedestrian environment.
Gaps in the street wall from parking lots
signal to pedestrians that the area that has
become inactive and vehicle-oriented. The
“dead spaces” lack retail, office, or
residential uses that bring activity,
vibrancy, and interest to the street. Dead
blocks such as these become areas that
pedestrians want to pass through as
quickly as possible. Curb cuts for parking
lots, meanwhile, means more cars
crossing the sidewalks, decreasing
pedestrians’ sense of safety and comfort.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 11
CONTEXT AND CONDITIONS
Figure 2.6 Built Form, 2014
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 12
CONTEXT AND CONDITIONS
The residential areas surrounding the
Garvey Avenue Specific Plan area are
characterized by low-slung ranch homes.
They tend to be low, wide, single-story
houses with street-facing garages and
paved driveways and parking areas.
The Fencing is common along the
property line at the sidewalk. Some
special design elements help make
portions of the Garvey Avenue streetscape
lovely. In particular, the majestic and
massive Eucalyptus trees lining portions
of the sidewalks are a special and unique
element that should be preserved and
enhanced, when possible. They boost the
streetscape and pedestrian environment,
provide needed shade and air-quality
benefits, and help calm traffic. In a few
areas of the corridor, a planted median
contributes even further to these benefits;
however, the median occurs sporadically.
Most of Garvey Avenue’s 100’ right-of-
way is dedicated to vehicles, with
disproportionately little space dedicated to
pedestrians and bicycles. Sidewalks on
each side average 12’ wide and are
sporadically lined with street trees. Other
amenities and furnishings that could
improve the pedestrian experience, such
as pedestrian-scale lighting, seating, and
other street furniture, are limited. In many
areas, on-street parking is underutilized,
see Figure 2.7.
This small roundabout greens the intersection
with landscape plantings.
Do trees really calm traffic?
Yes: a growing body of research
supports the conclusion that trees
can have a strong traffic calming
effect. A Texas study showed a 46%
decrease in crash rates on ten
urban arterial roads across the
state after trees were planted.
People perceive streets with trees to
be safer than streets without trees. A
clear majority of drivers asked to
choose which street is safer, based
on images of streets with and
without trees, said the street with
trees is safer. The correlation
between the presence of street trees
and lower speeds, and the
correlation between lower-speeds
and streets with fewer crashes is
well-established. Drivers in another
study who took a simulated ride on
two suburban streets, one with trees
and one without, went 3 mph slower
on the street with trees.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 13
CONTEXT AND CONDITIONS
A typical residential house in the adjacent neighborhood.
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.
Figure 2.7 Urban Pattern, 2014
Existing restaurant along Garvey Avenue.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 14
CONTEXT AND CONDITIONS
2.6. MOBILITY
The Garvey Avenue corridor serves as a
key connection within the city and
between neighborhoods for pedestrians,
bicyclists, transit users, and automobiles.
Although it is designed primarily for
automobiles, Garvey Avenue is used, to
varying degrees, as a multi-modal
corridor, see Figure 2.10. It is a major
transit corridor with both a rapid and local
bus line, and regular pedestrian and
bicycle activity throughout the day.
Vehicle traffic is highest in the AM and
PM peak hours. The currently posted
speed limit of 35 mph is lower than
Walnut Grove Avenue and segments of
San Gabriel Boulevard, which are posted
at 40 - 45 mph depending on location.
Traffic volumes on Garvey Avenue
compete with and detract from the
pedestrian environment. The many
surface parking lots encourage people to
drive rather than walk to the corridor. The
few pedestrian crossings are spaced too far
apart to provide safe and easy pedestrian
access to both side of the street. In
addition, Garvey Avenue’s long blocks
also discourage pedestrian activity. At
intersections, crosswalks are set by default
to red for pedestrians, prioritizing vehicle
movement and forcing pedestrians to
press a button to safely cross the street.
Conditions for bicyclists are also poor;
there are no dedicated bicycle facilities.
As such, many bicyclists ride on the
sidewalk for safety. In spite of the lack of
facilities, bicycle ridership on Garvey
Avenue is relatively high.
Rapid and local transit along Garvey
Avenue competes with private vehicle
traffic on the street, and is given little
priority. While bus shelters are provided
on the sidewalks, there are few other
amenities for transit users.
Level-of-service (LOS) vehicle analysis
of nine study intersections along the
corridor and in the adjacent areas shows
that all the study intersections operate at
good LOS values under the current
conditions.
Vehicle traffic is highest in the eastern
side of the corridor and lowest in the west,
with roughly 1,000 vehicles per hour in
the AM and PM peaks in both directions
at San Gabriel Boulevard, which drops to
roughly 500-700 vehicles per hour in the
AM and PM peaks in both directions at
New Avenue.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 15
CONTEXT AND CONDITIONS
Figure 2.8 Existing and Planned Mobility, 2014
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 16
CONTEXT AND CONDITIONS
Figure 2.9 Garvey Avenue Existing Section, 2014
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 17
CONTEXT AND CONDITIONS
Many bicyclists use the sidewalk for safety. Garvey Avenue is a major transit corridor.
Pedestrians have few crossing opportunities. Wide intersections can be dangerous and unfriendly.
Figure 2.10 Modes of Mobility, 2014
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 18
CONTEXT AND CONDITIONS
2.7. INFRASTRUCTURE
Key infrastructure along Garvey Avenue
includes sewer, water, and stormwater
management.
Some of the areas’ existing sewers show
capacity deficiencies, as well as
maintenance and structural defects. These
facilities will need to be replaced and
upgraded.
Future water demands can be met until
2035 based the Golden State Water
Company’s (GSWC) 2010 Urban Water
Management Plan - South San Gabriel
System. Water lines along Garvey Avenue
have the most capacity for potential
increase due to the 12” main fronting the
Garvey Avenue parcels.
The Garvey Avenue Specific Plan area’s
watershed drains into several stormwater
drainage systems. The main drainage
system is a box culvert that runs along
Garvey Avenue to the Alhambra Wash, as
well as several pipe drainage systems.
2.8. PUBLIC SERVICES AND
FACILITIES
Garvey Avenue has a handful of public
facilities within and around the Garvey
Avenue Specific Plan area, see Figure
2.11. These facilities include schools and
institutions, which contribute to the sense
of community and provide a strong sense
of place along Garvey Avenue. A major
presence is Richard Garvey Intermediate
School, located between Jackson and
Evelyn Avenues. It is a community anchor
and a significant trip generator in the
neighborhood. Southwest of Garvey
Intermediate School and just out of the
Garvey Avenue Specific Plan area is
Arlene Bitely Elementary School, another
major anchor. Just north of the Garvey
Avenue Specific Plan area, along Jackson
Avenue, is a third public school, Emerson
Elementary School.
The Buddhist Ortho-Creed Association
Dharma Seal Temple is also a significant
presence. Though the Dharma Seal
Temple is located on Del Mar Avenue,
north of the Garvey Avenue, it has a
striking visual presence and is a major
stakeholder along the corridor. The
Association is a major landowner with a
large complex encompassing a number of
parcels and several buildings. A Jehovah’s
Witness Church, located on Del Mar south
of Garvey Avenue, is smaller yet also has
a presence.
Buddhist Ortho-Creed Association
Dharma Seal Temple
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 19
CONTEXT AND CONDITIONS
Alhambra Wash Garvey Intermediate School
AT&T Building Zapopan Park
Figure 2.11 Existing Public Facilities, 2014
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 2 - 20
CONTEXT AND CONDITIONS
Parks and recreational facilities are
notably lacking along the corridor, though
there is potentially an opportunity to
improve public space along Alhambra
Wash, an existing open stormwater
channel that cuts diagonally through the
Garvey Avenue Specific Plan area. While
there is a lack of parks and open space in
the Garvey Avenue Specific Plan area, the
active Zapopan Park is located just to the
east, under the Southern California Edison
power lines.
Power within the Garvey Avenue Specific
Plan area is provided by Southern
California Edison. Power lines have been
undergrounded along Garvey Avenue.
Natural gas is provided by Southern
California Gas, a subsidiary of Sempra
Energy. The nearest major pipelines run
underground along Walnut Grove Avenue
(parallel to and east of San Gabriel
Boulevard) and Fern Avenue (parallel to
Garvey Avenue east of Walnut Grove
Avenue).
Charter Communications is the primary
cable provider for Rosemead, while
AT&T is the primary provider of home
and business phone service and internet
services.
Public library facilities are not located
within walking distance of the Garvey
Avenue corridor. The nearest library, Los
Angeles County Public Library,
Rosemead branch, is located on Valley
Boulevard adjacent to the Rosemead City
Hall.
Fire service and emergency medical
service are provided by the Los Angeles
County Fire Department, which has a
local station in downtown Rosemead, on
Valley Boulevard. A second local station
is located just south of the project area, on
the east side of San Gabriel Boulevard.
Rosemead’s police service is provided
through the Los Angeles County Sheriff’s
Temple Station, in Temple City. Deputies
assigned to Rosemead work out of
Rosemead’s Public Safety Center located
on Garvey Avenue adjacent to Zapopan
Park at Charlotte Avenue. The Public
Safety Center is managed by Rosemead’s
Chief of Police, a Los Angeles County
Sheriff’s Department Lieutenant, and
includes local offices for the Los Angeles
County Sheriff, the Rosemead Special
Assignment Team, the Los Angeles
County Probation Officer, and community
safety services.
Rosemead Public Safety Center
GARVEY AVENUE CORRIDOR SPECIFIC PLAN, SEPTEMBER 20153 - 1
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 2
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
LAND USE, ZONING, AND
DEVELOPMENT STANDARDS
IN THIS CHAPTE R
3.1 Garvey Avenue Specific Plan Zoning Districts
3.2 Development Potential
3.3 Allowed, Prohibited, and Non-Conforming Uses, and
Special Use Restrictions
3.4 Garvey Avenue Specific Plan Design and Development
Standards
This chapter focuses on the major land use and zoning changes
in the Garvey Avenue Specific Plan, as well as development
standards and revitalization strategies that will be key tools in
achieving the transformative vision imagined in the Garvey
Avenue Specific Plan. It includes new zoning districts to allow
for and encourage specific growth patterns and builds on the
design guidelines enumerated in the Garvey Avenue Master
Plan. For ease of implementation, existing provisions of the
Rosemead Municipal Code (RMC) Zoning Code can be
assumed to apply unless specifically stated otherwise in this
Specific Plan.
Chapter 3
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 3
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
3.1 GARVEY AVENUE
SPECIFIC PLAN ZONING
DISTRICTS
Land use designations are established to
identify the allowed uses and design
characteristics desired along the Garvey
Avenue corridor, and to set forth the
allowable density and intensity of
development. This Specific Plan builds
upon existing zoning regulations
contained in the Rosemead Zoning Code,
modifying allowed uses and development
standards for each zone to facilitate
development that will achieve the vision
and objectives for the corridor. The
limitations of the corridor’s existing
zoning are clearly seen in the state of
Garvey Avenue today, where the
upgrading of parcels over time that would
normally be expected for a developed
urban area like Garvey Avenue has not
occurred. The nearly 27 acres of vacant
land, indicate that Garvey Avenue’s
development potential has been
challenged.
The Garvey Avenue Specific Plan rezones
the entire Specific Plan area and
establishes four new zoning districts with
targeted new development standards that
offer clear guidance for the types of
development that can, over time,
transform the Garvey Avenue corridor
into a new kind of place that is vibrant,
livable, and neighborhood-oriented. The
new Specific Plan zoning districts are set
forth in Table 3.1 and shown on the new
Zoning Map in Figure 3.1. The purpose of
and standards for each of the new zoning
areas are outlined on the following pages.
Standard
versus Guideline
A standard is objectively measured and
focused. Adhering to a standard is
required.
Common design standards include
building setbacks, heights, etc. A
guideline strongly suggests or
recommends a desired design or form but
it allows for interpretation. Adhering to a
guideline is advocated but not required.
Common design guidelines include color
palettes, roofline shapes, etc.
Shall versus Should
“Shall” denotes a mandatory
requirement.
“Should” denotes a guideline or
recommendation
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
Table 3.1 Garvey Avenue Specific Plan Zoning Districts and Land Uses
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 4
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Figure 3.1 Zoning
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 5
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
3.1.1 GSP-OS/P GARVEY
AVENUE SPECIFIC
PLAN, OPEN
SPACE/PARKING
ZONING DISTRICT
The Garvey Avenue Specific Plan, Open
Space/Parking (GSP-OS/P) zoning district
allows for open space and parking
development on key areas of Garvey
Avenue, such as Alhambra Wash.
Currently zoned for parking, the
Alhambra Wash is envisioned to become
a major open space amenity. Continuing
to allow open space, as well as parking,
will help encourage the development of
much-needed open space along the Wash.
3.1.2 GSP-R/C GARVEY
AVENUE SPECIFIC
PLAN, RESIDENTIAL/
COMMERCIAL ZONING
DISTRICT
The Garvey Avenue Specific Plan,
Residential/Commercial (GSP-R/C)
zoning district, the smallest new zoning
district in the Specific Plan area, makes
some modifications to the development
standards of the existing R-2 zoning
district to be more specific to the Plan area
and facilitate greater opportunity for
development approaches that includes
either residential or commercial
development. Such development in the
GSP-R/C area is expected to feature
designs and forms that create an
appropriate pedestrian scale along or
nearby the Garvey Avenue corridor. The
GSP-R/C zoning district provides
transition areas between single- and multi-
family residential land uses in the
surrounding neighborhoods, serving as a
buffer for higher land use intensity and
building scale directly on Garvey Avenue.
The new zoning enables flexibility in
development approaches while requiring
high-quality design that respects and adds
value to adjacent residential development.
3.1.3 GSP GARVEY AVENUE
SPECIFIC PLAN ZONING
DISTRICT
The purpose of the Garvey Avenue
Specific Plan (GSP) zoning district is to
facilitate and support a vibrant
neighborhood commercial district that
accommodates a diverse range of retail,
service, and office businesses, with a
focus on businesses that support the needs
of the local community. The GSP zoning
area is intended to encourage the
development of attractive retail areas
where people can walk for dining,
groceries, shopping, limited personal
services, community and social services,
and social activities and gatherings. Uses
will have active retail storefronts, with
glass windows, open storefronts, and
setbacks for outdoor dining that offer
pedestrians a varied and interesting
experience. Office development and some
public uses are allowed on higher floors.
The GSP zoning district also allows for
flexible spaces where start-up and locally-
owned businesses can establish and
maintain small businesses. The GSP
zoning district is focused on the western
half of the Specific Plan area, west of Del
Mar Avenue, with some pockets just east
of Del Mar. Where new guidelines and
standards have not been established, the
GSP zoning code largely follows the
existing zoning code for the C-3 Medium
Commercial zoning area. However, stand-
alone residential and mixed uses are not
permitted.
3.1.4 GSP-MU GARVEY
AVENUE SPECIFIC
PLAN, INCENTIVIZED
MIXED USE ZONING
DISTRICT
The Garvey Avenue Specific Plan,
Incentivized Mixed Use (GSP-MU)
zoning district will transform key pockets
of Garvey Avenue into active pedestrian
and retail areas with a wide mix of uses to
serve a variety of needs and stimulate a
range of environments. The new zoning
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 6
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
district allows for the greatest possible
flexibility in development choices, and
allows for a new model of development
along the corridor, with residential uses
carefully integrated into buildings with
active ground-floor commercial frontages.
“Horizontal” mixed-use is permissible in
this district, which will enable a large
development site such as the LA Auto
Auction site to be developed with
buildings with only one use, provided that
the overall site is developed to the mixed
use standards in GSP-MU.
All development in the GSP-MU area
would be expected to feature designs and
forms that create an appropriate pedestrian
scale directly on the Garvey Avenue
corridor, and on any internal or side
streets. The GSP-MU zoning district is
focused on the eastern half of the Specific
Plan area, with three development nodes
at the Del Mar intersection, the San
Gabriel intersection, and along Garvey
Avenue at the former LA Auto Auction
site. Where new guidelines and standards
have not been established, the GSP-MU
zoning code follows the existing zoning
code for the existing R-C MUDO
1 Acres calculated in GIS from Proposed Land Use
Plan PDF, 11/25/14.
Residential/ Commercial Mixed-Use
Development Overlay district.’
3.2 DEVELOPMENT
POTENTIAL
The Garvey Avenue Specific Plan area
encompasses an area of roughly 88
developable acres. The land use policies
associated with this Specific Plan provide
the capacity for the development of
approximately 1.3 million nonresidential
square feet1. This development would
occur as large vacant parcels are
developed, as new development replaces
aging commercial properties, and as more
intensely-developed commercial uses are
built, either as mixed use projects or stand-
alone commercial projects. An additional
estimated 1,048 dwelling units may be
expected with the implementation the land
use policies within this Specific Plan. This
would equate to an estimated total
population of approximately 2,7102. Most
residential development would be built
almost exclusively within the GSP-MU
zone, Table 3.2
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.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 7
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Zoning Designation Land Uses Allowed
DEVELOPMENT STANDARDS
Maximum Without the
Provision of
Community Benefits
Maximum With
Provision of Community
Benefits (see 3.4.2)
DU/Gross
Acre FAR DU/Gross
Acre FAR
GSP-OS/P Garvey Avenue Specific Plan,
Open Space/Parking Open Space, Parking N/A N/A N/A N/A
GSP-R/C Garvey Avenue Specific Plan,
Residential/Commercial
Residential, Commercial,
Public, Open Space 7 0.75 30 1.0
GSP Garvey Avenue Specific Plan Commercial, Public, Open
Space N/A 0.75 N/A 1.0
GSP-MU Garvey Avenue Specific Plan,
Incentivized Mixed Use
Mixed Use, Commercial,
Public, Open Space
25
1.6 MU
0.75 Com 80 3.0 MU
1.0 Com
Table 3.2 Development Potential
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 8
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
3.3 ALLOWED USES,
NONCONFORMING USES,
AND SPECIAL USE
RESTRICTIONS
Allowed uses are established for each
specific plan zoning district. Certain uses
may be subject to special conditions
regarding the location, operation, design,
or special permitting requirements of the
use. References to these provisions are
made in Table 3.3.
3.3.1 ALLOWED USES
Allowed land uses within the Specific
Plan area are listed in Table 3.3. Use
listings are grouped by a general category
on the basis of common function, product,
or compatibility. Uses may occur
anywhere within the appropriate zone.
Uses may be allowed in the following
ways:
A Permitted Use (P) may be
established as the primary use of a
building without discretionary
approval.
Certain uses are allowed subject to
the approval of an Administrative
Use Permit (AUP), which must be
approved by the Community
Development Director following a
review and a determination that
the nature of the proposed use, at
the location proposed, is subject to
conditions of use and occupancy
that may be set, and can be
conducted without detriment to
nearby properties and uses.
Certain uses are allowed subject to
the approval of a Conditional Use
Permit (CUP), which must be
approved by the Planning
Commission following review and
a determination that the nature of
the proposed use, at the location
proposed, is subject to conditions
of use and occupancy that may be
set, and can be conducted without
detriment to nearby properties and
uses.
Certain uses are allowed subject to
the approval of a Temporary Use
Permit (TUP), which must be
approved by the Community
Development Director, in
accordance with RMC Section
17.124 (Temporary Use Permits
and Special Events).
Prohibited Use (--) refers to a use
or activity that is not permitted.
The Community Development Director
may determine that a proposed use not
listed in Chapter 3 of the Garvey Avenue
Specific Plan is permissible or
conditionally permissible if the use is
substantially similar to a use permitted in
Chapter 3 of the Garvey Avenue Specific
Plan and all of the following findings are
made:
a. The proposed use will be
consistent with the goals,
objectives, and policies of the
General Plan;
b. The characteristics of, and
activities associated with, the
proposed use are equivalent to
those of one or more of the uses
listed in the zoning districts as
allowable, and are no more
detrimental or intensive than the
uses listed in the district for which
the proposed use is determined to
be consistent with; and
c. The proposed use will meet the
purpose and intent of the zoning
district that is applied to the site
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 9
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
where the proposed use is to be
located.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 10
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Table 3.3 Land Use Table
Allowed Uses Key: GSP-OS/P GSP-R/C GSP GSP-MU Specific Regulations
P
CUP
AUP
--
TUP
Permitted Use
Conditional Use Permit Required
Administrative Use Permit Required
Use Not Permitted
Temporary Use
RESIDENTIAL
Single-Family Dwellings -- P -- --
Two-Family Dwellings (Duplex) -- P -- --
Multi-Family Dwellings -- P -- --
Multi-Family Dwellings (as part of a
Mixed Use Project)
-- -- -- P A mixed use project application must be
accompanied by an economic feasibility
study prepared by a reputable economic or
marketing professional or firm. Economic
feasibility study’s findings must support
the 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
economic feasibility study.
Second Dwelling Unit (as defined by §17.30.190) -- P -- -- See RMC Section 17.30.190 (Second
Dwelling Units)
Artist Live/Work Space -- AUP -- P
Single-Room Occupancy (as defined by
§17.30.200)
-- CUP -- CUP See RMC Section 17.30.200 (Single
Room Occupancy)
Residential accessory uses and structures -- P -- P See RMC Section 17.32 (Accessory
Structures) and Section 17.12.030
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 11
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Table 3.3 Land Use Table
Allowed Uses Key: GSP-OS/P GSP-R/C GSP GSP-MU Specific Regulations
Home Occupations, including Cottage Food
Operations (Accessory)
-- P -- P
CARE USES
Transitional and Supportive Housing -- P -- --
Child Care Home, Large Family (9 to 14) -- AUP -- --
See RMC Section 17.30.160 (Large and
Small Family Child Day Care Home
Facilities)
Child Care Home, Small Family (8 or fewer) -- P -- --
See RMC Section 17.30.160 (Large and
Small 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 CUP CUP CUP CUP
Park and Recreation Facilities P P P P For lighted facilities, see RMC Section
17.68.060
Places of Religious Assembly -- CUP CUP CUP
Public Utility Facilities AUP AUP AUP AUP
Telecommunication Facilities/Wireless
Telecommunication Facilities CUP CUP CUP CUP
Educational Institution (Private) -- CUP CUP CUP
Community Garden P P P P
Open Space, Public P -- -- --
Hiking Trails, Public P -- -- --
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 12
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
COMMERCIAL
Animal Grooming Services -- P P P No overnight boarding of animals
allowed.
Veterinary -- P P P
Drive-Through Businesses -- -- AUP -- See RMC Section 17.30.110
Eating and Drinking Establishments: No Alcohol
Beverage Sales
-- P P P P P
Eating and Drinking Establishments: With “On
Sale” ABC License
-- -- CUP CUP See RMC Section 17.30.040 (Alcohol
Beverage Sales)
Sidewalk Dining (accessory use to eating and
drinking establishments)
-- AUP AUP AUP 1) Location Requirements:
(a) A sidewalk dining, where
permitted, may be located on the
public right-of-way adjacent to the
restaurant serving the sidewalk
dining. Approval for sidewalk
dining may be granted after review
of the application by appropriate
city departments and issuance of
an encroachment permit or license
agreement.
(b) All sidewalk dining shall leave
clear space for pedestrian
movement between the outer edge
of the dining and the curb
line. Sidewalk dining located at
street intersections shall provide a
15-foot clear space radial to the
corner. If pedestrian traffic is
especially heavy, the Public Works
Director may require additional
clear space to ensure adequate
room for pedestrian movements.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 13
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
(c) No sidewalk dining shall be
located within 15 feet of a bus stop
or bus shelter.
2) Physical Design Requirements:
(a) All furnishings of a sidewalk
dining including, but not limited
to, tables, chairs and decorative
accessories, shall be readily
movable.
(b) No part of sidewalk dining may
be permanently attached to public
space. The person to whom the
business license for the dining is
issued shall repair any damage
done by the dining to public
property.
(c) When a sidewalk dining or the
adjacent restaurant is occupied,
no exit door shall be locked,
bolted or otherwise fastened or
obstructed so that the door cannot
be opened from the inside.
(d) Chairs and tables shall be
arranged so as to provide for clear
access to an exit. No part of an
aisle shall be used in any way that
will obstruct its use as an exit or
that will constitute a hazardous
condition.
(e) Sidewalk dining shall not be
arranged so as to restrict the use
of emergency exits, fire escapes
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 14
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
on adjacent buildings and access
to fire hydrants.
(f) Freestanding or table mounted
shade umbrellas shall be kept in
good repair and may be used only
where space permits.
(g) Freestanding lamps are not
permitted. Flashing or moving
lights are not permitted. Table
candles may be used. Electric
wiring shall not be placed in
pedestrian areas.
(h) Awnings shall be kept in good
repair.
(i) Seating and accessories and other
components of the sidewalk
dining shall be maintained in a
neat and safe manner.
(j) The height of a railing, fence, or
planter (including plantings) used
to establish boundaries of seating
areas shall be at least 24 inches in
height but not higher than 36
inches. Planters and/or plantings
shall be maintained in a neat and
orderly manner, and shall not
encroach past the approved
sidewalk dining area.
(k) Plank-style picnic tables with
bench seating are not permitted.
3) Dining Operation Requirements:
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 15
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
(a) Sidewalk dining shall be
operated and maintained in
accordance with the applicant's
building plans approved by the
Community Development
Director and the Public Works
Director.
(b) The owner(s) shall be responsible
for the removal of all wrappings,
litter, and food, and shall provide
thorough and sanitary cleaning
for sidewalk dining area and the
immediate surroundings of such
area each day after the eating and
drinking establishment closes.
(c) Sidewalk dining shall not operate
earlier than 8:00 a.m. or later than
12:00 a.m. (midnight).
(d) If alcoholic beverages are
permitted in the sidewalk dining
area by a Conditional Use Permit
(CUP), a landscape separation
shall be required to prevent the
passing and/or carrying of
alcoholic beverages out of the
sidewalk area and signs noting
such requirement shall be posted
in conspicuous locations.
Entertainment and Spectator Sports:
1-149 seats or under 15,000 square feet -- -- CUP CUP
Entertainment and Spectator Sports: 150+ seats
or over 15,000 square feet -- -- -- CUP
Financial Services -- P P P
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 16
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Food and Beverage Retail Sales -- P P P See RMC Section 17.30.040 (Alcohol
Beverage Sales)
Gas Stations -- -- CUP --
Hotel (50+ guest rooms) -- -- CUP CUP
See RMC Section 17.30.130
A hotel project application must be
accompanied by an Economic Feasibility
Study prepared by a reputable economic or
marketing professional or firm. Study’s
findings must support the proposed hotel
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
economic feasibility study.
Two public bus parking spaces are
required to be provided by a hotel facility
in the GSP-MU zone.
Health/Fitness Club (Small) -- P P P
Health/Fitness Club (Large) -- AUP AUP AUP
Medical Office
-- -- P P
Prohibited medical services: extended
care, specifically, convalescent health or
nursing care; medical or custodial care
provided in cases of prolonged illness or
rehabilitation.
Office -- P P P
Parking, Commercial (Non-accessory) P AUP AUP --
Tour Bus Parking (Accessory - Hotel only)
-- -- -- P
Two public bus parking spaces are
required to be provided by a hotel facility
located in the GSP-MU zone.
Personal Service (General and Studio) -- P P P
Repair Service (including bicycles, excluding
automotive) -- P P P
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 17
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Retail Sales (General)
-- P P P
Prohibited Retail Uses: building materials
and supplies sales, firearms sales, liquor
stores, second hand stores, and pawn
stores.
Tutoring Services (Small) -- P P P
Tutoring Services (Large) -- AUP AUP AUP
Donation Box -- -- -- --
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 18
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
3.3.3 NONCONFORMING USES
The Garvey Avenue Specific Plan area has
long been developed with some light-
industrial uses – including construction-
related and auto repair/service businesses
with outdoor operations – which the City
has long encouraged to phase out due to
their incompatibility with surrounding
residences and the aesthetic, noise, and
traffic impacts on the corridor.
Implementation of this Garvey Avenue
Specific Plan will render certain light-
industrial and auto-oriented commercial
uses nonconforming with regard to the use
provisions of this Garvey Avenue Specific
Plan. To contribute to the improvement of
the aesthetic quality and economic vitality
along the corridor, and to ensure that land
uses are consistent with the vision
presented in the Garvey Avenue Specific
Plan, the conditions under which legal
nonconforming uses may continue is
limited. Specifically, legal nonconforming
uses may remain but cannot expand,
change use, rebuild, and must be
continually operated. If these conditions
are not met, the nonconforming use is no
longer a legal nonconforming use and is
subject to the City of Rosemead’s
Nonconforming Use Amortization Policy,
RMC Section 17.72.090, with the
exception of the
abandonment/discontinuation clause
(RMC Section 17.72.030B) In place of
the abandonment/discontinuation clause,
a nonconforming use in the Garvey
Avenue Specific Plan area which has been
abandoned or has been discontinued for a
period of 90 days shall not be
reestablished and any subsequent reuse or
any new use established shall conform to
the provisions of the Garvey Avenue
Specific Plan.
3.3.4 SPECIFIC USE
RESTRICTIONS
The following restrictions on uses shall
apply in the GSP-MU zone:
To promote active nonresidential
development on ground floors, the
following uses are prohibited on ground
floors, but, if permitted within the zoning
area, may be permitted on upper floors:
Medical Office
Office
3.3.5 ECONOMIC FEASIBILITY
STUDY
An economic feasibility study is required
for all hotel and mixed use project
applications. The required economic
feasibility study is not eligible for the
Community Benefit Incentive program.
An economic feasibility study must be
prepared by a reputable economic or
market professional or firm. The
economic feasibility study must affirm or
support the land use mix and the extent of
the proposed land uses. The City of
Rosemead staff will affirm the economic
or market professional or firm’s
credentials to prepare such study, and
affirm study’s findings.
3.4 GARVEY AVENUE
SPECIFIC PLAN DESIGN
AND DEVELOPMENT
GUIDELINES AND
STANDARDS
The Garvey Avenue Specific Plan design
and development guidelines and standards
provide specific policies for how parcels
and buildings shall be developed, such as
setbacks and parking requirements, or
height and density limits (Figures 3.2 and
3.3). They are intended to supplement the
development standards in Rosemead’s
General Plan, as well as the design
guidelines outlined in the Garvey Avenue
Master Plan and in Rosemead’s Mixed-
Use Design Guidelines, both of which are
incorporated by reference. These
documents specifically addressed many
design guidelines important to this
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 19
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Specific Plan, including but not limited to
those that relate to the public realm and
pedestrian environment, building and
storefront design, parking, and utilities.
The design standards and guidelines of
this Garvey Avenue Specific Plan are
largely consistent with those in the Garvey
Avenue Master Plan and Rosemead’s
Mixed-Use Guidelines, and, likewise,
largely share the same goals as those in the
Garvey Avenue Master Plan and
Rosemead’s Mixed-Use Guidelines.
These goals include:
Upgrading the image and appeal of
Garvey Avenue as a safe,
attractive, and high-quality
commercial environment;
Encouraging high quality infill
and mixed-use redevelopment of
vacant lots and underutilized
properties to their highest and best
use, whether commercial,
residential, office, entertainment,
or open space;
Activating the street and
enhancing the pedestrian
environment and scale;
Ensuring compatibility between
adjacent uses, especially single-
family residential and other
mixed-use projects;
Inviting and supporting transit and
active transportation;
Crafting smart parking
requirements that balance parking
needs with updated standards that
give flexibility to developers,
manage parking as efficiently as
possible, and minimize the
negative impacts of parking on the
neighborhood; and
Integrating high-quality landscape
and streetscape design that is
consistent throughout the corridor.
The Garvey Avenue Specific Plan design
and development standards provide the
foundation for a distinct corridor identity.
Through the use of these custom-tailored
design guidelines and development
standards, Rosemead can leverage
successful existing land uses, redevelop
underutilized sites to their highest and best
use, and capitalize on once-in-a-lifetime
opportunities to redevelop several large
and catalytic vacant sites, such as the
former L.A. Auto Auction site.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 20
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
The Specific Plan seeks to create vibrant new places to walk and shop. Gathering places and community spaces will activate the public realm.
A green streetscape and distinct branding will identify Garvey Avenue as
special.
Bicyclists, pedestrians, and drivers will integrate seamlessly into a
strengthened network.
Figure 3.2 Specific Plan Vision
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 21
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
3.4.1 USE OF THE DES IGN AND
DEVELOPMENT
STANDARDS
All subdivisions, new land uses and
structures, and substantial rehabilitation,
alterations, and/or remodeling of existing
land uses and structures shall be designed,
constructed, and established in
compliance with the requirements of this
Section, in addition to the applicable
standards in Title 17 (Zoning) of the
Rosemead Municipal Code unless
explicitly defined, stated, or delineated
otherwise in this Garvey Avenue Specific
Plan. Principal and accessory structures
shall meet the same development
standards unless otherwise modified in
this Garvey Avenue Specific Plan. With
regard to the substantial rehabilitation,
alterations, and/or remodeling of existing
land uses and structures, whenever such
activity involves removal of more than
50% of the exterior walls of a structure
(this shall mean the removal of the
following examples of building materials:
wood, siding of any type, stucco,
windows, framing materials, and will not
require the demolition of the structural
elements/materials of the wall(s) to be
considered within the 50%), the
replacement construction is considered to
constitute a new structure, and such
rehabilitation, alteration, and/or
remodeling activity shall comply with all
development standards set forth in this
Garvey Avenue Specific Plan.
The Garvey Avenue Specific Plan design
standards and guidelines should be used
by landowners, developers, tenants, and
their consultants, such as architects, who
propose any alteration, addition,
constructions and/or development projects
within the Garvey Avenue Specific Plan
area. City staff should use the Plan to
review projects for 1) compliance with the
design standards, and 2) compliance with
the intent of the design guidelines.
Individuals and entities proposing projects
within the Garvey Avenue Specific Plan
area should review and understand these
standards and guidelines before initiating
the design and development process. To
facilitate project approvals, questions
regarding the design standards and
guidelines, as well as other development-
related questions, should be discussed
with the Community Development
Director or designee as early in the
development process as possible.
Individuals and entities proposing projects
should use these design standards and
guidelines at each project stage to shape
concepts and designs to realize compatible
architecture and urban design that meets
City of Rosemead requirements and
expectations. City staff and others use
these standards and guidelines to
understand proposed projects in
relationship to approved objectives, goals,
standards, and guidelines.
The Garvey Avenue Specific Plan
development standards are outlined in
Table 3.4. A map of height limits for
development along Garvey Avenue is
shown in Figure 3.4.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 22
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Modulated storefronts with signage complement a green pedestrian realm. Outdoor dining invites pedestrians to shop and eat.
An enhanced pedestrian realm benefits all community members. A consistent building edge with varied modulation and no gaps.
Figure 3.3 Additional Specific Plan Vision
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 23
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Table 3.4 Development Standards
Specific Plan
Standards
GSP-OS/P GSP-R/C GSP GSP-MU Comments
DEVELOPMENT INTENSITY AND NEIGHBORHOOD COMPATIBILITY
Minimum Lot Size
See RMC Section 17.08.050 regarding lot area and dimension requirements for direction on an undeveloped, substandard, or
nonconforming lot.
None 6,500 s.f. 5,000 sq.
Mixed Use 10,000 s.f.
Other 5,000 s.f.
Minimum Lot Width 50’ 70’ 70’ 100’
Minimum Lot Area per
Dwelling N/A 1,000 sq./dwelling unit N/A 500 sq./dwelling unit
Maximum Density
Without the Provision of
Community Benefits
N/A 7 dwelling units/gross acre N/A 25 dwelling units/gross acre
Maximum Density
With the Provision of
Community Benefits
N/A 25 dwelling units/gross acre N/A 80 dwelling units/gross acre
Minimum Unit Size
Studio N/A 600 s.f.
N/A 600 s.f.
One-Bedroom N/A 650 s.f.
N/A 650 s.f.
Two-Bedroom N/A 800 s.f.
N/A 800 s.f.
Each Additional Bedroom An additional 200 s.f./
bedroom N/A An additional 200 s.f./
bedroom
COMMERCIAL DEVELOPMENT INTENSITY
Floor Area Ratio (FAR)
Without the Provision of
Community Benefits
None 0.75 maximum 0.75
maximum
Commercial: 0.75 maximum
Mixed Use: 1.6 maximum
FAR With the Provision of
Community Benefits None 1.0 maximum 1.0 maximum Commercial: 1.0 maximum
Mixed Use: 3.0 maximum
Required Floor Area of the
Ground Floor Space in a
Vertical Mixed Use Building
located along Garvey Avenue
N/A N/A N/A
Lots with 50’ or less of street
frontage: 800 sq., minimum
Lots with 51’ or more of street
frontage: 20% of the lot area,
minimum.
Where multiple vertical mixed
buildings are located on a
single lot, a minimum of 20%
of the building footprint shall
be dedicated to ground floor
space.
Where multiple
vertical mixed use
buildings located
within a single lot,
BUILDING HEIGHT AND FORM
Maximum Height
Maximum height is calculated to the top of roofline or roof structures including but not limited to elevator housing,
stairways, tanks, ventilating fans, roof signs, etc.
35’ 35’ 75’ 75’
Height Exception An additional 5’ beyond the height limit is allowed for unique architectural elements as determined by the
Community Development Director.
Section 3.4.2 of
this Specific Plan
Maximum Building Length Building façade lengths may not exceed 300 feet.
BUILDING RELATIONSHIP TO STREET
Minimum Building Placement
on Lot Frontage
Minimum lot frontage that must be developed by a building Section 3.4.4 of
this Specific Plan
None 60% 60% 75%
Ground Floor Height 14’minimum 10’ minimum 14’ minimum Nonresidential: 14’ minimum
Residential: 10’ minimum
Section 3.4.8 of
this Specific Plan
Elevation Above Street Level
Ground Floor Living Space N/A 2’ minimum
3’ maximum N/A 2’ minimum
3’ maximum
Section 3.4.8 of
this Specific Plan
Ground Floor Nonresidential 0’ minimum
2’ maximum
Nonresidential Facade Height
at or near Street Frontage
Minimum height for nonresidential building facades at or near the street frontage, measured to the top of the façade.
For single story buildings, a false front or parapet should be used to achieve this minimum height. Where exterior
frontage height varies along the building frontage, the minimum height shall be considered to be the average height
of the building frontage.
Section 3.4.8 of
this Specific Plan
and Figure 3.9
N/A 25’ minimum 25’ minimum 25’ minimum
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 24
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Specific Plan
Standards
GSP-OS/P GSP-R/C GSP GSP-MU Comments
GROUND FLOOR BUILDING DESIGN
Ground Floor Blank Walls
The amount of the ground level wall area directly visible from the street allowed to be left blank. The ground level
wall area is defined as that portion of the building elevation from grade to a height of 9 feet.
Figure 3.8 of this
Specific Plan
25% maximum
Ground Floor Wall
Glazing
The area of ground level wall area that must be glazed with clear glass display windows and entries.
Nonresidential: 50% minimum
Residential: 40% minimum
Section 3.4.5 and
3.4.8 of this Specific
Plan and Figure 3.7
SETBACKS FOR LIGHT, AIR, AND PRIVACY
Setbacks
Front N/A Nonresidential: No minimum
Residential: 10’ No minimum Nonresidential: No minimum
Ground Floor Residential: 10’
Side – Adjacent to
Nonresidential Use or
Zoning District Other Than
R-1 and R-2
N/A 5’ minimum
No minimum 5’ minimum
Side – Adjacent to Existing
Residential, School, or Park
Use
N/A 10’ minimum
Side – Adjacent to R-1 or
R-2 Zoning District
All residential, nonresidential, and mixed use developments shall have a side variable height when abutting R-1 or R-
2. This specifies a setback minimum of 10’ from the property line, with the height increasing at a 60 degree angle
from that point.
N/A 10’minimum
Rear
N/A
Residential: The lesser of 20’
or 20% of lot depth
Nonresidential: 20’ minimum if
abutting residential, otherwise
no minimum required
20’ minimum if
abutting residential,
otherwise no minimum
required
20’ minimum if abutting
existing residential use, school,
or park, otherwise no minimum
required
Rear – Adjacent to R-1 or
R-2 Zoning Districts
All residential, commercial, and mixed-use developments shall have a rear variable height when abutting R-1 or R-2
zones. This specifies a setback minimum of 25’ from the property line, increasing at a 60 degree angle from that
point.
PEDESTRIAN-FRIENDLY AUTO CIRCULATION & ACCESS
Access Driveway Width One Way: 14’ minimum, 20’ maximum
Two Way: 24’ minimum, 30’ maximum
Curb Cuts
1 curb cut/lot, if lot has less than 300 feet of property frontage.
1 curb cut/300’ of lot frontage, if lot frontage is greater than or equal to 300 feet. Example: 450’ lot frontage is
allowed 1 curb cut; 600’ lot frontage is allowed 2 curb cuts.
Section 3.4.9 of this
Specific Plan and
Figure 3.11
Frontage Dedicated to
Parking and/or Driveways 30% of lot frontage maximum 20% of lot frontage maximum
SMART PARKING MANAGEMENT
Vehicle Parking - Nonresidential
Restaurant N/A N/A 1 standard sized
parking space/300 s.f.
Restaurants with floor area less
than 2,500 s.f.: 1 standard sized
parking space per 400 s.f.
Restaurants with floor area
greater than or equal to 2,500
s.f.: 1 standard sized parking
space per 200 s.f.
All stalls shall be
double striped and
standard sized
Hotel N/A N/A N/A
1 standard sized parking space
per living or sleeping unit plus:
1 standard sized parking space
for every 50 s.f. of dance hall,
exhibition space, meeting
room;
1 standard sized parking space
per 300 s.f. for restaurant
space; and
1 standard sized parking space
per 400 sq. of all other uses
within the hotel
All stalls shall be
double striped and
standard sized
Nonresidential other than
Restaurant and Hotel N/A 1 standard sized parking
space/300 s.f.
1 standard sized
parking space/300 s.f.
1 standard sized parking
space/400 s.f.
All stalls shall be
double striped and
standard sized. The
required parking
stalls may include up
to 25% of the total
stalls as compact
parking
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 25
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Specific Plan
Standards
GSP-OS/P GSP-R/C GSP GSP-MU Comments
Vehicle Parking –
Residential (includes guest
parking)
N/A
For residential developments,
the project shall provide no less
than 1.0 standard sized parking
space/dwelling unit, and no
more than 1.5 standard sized
parking space/dwelling unit.
In addition to the residential
spaces described above, 0.5
standard sized parking
space/dwelling unit is required
guest parking.
Parking provided for residential
uses must be covered, secure,
and separated from parking
provided for nonresidential
uses. Guest parking may be
uncovered.
N/A
For residential developments,
the project shall provide no less
than 1.0 standard sized parking
space/dwelling unit, and no
more than 1.5 standard sized
parking space/dwelling unit.
In addition to the residential
spaces described above, 0.5
standard sized parking
space/dwelling unit is required
guest parking.
Parking provided for residential
uses or the residential
component of a mixed use
structure must be covered,
secure, and separated from
parking provided for
nonresidential uses. Guest
parking may be uncovered.
All stalls shall be
double stripped and
standard sized. The
required parking
stalls may include up
to 25% of the total
stalls as compact
parking.
Bicycle Parking
See RMC Section
12.32.030 (B).
See RMC Section 12.32.030
(B).
Bicycle parking spaces
provided for residential use
must be covered, secure, and
located separately from bicycle
parking spaces provided for
nonresidential uses.
See RMC Section
12.32.030 (B).
See RMC Section
17.28.030(D)(2)(c).
LANDSCAPING AND OPEN SPACE
Landscaping N/A
For residential developments,
the project shall provide a
minimum of 20%.
For commercial developments,
the project shall provide a
minimum of 6%.
6% minimum 6% minimum
Usable Public Open Space
– Nonresidential Uses or
Nonresidential Component
of Mixed Use
N/A 5% of total parcel area, minimum Section 3.4.11 of
this Specific Plan
Required Landscaping of
Public Open Space for
Nonresidential Uses or
Nonresidential Component
of Mixed Use
N/A 40% of usable public open
space, minimum
40% of usable public
open space, minimum 50% of usable public open
space, minimum
Section 3.4.11 of
this Specific Plan
(Additional
landscaping may be
required outside
open space areas)
Usable Private Common
Open Space – Residential
Uses and Residential
Component of Mixed Use
N/A 150 s.f./dwelling unit minimum N/A 150 s.f./dwelling unit
minimum
Section 3.4.11 of
this Specific Plan
Private Usable Open Space
Private open space must be open to air, not fully enclosed with walls. Private open space cannot be covered by a roof
by more than 50% of the area; however, balconies can have up to 100% ceiling coverage. Private open space includes
balconies, patios, or yards.
N/A 75 s.f./dwelling unit minimum N/A 100 s.f./unit minimum Section 3.4.11 of
this Specific Plan
Private Open Space
Ground Floor Dimension N/A 8’ in any direction minimum N/A 8’ in any direction minimum Section 3.4.11 of
this Specific Plan
Private Open Space
Balcony Dimension N/A 5’ in any direction minimum N/A 5’ in any direction minimum Section 3.4.11 of
this Specific Plan
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 26
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Figure 3.4 Height Limits
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 27
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
3.4.2 HEIGHT EXCEPTION
A 5’ bonus may be granted by the
Planning Commission, upon
recommendation from the Community
Development Director and in accordance
with the requirements of Section
17.28.030(D)(13)(a)(2)(a), if it is
determined that the additional height
would provide unique architectural
elements that would enhance the project
overall.
3.4.3 COMMUNITY BENEFITS
INCENTIVES
Community Benefit Incentives are
provided to allow developer and property
owners to increase the development
potential if community benefits are
identified as part of the development
application, constructed as part of the
project development, and operated in
perpetuity. Restrictions and/or covenants
are required to be recorded on the property
to ensure the benefits or amenities
provided to earn the Community Benefit
Incentive are maintained in perpetuity.
Benefits can be obtained in two ways –
Affordable Housing and Senior Housing
(See 3.4.3.1) or Garvey Avenue
Community Benefit Program (See
3.4.3.2).
3.4.3.1 DENSITY BONUS FOR
AFFORDABLE
HOUSING, SENIOR
HOUSING
A residential or mixed-use development
that includes five or more dwelling units
and meets one or more of the following
criteria is entitled to a density bonus and
one or more incentives under State
Government Code Section 65915:
a. Ten percent of the total units of a
housing development for lower
income households, as defined in
Section 50079.5 of the State
Health and Safety Code.
b. Five percent of the total units of a
housing development for very low
income households, as defined in
Section 50105 of the State Health
and Safety Code.
c. A senior citizen housing
development, as defined in
Sections 51.3 and 51.12 of the
State Civil Code, or Mobile Home
Park that limits residency based on
age requirements for housing for
older persons pursuant to Section
798.76 or 799.5 of the Civil Code.
d. Ten percent of the total dwelling
units in a common interest
development as defined in Section
1351 of the State Civil Code for
persons and families of moderate
income, as defined in Section
50093 of the State Health and
Safety Code, provided that all
units in the development are
offered to the public for purchase.
Density bonuses for residential
developments shall also apply for any
residential or mixed use buildings in the
Garvey Avenue Specific Plan area, under
RMC Section 17.12.030, and as outlined
in RMC Table 17.12.030.2.
If a density bonus under State Bill 1818 is
granted, density or intensity bonus
associated with the provision of
Community Benefits will not be granted.
Concessions considered by the City for
projects complying with SB 1818 shall not
include an increase in height beyond the
75-foot limitation. An increase in height
above the 75-foot limitation would create
significant adverse impacts on the Garvey
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 28
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Avenue Specific Plan area and
surrounding areas for the following
reasons:
1) The Garvey Avenue Specific Plan
height limit of 75 feet has been
carefully determined to achieve
the goals of the Plan while
preserving the line of sight, view
corridors, and open air
environment for both the Plan area
and surrounding areas. Disrupting
these factors would become a
significant barrier to the quality of
life.
2) The 75-foot height limitation has
been set to preserve access to
direct wind which is currently
afforded to the surrounding homes
and businesses. Heights in excess
of 75 feet could curtail or eliminate
this access, particularly the access
of properties to the north to
onshore/cooling winds coming
from the south.
3) The 75-foot height limitation and
associated development standards
are crafted to allow buildings in
the Garvey Avenue Specific Plan
area and adjacent to the area to
maintain access to sunlight. An
increase in height for new
buildings above the 75-foot
threshold would reduce the access
to sunlight.
The 75-foot height limitation includes the
consideration for design standards. This
desired goal for the Garvey Avenue
Specific Plan considers scale, massing,
character and elevations which contribute
to the overall quality and uniformity of
design elements. Height increase above
the 75-foot mark would detract from this.
3.4.3.2 GARVEY AVENUE
COMMUNITY BENEFIT
PROGRAM
The Garvey Avenue Community Benefit
program allows for substantial
redevelopment or new development
projects to have an increased residential
density and/or nonresidential intensity
with the provision of specific community
benefits. The Garvey Avenue Community
Benefit Program is applicable to all
parcels within the Garvey Avenue
Specific Plan Corridor. However, if a
density bonus is granted in accordance
with Senate Bill 1818, a density or
intensity bonus associated with the
provision of Community Benefits will not
be granted.
The Garvey Avenue Community Benefit
Program is based on a point system. Each
community benefit type is assigned a
number of Community Benefit points, as
described in Table 3.5. A project may earn
points from a single or multiple
categories, depending on the project
applicant’s preference. The number of
Community Benefit points earned is then
translated into the increased density or
FAR. The increase varies by zone and land
use type as shown in Table 3.6. Table 3.6
indicates the maximum density or FAR
permitted.
For example, if a retail development
proposed in the GSP-R/C zone proposes to
be LEED Gold certified and provides an
economic feasibility study that supports
the retail use, the proposed development
would earn 30 bonus points. The 30 bonus
points allows the proposed development
to have a maximum 0.85 FAR, an increase
of 0.1 above the maximum FAR without
the Community Benefit Incentive.
The types of community amenities or
benefits eligible to receive the Community
Benefit Incentive, as shown in Table 3.5,
are: public open space above the required,
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 29
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
public park, ADA park amenities, public
parking above the required, lot
consolidation, siting taller buildings
within in the center of the proposed
development, project sustainable design,
project alternative energy production,
“family friendly” development, and
provision of an economic feasibility study
for uses other than hotel and mixed use.
Additional types of community benefits
and associated incentives may be
determined by a Rosemead City Council
resolution adoption.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 30
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Table 3.5 Community Benefit Amenities and Associated Points
Type of Benefit Provided for the Community Benefit
Incentive
Maximum
Points Basis for Calculating Points
Public Open Spaces/Public Parks
Exceeding Open Space and Park Standards as set forth in this Specific Plan or other
City of Rosemead plan or document.
74 Public open spaces are defined as an open space area that is intended for use by all
members of the community throughout the day. Public spaces may occur in the form
of plazas, courtyards, parks, parklets, and greenways. If a courtyard or outdoor space is
intended for a specific private use (such as a singular restaurant), then the space is not
a “public open space” but rather a “private outdoor dining area”. In this case, the
outdoor space would not be eligible for community benefit. Walkways or sidewalks
used for pedestrian travel are not eligible for community benefit.
If public spaces are privately-owned, these open spaces must be maintained by the
property owner(s) and must remain open to the public at all times. Public spaces may
also be deeded to the City to become public plazas or parks and under the management
of Rosemead’s Parks and Recreation Department, with the City of Rosemead’s
approval and acceptance.
30 Pts: For 10% or more of the site area provided the open space and/or park is
landscaped with drought tolerant turf and shrubs, provides shade trees and shade
structures, shaded seating areas, bicycle racks, and trash receptacles.
OR
50 Pts: For 15% or more 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 awarded.
Equipment qualifying for this bonus includes: ramps with a1:12 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.
Alhambra Wash Public Park or Open Space 45 25 Pts. For the capping of the Alhambra Wash and development of usable, landscaped
park space
25 Pts. For the development, landscaping, and maintenance of a public park
Up to a maximum of 45 points.
Density or intensity bonus must be applied to a single building or structure located
immediately adjacent to the Alhambra Wash and shall not be applied to other
buildings or structures on the parcel.
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
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 31
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Table 3.5 Community Benefit Amenities and Associated Points
Type of Benefit Provided for the Community Benefit
Incentive
Maximum
Points Basis for Calculating Points
of required public and private spaces, per this Specific Plan or the City of Rosemead
up to a maximum of 50 points.
Lot Consolidation 35 For every one or more parcels or lots that are consolidated to form a single parcel or
lot and the lot consolidation is recorded with the City of Rosemead, 35 points will be
awarded for each final parcel or lot.
Taller Buildings Center of Development 40 40 Pts: If buildings fronting Garvey Avenue, fronting San Gabriel Boulevard, or
adjacent to existing residential uses are no more than 48’ tall.
Sustainable Design 70 40 Pts: If 50% or more of total building roof is an accessible, operational eco roof.
30Pts: LEEDTM Platinum or equivalent (third-party certification required)
20 Pts: LEEDTM Gold or equivalent (third-party certification required)
The increased density or intensity will be granted to the qualifying building not the
entire development or site area.
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 approved 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.
Economic Feasibility Study 10 10 Pts: Provided the economic feasibility study is prepared by a reputable professional
economic or market analysis firm, the City of Rosemead affirms economic feasibility
study author’s credentials and economic feasibility study’s findings, and the economic
feasibility study supports the proposed land use. The economic feasibility study
Community Benefit is applicable to uses other than hotel and mixed use.
Retail Component of Mixed Use Development Sites 20 20 Pts: In order to provide for significant opportunities for national and regional retail
tenants, a bonus shall be granted if the non-residential component of a mixed use site
provides for tenant space with an average size of 2,000 square feet or more (minimum
size of 800 square feet for each tenant space), then the maximum percentage of 65%
residential to 35% commercial will receive a 5% increase in residential to make the
split 70% residential to 30% commercial.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 32
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Maximum FAR or Density Permitted With the Provision of Community Benefits
Community Benefit Points
Earned
GSP-R/C Zone GSP Zone GSP-MU Zone
Commercial Land Use Mixed Use Land Use
FAR Density FAR FAR FAR Density
0 0.75 7 0.75 0.75 1.6 25
1-20 0.8 11 0.8 0.8 1.78 32
21-40 0.85 14 0.85 0.85 1.96 39
41-60 0.9 18 0.9 0.9 2.14 46
61-80 0.95 21 0.95 0.95 2.32 53
81-100 1.0 25 1.0 1.0 2.5 60
101-115 N/A N/A N/A 1.0 2.68 67
116-130 N/A N/A N/A 1.0 2.86 74
130 and above N/A N/A N/A 1.0 3.0 80
Table 3.6 Community Benefit Incentive Maximum FAR or Density
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 33
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
3.4.4 BUILDING PLACEMENT
Buildings shall be placed on the street
frontage property line or front setback
line. Specifically, lots located in the GSP-
R/C or GSP zones, 60 percent of the
building 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.
When the building frontage is on Garvey
Avenue, a second floor’s building
overhang (drip line) may be considered
the building frontage if the outdoor ground
floor contains a restaurant dining space or
pedestrian plaza. The outdoor dining
space or the outdoor pedestrian plaza must
be designed for such use and include both
decorative hardscape and landscape.
The Review Authority may grant
exceptions for:
a. A narrow lot under 50’ in which a
24’ driveway is necessary because
no side street, alley, or easement
can provide access to required
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
completion.
3.4.5 BUILDING DESIGN
As previously stated, the design standards
and guidelines of this Garvey Avenue
Specific Plan are largely consistent with
those in the Garvey Avenue Master Plan
and Rosemead’s Mixed-Use Guidelines.
Figure 3.5 Building Placement
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 34
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
The two previous plans have already
extensively addressed guidelines for
building design that should be followed in
the Garvey Avenue Specific Plan area.
However, the Garvey Avenue Specific
Plan underscores the importance of high-
quality building design in all development
within the Garvey Avenue Specific Plan
area. Building modulation is required.
Porches, patios, stoops, and terraces at the
entrances of ground-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 create
transitions from public to private spaces,
emphasize sheltering at entrances,
encourage indoor and outdoor use of
ground-floor space, relate new buildings
to existing buildings, and to create human-
scale massing accents within the context
of overall building bulk.
All buildings constructed in the Garvey
Avenue Specific Plan area shall be
designed to maximize the privacy of the
adjacent homes, backyards, and
residential neighborhoods.
New buildings and additions to existing
buildings shall incorporate at least one or
more of the following types of
modulation.
Building modulation. New
buildings and additions should
utilize modulation of mass and
bulk to reference adjacent building
heights and existing massing
patterns seen along Garvey
Avenue to create transitions and
relationships between new and old
and to relate the scale and massing
of new structures to the scale and
massing of the surrounding
neighborhoods.
Façade plane modulation is
required. The wall plane of street-
facing façades shall be modulated
a minimum of 18 inches
perpendicular to the plane at least
once every 60 feet, as measured
along the property line. Façades
should be modulated with
elements including but not limited
to vertical and horizontal breaks in
the building façade plane, setbacks
at upper levels, changes in material
or color, use of ornament, changes
in height, and incorporation of
other design elements that create
differentiation in the architecture
to create visual and architectural
interest, see Figure 3.6.
Figure 3.6 Façade Plane Modulation
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 35
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Façade depth modulation. The
design of windows within building
facades should emphasize
individual windows that are
setback into walls to create distinct
patterns of shade and shadow.
Façade material modulation. Use
of high-quality materials like
smooth finish stucco, brick, wood,
and stone are encouraged.
Street-facing facades of all buildings shall
incorporate glazing (windows) and
openings providing light to adjacent
spaces, rooms, and uses (Figure 3.7). As
outlined in Table 3.4, windows and
openings facing streets shall constitute a
minimum of the following percentage of
street-facing building faces:
50 percent of the wall for
nonresidential ground floor uses;
30 percent of the wall for
nonresidential upper floor uses;
40 percent of the wall for
residential ground floor uses; and
30 percent of the wall for
residential upper floor uses.
Figure 3.7 Minimum Building Glazing
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 36
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
3.4.6 ROOF AND SKYLINE
FORMS
The design of varied roof and skyline
forms including pitched roofs, variation in
roof heights on a single building, high-
quality roof materials (such as tile and
metal), corner towers, and mixing of
pitched and flat roofs is encouraged.
Design of roof and skyline forms.
Penthouses, parapets, stair and elevator
enclosures, and air conditioning units and
mechanical equipment shall be fully
integrated into the overall architectural
design and expression of the building or
addition through the use of equivalent
materials and colors that match the overall
design. All rooftop mechanical
components shall be fully screened from
the view of public right-of-ways or
residentially zoned properties.
3.4.7 BUILDING ENTRANCES
For parcels fronting Garvey Avenue, the
primary entrance to a ground floor use
shall face Garvey Avenue. Residential
uses should have their own on-street
entrance, while nonresidential uses
abutting Garvey Avenue shall provide at
least one street-facing, pedestrian-priority
entrance that shall serve as the primary
entrance to the business.
Pedestrian-priority primary entrances
on Garvey Avenue.
Interior space shall be arranged to orient
toward the Garvey Avenue entrance as the
primary entrance. Signage shall be used to
direct persons toward the primary
entrance. Street-facing nonresidential
entrances shall be unlocked and accessible
to the public during business hours.
Residential ground-floor, on-street
entrances.
Residents of a mixed use development
shall have a separate and secure on-street
pedestrian access to the residential units.
To enhance the sense of connection
between ground floor residential units and
adjacent right-of-ways, entries to these
units should incorporate stoops, front
yards separated from sidewalks by low
walls and gates, entry alcoves, awnings,
canopies, architectural accents, surrounds,
and details.
Entrance Frequency.
On street frontages, ground-related
entrances shall occur at least once every
150 feet, as measured along the front
property line. Ground-related entrances
include entrances to ground-floor uses,
residential units, clusters of residential
units, lobbies, or private courtyards.
Paseos and pedestrian walkways.
Pedestrian walkways or sidewalks shall
connect all primary building entrances to
one another. Pedestrian walkways shall
also connect all onsite common areas,
parking areas, storage areas, public open
spaces, and recreational facilities. Public
paseos are strongly encouraged to enhance
pedestrian mobility throughout the
Garvey Avenue Specific Plan area for all
residents and visitors.
Elevated walkways, skyways, and
pedestrian bridges are prohibited.
One of the Garvey Avenue Specific Plan
purposes is to encourage Garvey
Avenue’s pedestrian orientation,
walkability, and street life. Elevated
walkways, skywalks, and bridges
decrease the likelihood of pedestrians
walking at street level. As such, elevated
walkways, skyways, and bridges between
buildings are limited. Elevated walkways,
skyways, and bridges between buildings
are allowed under the following
conditions:
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 37
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Elevated walkways, skyways, or
bridges shall connect buildings
located internally to a site.
Elevated walkways, skyways, or
bridges shall not connect buildings
located on Garvey Avenue, San
Gabriel Boulevard, nor be adjacent
to an existing residential use.
An elevated walkway, skyway, or
bridge is only allowed to facilitate
resident access to an adjacent
buildings’ recreational amenity.
Each building shall be connected
to no more than one other building.
A maximum of one elevated
walkway, skyway, or bridge is
permitted per building. For
example, if an elevated walkway
connects two buildings on their
third floors, no other elevated
walkway is permitted to connect
any other on any other floor.
Elevated walkways, skyways, or
bridges shall not cross over a
street, public park, or public open
space.
3.4.8 GROUND FLOOR
DESIGN
Ground floor design shall be high-quality,
pedestrian-oriented, and sensitive to the
use. Residential units’ ground floor design
should be significantly different than the
design for nonresidential. Storefront
configurations and details providing a
sense of human scale, variety, and interest
within the overall context of buildings
bays and groupings of bays are
encouraged. Such details include but are
not limited to recessed entries at
storefronts, recessed storefronts, display
windows, projecting bays, integral
awning, utilization of true dividing
mullions, transoms over entries, and
integral signs and sign boards, see Figure
3.8.
Ground floor residential units allowed.
In mixed use settings, ground floor
residential dwelling units are allowed on
any lot and on any street frontage,
provided storefronts and usable
commercial space are located along a
minimum of 50 percent of the length of the
building frontage adjoining Garvey
Avenue. Storefronts and usable
nonresidential spaces shall comply with
all standards and guidelines in
Rosemead’s Mixed-Use Design
Guidelines and of Section 5.5.1.
First Floor Elevation: Nonresidential
uses
The first habitable floor shall be located
no more than two feet above or below the
existing grade at any point along a street
property line.
First Floor Elevation: Residential uses
The first habitable floor of a residential-
only building shall be located at least two
feet above existing grade and no more
than three feet along a street property line.
Figure 3.8 Example
Nonresidential
Building Façade
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 38
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Minimum ground floor height.
The minimum height of nonresidential
ground floor spaces shall be 14 feet. The
minimum height of residential ground
floor spaces shall be 10 feet. This height
shall be measured from the floor of the
first story to the floor of the second story.
If there is no second story, the height shall
be measured to the top of roof, see Figure
3.9.
Storefronts and nonresidential uses
required at ground floors.
Storefronts and usable nonresidential
space shall be located along the required
ground floor street frontages of buildings
per Table 3.4 of this Plan and have a
minimum usable depth of 40 feet along 60
percent of the length of the building
frontage and in no case be less than 20 feet
in depth. At a corner lot where storefronts
and nonresidential uses are required,
storefronts and nonresidential spaces shall
turn and wrap around the corner for a
minimum length of 20 feet, see Figure
3.10.
Glazing at ground floors.
Use of mirrored and reflective glazing
materials and glass is prohibited. At the
ground floor of buildings where the use is
nonresidential, use of clear glass is
required. After installation, clear glass
windows at the ground floor of
nonresidential uses shall not later be
treated so as to become opaque or to be
blocked so as to prevent visibility of the
ground floor interior from the sidewalk.
Figure 3.9 Building Height
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 39
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Figure 3.10 Minimum Usable Depth
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 40
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Security elements and decorative
grillwork at ground floors.
Upward rolling, side folding, or moveable
security grills and elements shall not be
installed on the exterior side of ground
floor and street-facing storefronts,
windows, openings, entries, and facades.
On the interior side of ground floor and
street-facing storefronts, windows,
openings, entries and facades, upward
rolling, side folding, or moveable security
grills and elements are allowed and should
be designed to be integral to the
architecture of the building and opening.
Such devices should utilize dedicated
interior side pockets and ceiling cavities
such that the grill and all mechanisms
associated with the security element are
not visible from the adjacent public right-
of-way and sidewalk and regardless of
installation method shall be at least 80
percent open to perpendicular view. Fixed
decorative grillwork and railings are
allowed at the ground floor and shall be at
least 80 percent open to perpendicular
view.
Decorative Grillwork Examples
3.4.9 PARKING STANDARDS
AND DRIVEWAYS
Required parking shall be determined by
the standards outlined in Table 3.4 of this
Garvey Avenue Specific Plan. Parking
standards and driveways shall comply
with the following requirements:
Parking location.
Surface parking along Garvey Avenue is
not allowed in the front of buildings.
Surface parking in the rear of a lot shall be
permitted. Notwithstanding the
requirements of Table 3.4, partially
subterranean and fully subterranean
parking may extend to street-fronting
property lines. For corner lots, surface
parking lots shall be accessed from a side
street or alley.
Residential and nonresidential
separation.
Residential parking may share an entrance
with nonresidential parking, but shall be
separate from the nonresidential parking
area, with access restrictions where
necessary.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 41
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Driveway or curb cut frequency.
For parcels of less than 300 feet in length,
only one vehicular access point may be
permitted. For all other lot frontages, a
maximum of one vehicular access point
for each 300 feet of street frontage is
permitted, see Figure 3.11.
Landscape buffers.
Parking that is visible from streets and
sidewalks or located along rear, side, or
interior lot lines shall be buffered from the
street, sidewalk, or lot line by a minimum
five-foot in-depth landscape buffer.
Tuck-under parking.
Openings to tuck-under parking spaces
shall not be visible from the street or from
an adjacent property.
Tandem parking.
Tandem parking within allowed parking
areas may be allowed with an AUP for
multi-family projects and the residential
component of mixed use projects.
3.4.10 LOADING SPACE
On the same premise with every building,
structure, or part thereof erected or
occupied for goods display, wholesale or
retail, hotel, restaurant, or other similar
use involving the receipt or distribution of
materials or merchandise via trucks or
vans, a minimum of one off-street loading
space for each 6,000 square feet of
building floor area dedicated to the retail,
commercial, hotel, restaurant use is
required for the standing, loading and
unloading services in order to avoid
interference with the public use of
adjacent streets or alleys. Required
loading space shall not be included within
the required parking space adjacent to a
building or structure.
Open Space
Vibrant, thriving communities or
neighborhoods provide a variety of
open spaces for different users.
Usable Public Open Space provides
placemaking, community gathering
spaces and provides a welcoming
pedestrian orientation for the entire
community. Usable Public Open Space
can occur in the form of plazas,
recreation areas, parks, etc.
Usable Common Private Open Space
provides gathering space or recreation
facilities/amenities to the residents or
users of a particular neighborhood, or
condominium or townhouse development.
Usable Private Open Space provides an
individual, family, or user their own
personal open space. Private Open
Space occurs as a home’s backyard,
balcony, or patio.
Figure 3.11 Curb Cuts
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 3 - 42
LAND USE, ZONING, AND DEVELOPMENT STANDARDS
3.4.11 OPEN SPACE
ANDRECREATION
Each type of open space has a different
purpose and user; the requirements for one
type of open space cannot be satisfied by
another.
Usable Public Open Space
a. All open space shall be public
unless parcel location does not
allow public access.
b. Open space amenities for public
use such as trees, seating, and
recreational amenities should be
provided in open space. High-
quality porous pavers, porous
concrete or other porous paving
materials shall be used for all
plazas and hardscape. Shade trees
should be provided in all open
space. Parks and greenways
should be designed with high-
quality benches, lighting, paving,
and landscaping.
c. Community Benefit Incentives are
available for providing more open
space than is required, see 3.4.2.
d. Usable public open space does not
include libraries, gymnasiums, nor
recreation rooms.
e. All required usable public open
space shall be developed and
professionally maintained in
accordance with approved
landscape and irrigation. All
landscaping should use high-
quality materials.
Usable Private Common Open Space
a. All usable common open space
shall be conveniently located and
readily accessible from all
residential units in a residential or
mixed use development.
b. Each usable common open space
shall have no side with a
dimension of less than 10 feet and
may incorporate any areas of the
site except where it is within five
feet of public rights-of-way,
private streets and alleys, and shall
not include or incorporate any
driveways or parking areas, trash
pickup or storage areas, or utility
areas.
c. Private common open space may
be provided on a rooftop where
mechanical equipment is located,
if the open space is adequately
mitigated for noise, odor,
vibration, or other impact and is
approved by the Community
Development Director and
Building Official.
d. There shall be a minimum distance
of 15 feet measured horizontally
between any swimming pool and
the nearest point of any balcony,
porch, second story patio, sun
deck, or other architectural feature
of a building or structure with
windows, doors, or other openings
of sufficient size to permit the
passage of persons.
e. Courtyards internal to a project, or
enclosed on at least three sides,
shall have a minimum width of 40
feet, and shall be landscaped with
a ratio of hardscape to planting not
exceeding a ratio of one square
foot of landscape to one square
foot of hardscape. Pools and spas
shall be excluded from this ratio.
f. All required usable common open
space shall be developed and
professionally maintained in
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LAND USE, ZONING, AND DEVELOPMENT STANDARDS
accordance with approved
landscape and irrigation. All
landscaping should use high-
quality materials.
g. Usable common open space may
include libraries, gymnasiums, or
recreation rooms.
Usable Private Open Space
a. No portion of any private patio or
balcony shall be used for the
permanent storage of rubbish,
junk, clotheslines, or garbage
receptacles. "Permanent storage,"
as used in this subsection, means
the presence for a period of 48 or
more consecutive hours on a patio
or balcony.
b. Private open space must be open
air, not fully enclosed with walls.
Private open space cannot be
covered by a roof by more than 50
percent of the area; however,
balconies can have up to 100
percent ceiling coverage.
3.4.12 SIGNAGE STANDARDS
All signage shall comply with guidelines
outlined in the Garvey Avenue Master
Plan, with the exception of mixed-use
projects, which shall follow the sign
standards outlined in Title 17, Article 2, in
Section 17.28.030. Bi-lingual signage is
allowed, and encouraged in areas where
shoppers are most likely to benefit from it.
When storefronts use bi-lingual signage,
Nonresidential signage shall identify the
type of business (e.g. “restaurant”,
“market”) in the English language and
should be clearly located in the center of
the storefront signage.
3.4.13 CONDOMINIUM
SUBDIVISION
STANDARDS
Nonresidential and residential
condominiums are permitted in the GSP-
R/C and GSP-MU zones. All
condominium subdivisions within the
Garvey Avenue Specific Plan area,
whatever the parcel size, shall be
processed and developed in accordance
with the provisions of the development
standards and requirements set forth in
this Garvey Avenue Specific Plan.
Existing provisions in Rosemead’s
Zoning Code relating to Procedure and
Submittal Requirements (RMC Section
17.36.050), Development Standards
(RMC Section 17.36.060), and
Condominium Conversions (RMC
Section 17.36.070) also apply as general
development guidelines.
All condominium applications shall
include:
1) Proposed Site Plan
2) Preliminary Grading Plan
3) Preliminary Landscaping Plan
4) Preliminary Lighting Plan
5) Preliminary Master Sign Plan
6) Proposed Condominium Documents
7) Delineation of Shared Spaces and
Access
8) Other Information that the
Community Development Director
determines may be necessary to
evaluate the proposed project to
ensure consistency with the Garvey
Avenue Specific Plan, Rosemead’s
General Plan, the Zoning Code, and
other applicable City regulations and
requirements.
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LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Earned community benefit incentives
may be applied over entire project area,
even if the property is subdivided for
residential condominiums or other
financing purpose, with the approval of
the Community Development Director.
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OPPORTUNITY PROJECTS AND SITES
OPPORTUNITY PROJECTS
AND SITES
Chapter 4
IN THIS CHAPTER
4.1 Garvey Avenue LA Auto Auction and
Landwin Property Sites Mixed Use
Destination
4.2 Garvey Avenue “West Gateway” Specialty
Retail Destination
4.3 Garvey Avenue “Prototypical Development”
Opportunity Sites
The ideas and inspirations on the following pages represent
vital, tangible opportunities to re-energize and catalyze
development along Garvey Avenue. Taken together, they
provide a vision for a revitalized Garvey Avenue, with
successful new businesses in previously vacant storefronts,
new residents in mixed use developments with active ground
floor retail on formerly empty and desolate parcels, and a
vibrant new streetscape design that calms traffic and
welcomes pedestrians and bicyclists. Garvey Avenue’s
catalytic projects have the potential to remake the area into a
vibrant place and neighborhood, with a bright, light future.
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OPPORTUNITY PROJECTS AND SITES
In the future, a transformed LA Auto
Auction site becomes a central mixed-use
walkable community destination, filled
with stores, outdoor dining, entertainment
venues, parks, greenways, and new
homes. A re-imagined Landwin Property
site complements the redeveloped LA
Auto Auction site with a new hotel,
ground floor retail and open space along a
vision for the revitalized Alhambra Wash
– the first big step in achieving a major
new greenway corridor. A vacant site at
Prospect Avenue becomes a specialty
shopping hub for the neighborhood and
drawing residents from other nearby
neighborhoods. Up and down Garvey
Avenue, vacant or underutilized sites are
redeveloped to their highest and best use,
with new high-quality nonresidential and
mixed use buildings that bring life,
energy, and people to the street.
Figure 4.1 shows the breadth and overall
vision for catalytic development projects
on Garvey Avenue. These are visions —
examples of what may occur on the sites,
but is not required.
4. 1. GARVEY AVENUE LA
AUTO AUCTION AND
LANDWIN PROPERTY
SITES MIXED USE
DESTINATION
A once-in-a-lifetime development
opportunity, the former LA Auto Auction
and Landwin Property sites have the
greatest potential to transform Garvey
Avenue and be a catalyst for further
development up and down the street. It is
an unprecedented opportunity to guide
development in ways that can make and
spur dramatic and tangible improvements
in the livability and attractiveness of the
entire street. The LA Auto Auction site is
both the largest parcel and the largest
vacant parcel in the Garvey Avenue
Specific Plan area, over 17 acres in size. It
is located on the north side of Garvey
Avenue between Strathmore Avenue and
Pine Street, and centered on Kelburn
Avenue. It directly borders another key
opportunity project site, the Landwin
Property, which extends from the eastern
boundary of the LA Auto Auction site to
Alhambra Wash, with a small extension
through to San Gabriel Boulevard.
Though the two properties are owned
separately, for purposes of an overall
integrated development vision for this
area, the two sites are considered together
here. Figures 4.2 and 4.3 show the
location and existing condition of the
Former LA Auto Auction site and the
Landwin Property.
The Former LA Auto Auction and
Landwin Property Sites Today
Due to its size and development potential,
the former LA Auto Auction site currently
has a special designation in Rosemead’s
General Plan as a “high-intensity”
commercial area, specifically High
Intensity Commercial Area 1. It is
currently zoned C-4 Regional
Commercial. The zoning effectively calls
for the former LA Auto Auction site to be
developed with “big box” and chain-store
retail, along with a hotel. To accommodate
this kind of development, much of the land
would be developed with surface parking
lots. The development would be
essentially car-oriented with little to no
pedestrian-orientation; as a result, new car
traffic from around the entire region
would be expected to significantly
increase. The existing zoning and
development designation is out of step
with the needs and character of the
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Figure 4.1 Map of Opportunity Projects and Sites
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Figure 4.2 Aerial Map of LA Auto Auction and Landwin Property Sites
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OPPORTUNITY PROJECTS AND SITES
The Landwin Property east of Alhambra Wash is undeveloped. Alhambra Wash cuts through the Landwin Property.
The massive LA Auto Auction site is a forlorn, weedy parking lot today. The LA Auto Auction site is an attractive parcel for redevelopment.
Figure 4.3 Landwin Property and LA Auto Auction Site Photographs, 2014
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OPPORTUNITY PROJECTS AND SITES
surrounding neighborhoods, and does not
represent the kind of development
envisioned for Garvey Avenue in either
the Garvey Avenue Master Plan or this
Garvey Avenue Specific Plan. It would
significantly change Garvey Avenue, but
largely in negative ways. Furthermore,
due to the site’s location not on a major
freeway or near a major crossroads, the
kind of large-scale, regional big-box
development currently envisioned for the
site is not considered economically
feasible.
The Landwin Property, sited directly east
of the former LA Auto Auction site
(Figure 4.4), has similar transformative
potential. Much of the Landwin Property
sits empty and undeveloped today. The
property straddles Alhambra Wash, a
major green amenity that is not being
utilized to its greatest potential, fenced off
from the public. It is a large combined
parcel, though not nearly as large as the
LA Auto Auction site. Its western half is
currently in use, as the Paradise Trailer
Park. Though the trailer park may not be
the site’s highest and best use, it is
nonetheless home to a number of people.
The Vision
The Garvey Avenue Specific Plan
envisions and suggests an entirely
different kind of development for the LA
Auto Auction and Landwin Property sites,
a mixed use destination that is pedestrian-
oriented, neighborhood- and small
business-focused, and with a network of
parks, open spaces, and greenways instead
of large surface parking lots. It could
accommodate a significant amount of
commercial and entertainment
development, but in a far more livable and
sustainable way that develops the land
more efficiently and cost-effectively.
It would create high-quality public parks,
open spaces, and greenways, and build a
significant amount of attractive residential
development to accommodate
Rosemead’s growing population. Parking
would be minimized, centralized, and
tucked out of sight to minimize its
negative impacts as much as possible.
Safe, pedestrian-friendly new
neighborhood streets would be
reconnected through the site; the scale
and character of the surrounding
neighborhoods would be respected
throughout the development. The entire
area would be neighborhood, rather than
regional-focused.
Non-residential building height and massing
with a public plaza.
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Figure 4.4 LA Auto Auction and Landwin Property Site Map, 2014
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OPPORTUNITY PROJECTS AND SITES
Design Principles
The Garvey Avenue Specific Plan
identifies seven strongly recommended
key design principles for the LA Auto
Auction and Landwin Property sites. All
achievable principles shall be applied to
each individual project.
Restore the Street Grid for Ingress and
Egress
Extend Denton, Kelburn, Falling Leaf,
and Pine Streets across Garvey
Avenue and into site, connecting to
Virginia Street, which would itself be
extended east to San Gabriel
Boulevard. Note for environmental
review purposes, a minimum of three
new connections to Garvey Avenue
and one new connection to San
Gabriel Boulevard are assumed.
Include paseos, midblock crossings,
and pedestrian passageways to further
break up the street grid and ensure full
pedestrian connectivity
Foster Walkable Neighborhoods
Improve pedestrian safety on Garvey
Avenue, including new midblock
crossings and enhanced existing
crossings, whenever possible.
Narrow and improve Garvey Avenue
crossings at Brighton, Strathmore,
Denton, Kelburn, Falling Leaf, and
Pine Streets for pedestrian and driver
safety.
Narrow and improve San Gabriel
Avenue crossings into site, at Virginia
and Park Streets.
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, residential,
and retail areas, and encourage active
transportation and recreation.
Restore Alhambra Wash
Capitalize on development on parcels
bordering Alhambra Wash to begin
restoring this natural feature and
revitalize this open space amenity.
Best efforts to provide public access
along the Wash itself, and provide new
public greenways to be built along the
creek edges with new development,
whenever possible.
Highlight the Wash at Garvey Avenue
with wayfinding, educational signage
and special design features.
Study extending the greenway along
the Wash throughout Rosemead,
where possible, to eventually connect
to Rio Hondo and Whittier Narrows
Recreation Area.
Active Garvey Avenue Street Frontage
Redevelop sites with active,
pedestrian-friendly ground floor retail
along Garvey Avenue.
Ensure the entire street wall along
Garvey Avenue is activated with retail
for the length of the site.
Enhance Garvey Avenue’s streetscape
with new landscaping, street trees,
lighting, street furniture, bike parking,
and other amenities.
Design Sensitive Transitions
Ensure new development follows
design guidelines in this Garvey
Avenue Specific Plan, and ensure
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OPPORTUNITY PROJECTS AND SITES
that all nonresidential
development follows design
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OPPORTUNITY PROJECTS AND SITES
Guidelines in the Garvey Avenue
Master Plan, and that new mixed use
development follows the design
guidelines in Rosemead’s Mixed-Use
Guidelines.
Use context-sensitive design to ensure
all new development respects the scale
and character of the surrounding
residential neighborhoods.
Build smaller buildings along site
edges and larger buildings internally;
require building setbacks to soften the
impact of higher buildings.
Use green buffers along property lines
and greenways and creek buffers
along Alhambra Wash to respect
neighbors and ensure public access to
key natural features.
Use green buffers and cladding on and
around any stand-alone parking
facilities.
Serve and Support Surrounding
Neighborhoods
Ensure all development opens to and
welcomes residents from surrounding
neighborhoods, rather than being
internally-focused, closed 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
Rosemead’s residents.
Design with Tallest Buildings Internal to
Site
Build tallest buildings internally, set
back from Garvey Avenue, San
Gabriel Boulevard, and the residential
neighborhoods to the north and west.
Capitalize on Community Benefit
Incentives to bring needed community
benefits to the neighborhood like open
space and parks.
Consider wind and shadow impacts;
assure minimal shadows on parks and
open spaces
A diagram series in Figure 4.5 illustrates
these design principles.
This entry welcomes people with glass façade; nice
example of onsite landscaping adjacent to the
public realm.
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OPPORTUNITY PROJECTS AND SITES
Figure 4.5 Diagram Series – LA Auto Auction and Landwin Property Recommended Site Design Principles
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OPPORTUNITY PROJECTS AND SITES
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OPPORTUNITY PROJECTS AND SITES
Recommended Design Concept
For purposes of development integration,
the Garvey Avenue Specific Plan design
concept considers the former LA Auto
Auction site and the Landwin Property
together, as one integrated site, even
though the properties are separate and are
under separate ownership. The design
concepts expressed here are intended to
serve as a best-practice design vision,
meant to guide rather than be prescriptive,
or to limit development to the concepts
expressed in this Garvey Avenue Specific
Plan. Alternatives may be put forth,
provided they are consistent with the
design principles and vision expressed
here.
The Garvey Avenue Specific Plan allows
for the entire site to be developed with a
range of mixed use buildings of up to 75
feet in height, as well as a hotel. Both
vertical (within one building) and
horizontal (spread among several
buildings) mixed use would be allowed;
the Garvey Avenue Specific Plan expects
some mixed use development to be
horizontal, which would result in some
buildings with only one use, such as major
commercial or entertainment buildings or
residential townhomes. Mixed use
buildings with ground-floor retail, and
offices or residences on higher floors
would line Garvey Avenue. Retail
commercial development would range
from large restaurants to smaller specialty
or neighborhood retail, as well as a hotel,
movie theatres, active recreation facilities,
and other family-oriented entertainment.
These buildings could surround a public
central square or park with a pedestrian
promenade that served as the main central
gathering place for the neighborhood.
Outdoor dining and restaurants could line
the edges of the central square.
This concept suggests two- to four-story
townhomes would line the northern edge
of the site, with private rear open space
along a greenway buffer that would also
be an amenity for Whitmore Street
residents whose rear yards would also
border the greenway. The greenway
would be designed to connect with a new
greenway trail along Alhambra Wash, and
to Zapopan Park directly to the east, along
Park Street. A network of calm, narrow
streets, alleys, and greenways would
connect the neighborhood to Garvey
Avenue, and to surrounding
neighborhoods. The westernmost parcels
allow for new lower density residential
uses to be integrated into the existing
neighborhood. All parking would be
consolidated within or below buildings,
and at the rear of the site, in a centralized
garage structure with a green buffer for the
existing single-family housing bordering
the site’s northern edge. While the
development would have sufficient
parking, residential parking permits could
be considered for adjoining
neighborhoods if spillover parking
became a concern. Another new
neighborhood park could buffer existing
single-family housing along the site’s
west edge.
These two sites (Auto Auction and
Landwin), and the Park Monterey Site
(generally bounded by the Western City
boundary, North from Garvey Ave., to
Prospect Place on the East), will be the
major mixed use sites within the Garvey
Avenue Specific Plan. If a proposed
project is submitted to the City, which is
within the Garvey Avenue Specific Plan,
as may be the case with these sites, with a
request to record more than one parcel
map within the project site, the minimum
parcel size will be one (1) acre. Under this
scenario the total project site will be
evaluated by City staff, with the
applicable FAR and Density being taken
into consideration. With the
understanding that multiple parcels may
be required in order to make the projects
financially feasible to develop and parcels
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OPPORTUNITY PROJECTS AND SITES
may be sold after approvals. With this
scenario taken into consideration, it will
be required to provide reciprocal
agreements from each parcel in order to
provide easements, shared parking,
building setbacks, required landscape
areas, and other items to ensure cohesive
and viable connectivity from one parcel to
the next. This arrangement will be
recorded as conditions of approval, set by
the Community Development Director
and Public Works Director.
The Landwin Property site, directly east,
should be integrated seamlessly into any
development of the former LA Auto
Auction site. A hotel with approximately
150 rooms could anchor the Landwin
Property 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 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 the
anchor to a major new greenway for
Rosemead. Townhomes at the northern
edge of the site would help transition to
the surrounding residential
neighborhoods. The design concept for the
LA Auto Auction and Landwin Property
sites is shown in Figure 4.6.
This storefront features integrated blade signs,
awnings, and lighting.
Recycled water features have a calming effect in
green space.
Building projections and landscaped retaining
walls create a layered effect.
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OPPORTUNITY PROJECTS AND SITES
Figure 4.6 LA Auto Auction and Landwin Site Conceptual Design Concept
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OPPORTUNITY PROJECTS AND SITES
4. 2. GARVEY AVENUE “WEST
GATEWAY” SPECIALTY
RETAIL DESTINATION
A vacant lot at 7430-7450 Garvey Avenue
presents another catalytic development
opportunity along Garvey Avenue in the
western edge of the Specific Plan area – a
new “West Gateway.” Currently, the
parcel is vacant land surrounded by a
chain link fence. Photos in Figure 4.7
show the existing condition of the site,
while Figure 4.8 shows the existing
condition in a rendered perspective.
Figure 4.7 Existing West Gateway Conditions, 2014
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OPPORTUNITY PROJECTS AND SITES
Figure 4.8 West Gateway Conditions, 2014
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OPPORTUNITY PROJECTS AND SITES
Recommended Design Concept
The primary design concept suggested is
an all-retail, pedestrian-friendly, small-
scale mall with a central garden atrium
and specialty retail shops. In design, by
fronting the street with public space and
retail rather than parking, it represents a
rethinking of the typical mini-mall, both
enhancing the street with shops fronting
onto a narrow gateway plaza on Garvey
Avenue and offering an indoor garden
experience for the public accessing the
small-scale shops inside. The building
would be set back from the street, but
rather than having parking in the front like
a typical auto-oriented mini-mall, which
degrades the street and pedestrian
experience, the building would meet the
street with a public plaza activated by the
sidewalk-facing ground floor retail, with
space for gathering and seating – and
maintained by the property owner. The
building could be two stories with one
underground parking level, or three stories
with two underground parking levels. The
two-story alternative envisions specialty
retail space in the front half of the ground
floor and taking up the entire second floor,
with parking in the rear of the ground floor
and on one to three underground levels.
The maximum developable retail space
would be 29,966 square feet, of which the
majority would be on the second floor,
with the remainder in the front half of the
first floor. The building would have an
FAR of 0.73.
The three-story alternative envisions a
narrower building with retail space in the
front half of the ground floor and taking
up the entire second and third floors, with
parking in the rear of the ground floor and
on two to three underground levels. This
alternative includes new public space and
other environmentally sustainable
building practices that would allow it to
receive the Community Benefit Incentive
and a maximum 1.0 FAR. The
developable retail space would be 41,265
square feet of which the majority would be
on the second and third floors, with the
remainder in the front half of the first
floor.
In the two-story building scenario, the rear
60 feet of the lot to the back of the
property line would be used for access to
the structured parking as well as a green
buffer and setback space for existing
residential development; in the three-story
building, the rear 80 feet of the building
would be used for parking. Figure 4.9
shows a rendered vision of the three-story
West Gateway specialty retail destination.
An alternative design concept would
develop the site with commercial
development (Figure 4.10). This concept
is intended to serve as a guide for an
improved version of a specific kind of
development that also occurs in places
along the corridor. The development
would front directly on the street, with
active and lively ground floor retail and a
strong pedestrian-oriented presence along
Garvey Avenue.
The buildings could be two stories, and
would have pedestrian-friendly retail on
the ground floor, and offices above. There
would be 10,000 square feet of both retail
and office development. The FAR would
be 0.59.
Small public plaza spaces or outdoor
dining areas could be created in building
setbacks, and pedestrian paseos could run
between 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
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OPPORTUNITY PROJECTS AND SITES
developed and would increase the amount
of square footage and the FAR.
Whimsical features add charm and character
to the streetscape and plazas.
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Figure 4.9 Suggested West Gateway Vision, Garden Mall Alternative
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Figure 4.10 Suggested West Gateway Vision, Retail/Office Alternative
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4. 3. GARVEY AVENUE
“PROTOTYPICAL
DEVELOPMENT”
OPPORTUNITY SITES
This concept is designed with flexibility in
mind; it is an attempt to address the many
parcels and small groups of parcels along
the corridor that share a similar existing
condition and would have similar
development opportunities and
constraints. The concept seeks specifically
to address small (typically single or
double) parcels with a marginal existing
use. Typically, buildings are one-story and
of low building quality and are sited well
back from the street, with parking in front.
Photos in Figure 4.11 show the existing
conditions on a range of prototypical sites.
Numerous sites along the corridor make
good candidates for prototypical
development. The type of development
that could be achieved on each site
depends on the width of each parcel, and
on whether it reaches the side street to be
a corner lot or is mid-block. The proposed
development would work on some of the
narrowest parcels on Garvey Avenue,
which are typically 50 feet or just under,
and it would work on parcels that are two
or more typical parcels in width, whether
100, 150, or 350 feet. Higher-quality and
more cost-effective development could be
built with wider parcels; combining
parcels is encouraged, in line with similar
recommendations in the Garvey Avenue
Master Plan. Figure 4.12 shows potential
locations within the Specific Plan area that
are vacant or undeveloped and could be
candidates for “prototypical
development”. Figure 4.13 shows a
rendered image of the typical existing
conditions in a prototypical site.
The Specific Plan allows for a range of
development concepts for prototypical
sites ranging from a bare minimum,
mostly cosmetic site remodel, that would
improve a site’s interaction with the street
and the pedestrian experience, to more
significant redevelopment that would
develop much of the lot area, with
setbacks and building modulation to
transition to surrounding, lower-scale
residential development. The concepts are
Remodel, Re-Use, and Redevelop. They
are shown in a series of renderings in
Figures 4.14 through 4.16, and detailed
below.
Recommended Design Concept
Remodel
In this “light touch” alternative, existing
development and site access would remain
as is but building facades and site
frontages will undergo a face lift, with
significant landscaping improvements and
streetscape enhancements to improve the
pedestrian experience and bring all parcels
up to a basic level of quality in terms of
their interaction with the sidewalk and
street.
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Figure 4.11 Prototypical Development Site Conditions, 2014
Empty lots are prime candidates for development.
This barren site property can be transformed with a catalytic development.
Infill development on parking lots is a possibility.
An example of underutilized development sites.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 4 - 29
OPPORTUNITY PROJECTS AND SITES
Figure 4.12 Potential Prototypical Development Locations Diagram
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 4 - 30
OPPORTUNITY PROJECTS AND SITES
Re-Use
In this alternative, some buildings could
remain, but the use could be intensified on
the parcels with new buildings along the
street wall, possibly with an
accompanying change in land use (if
located in a GSP-MU zone, for example).
Streetscape and landscape design will be
enhanced; vehicle access will be
consolidated and improved for pedestrian
safety. Parking could be shared
cooperatively for efficient land use.
Redevelop
In this alternative, existing buildings will
be removed or, when possible,
significantly remodeled, resulting in a
higher intensity use (including, when
appropriate, mixed use) of two- to four-
story buildings directly fronting the street,
with parking in rear attached garages or
underground. Active ground floor retail
will replace surface parking lots, and the
sidewalk and streetscape along the parcel
would be completely upgraded with
pedestrian safety and comfort in mind.
Several different types of full
redevelopment are detailed below.
Redevelopment Option: Two-story
Commercial - Retail/Office (GSP).
This development option develops the site
with a two-story retail and office building,
with retail on the ground floor and office
space above. Surface parking would be in
the rear of the building. The building
would be 27 feet high, the full width of the
parcel, and 44 feet deep. The remaining
distance to the back of the property line
would be used for surface parking as well
as a green buffer and setback space. The
FAR would be 0.59.
Redevelopment Option: Two-story Mixed
Use Residential-Retail (GSP-MU).
This alternative develops a prototypical
development site with a two-story mixed-
use residential-retail building, with
surface parking in the rear of the building.
The building would be the full width of the
parcel, and 55 feet deep. The remaining
distance to the back of the property line
would be used for surface parking as well
as a green buffer and setback space. The
density would be 17 dwelling units per
acre.
Redevelopment Option: Three- to four-
story Mixed Use Residential-Retail
(GSP-MU).
This alternative develops the site with a
three- to four-story mixed use residential-
retail building, with two to three levels of
structured parking in the rear of the
building. The building would be the full
width of the parcel, and 110 feet deep. The
remaining distance to the back of the
property line (this is assumed to be 25 feet,
in a standard 135-foot deep parcel) would
be used for parking access as well as a
green buffer and setback space.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 4 - 31
OPPORTUNITY PROJECTS AND SITES
Figure 4.13 Prototypical Development 2014 Conditions
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 4 - 32
OPPORTUNITY PROJECTS AND SITES
Figure 4.14 Prototypical Development Remodel Recommendation
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 4 - 33
OPPORTUNITY PROJECTS AND SITES
Figure 4.15 Prototypical Development Re-Use Recommendation
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 4 - 34
OPPORTUNITY PROJECTS AND SITES
Figure 4.16 Prototypical Development Redevelop Recommendation
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 5 - 2
INTRODUCTION
5
INFRASTRUCTURE AND
STREETSCAPE
IN THIS CHAPTER
5.1 Mobility and Streetscape Infrastructure
5.2 Infrastructure
5.3 Public Facilities
This Infrastructure and Streetscape chapter identifies mobility,
streetscape, and public works infrastructure, and public services
needed to serve the Garvey Avenue corridor. Key infrastructure along
Garvey Avenue includes streets and sidewalks, sewer system, water
supply system, and a storm drainage system. Public services include
parks, schools, utilities, libraries, and emergency services.
Particular to the Garvey Avenue Corridor, a redesigned streetscape
(partially funded by and complementing the new private realm
catalytic development) signals the dawn of a whole new street. – a real
place with a strong identity and gracious new community space that
invites and prioritizes pedestrians and rapid transit users; with new
bikeways that create safe, comfortable passage for bicyclists; and with
cohesive new landscaping like new trees and sidewalk gardens, a
green median, and green swales that manage stormwater – all of which
help calm vehicle traffic, reduce noise, improve air quality, and
provide shade and respite for a livable and appealing urban
environment.
Chapter 5
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 5 - 3
INFRASTRUCTURE
MOBILITY AND
STREETSCAPE
INFRASTRUCTURE
Infrastructure for Garvey Avenue, a
multimodal corridor, serves automobiles,
bus transit, bicycles, and pedestrians.
Garvey Avenue is a major arterial through
Rosemead and the San Gabriel Valley.
Garvey Avenue is a four lane facility and
often includes left turn and right turn
lanes. On-street parallel parking is
provided on both sides of the street
throughout much of the corridor. A
landscaped median is sporadically located
along the length of the corridor.
Sidewalks are provided on both sides of
the street; however, formalized bike lanes
are not.
From a transportation perspective, the
Specific Plan is intended to balance the
needs of the various roadway users.
The aim of the Specific Plan is to spur
implementation of a full street redesign,
whenever possible, to help the street
become a more livable place and
attractive destination with a striking
design that fosters a strong pedestrian
environment while serving a wide range
of transportation.
Streetscape and Roadway Configuration
Roadways traversing the study area
include Garvey Avenue, New Avenue,
Del Mar Avenue, and San Gabriel
Boulevard. Garvey Avenue will be
improved to include the:
Provision of landscaped medians;
Provision of bikeways;
Provision of on-street parking;
Provision of bus loading bays;
Restriping to create additional through
lanes, dual left turn lanes, and right
turn pockets; and
Traffic signal upgrades
The proposed roadway lane configuration
is shown in Figure 5.1. Garvey Avenue
cross sections are illustrated in Figures 5.2
and 5.3 Right-of-way improvements are to
occur within the existing right-of-way.
These figures are to be utilized for
potential scenarios of the roadway
improvements. Funding and future
development opportunities will dictate the
allowed spacing, landscape areas,
parking, and related configurations. The
Public Works Director will make the final
determinations as development and
projects occur over the lifespan of the
Specific Plan.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 5 - 4
Figure 5.1 Garvey Avenue Lane Configuration and Streetscape Design
INFRASTRUCTURE
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 5 - 5
INFRASTRUCTURE
Figure 5.2 Proposed Garvey Avenue Section: Raised Bike Lanes with Parking and Median
Garvey Avenue Proposed Section: Raised bike lanes with parking, reduced median
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 5 - 6
Figure 5.3 Proposed Garvey Avenue Section: Separated Bike Lanes with Parking,
Reduced Median, and Left Turns
INFRASTRUCTURE
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 5 - 7
INFRASTRUCTURE
Traffic Signal Recommendations
Traffic signals in the Garvey Avenue
corridor affect the mobility of all modes
of travel and are important elements in
maintaining a balance among the
competing needs of the pedestrian,
bicyclists, and vehicles. Garvey Avenue
traffic signal locations include: New
Avenue, Jackson Avenue, Del Mar
Avenue, Kelburn Avenue, and San
Gabriel Boulevard. This plan anticipates
that additional traffic signals may be
necessary to facilitate the
redevelopment of the Auto Auction
and/or Landwin Property sites. Travel
patterns along Garvey Avenue are
anticipated to change over time. To
address such changes, traffic signal
operations need to be periodically
adjusted to continue to adequately
address mobility for all modes.
Bus Transit
Bus transit provides a viable alternative
to the use of private automobiles. Bus
transit occurring on Garvey Avenue
includes Metro Lines 70 and 770
(Downtown Los Angeles to El Monte),
Metro Line 176 (Highland Park to
Montebello), Montebello Line 20 (San
Gabriel to Montebello), and Rosemead
Explorer Routes 1 and 2 (circular routes
within Rosemead). The Specific Plan
encourages the continued use and
expansion of transit usage through the
proposed land uses and their intensities
and the inclusion of transit amenities
within the proposed streetscape.
Specifically, bus loading bays are
identified (Figure 5.1) and proposed
amenities include improved bus
shelters, benches, and trash receptacles.
Shaded bus stop amenities make transit usage more
pleasant.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 5 - 8
Pedestrian
Infrastructure, Streetscape, and
Landscaping
Garvey Avenue experiences different
levels of traffic along its length. As such it
has differing mobility and pedestrian
needs, depending on location. To enhance
the pedestrian experience along the length
of the corridor, especially as related to
new uses, sidewalk widths at key
intersections may be increased and
enhanced with urban design elements such
as decorative crosswalks, landscaping,
and street furniture. Additional marked
crosswalks will enhance pedestrian
connectivity along Garvey Avenue.
Where crosswalks are provided, and as
feasible, curb extensions into intersections
may be used to enhance pedestrian safety.
Where street blocks are long, midblock
crossings can be considered.
Pedestrian-scaled street lamps should be
provided throughout the corridor to
enhance safety. Where possible, light
standards shall provide both roadway
lighting and sidewalk lighting.
New and infill street trees provide shade
and identity to connect the corridor from
end to end. Canopy and beautification
trees, such as the Fruitless Ginkgo Biloba
(Maidenhair), Pink Trumpet (Tabebuia),
White Crape Myrtle (Lagerstroemia,
Natchez), and Brisbane Box (Tristania
Conferta), will provide much needed
shade as well as visual interest along the
corridor. Street tree types and spacing
must be approved by the City. Minimum
tree size at the time of planting shall be 48-
inch box and planted within a tree well
with a tree grate covering the well.
Parkways or swale buffers shall not be less
than 3 ½ feet in width unless ADA
requirements for minimum sidewalk
width cannot be maintained. In this case, a
parkway shall not be required. The
parkways shall be planted in their entirety
with small shrubs, groundcover, and water
conserving plant materials.
INFRASTRUCTURE
Fruitless Ginkgo Biloba (Maidenhair)
Brisbane Box (Tristania Conferta)
Pink Trumpet (Tabebuia)
White Crape Myrtle (Lagerstroemia, Natchez)
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 5 - 9
INFRASTRUCTURE
Bicycle Infrastructure, Streetscape,
and Landscaping
To enhance bicyclist opportunities, a
bikeway raised to the sidewalk grade will
be considered throughout the corridor.
The bikeway may descend to street level
as the bikeways approach street
intersections as needed to facilitate
vehicle turning lanes. The bikeways, if
constructed, should be separated from the
sidewalks by a narrow planting strip or
barrier that clearly delineates pedestrian
and bicycle space.
Decorative crosswalks and midblock crossings
delineate the pedestrian realm while providing a
distinctive character to the corridor.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 5 - 10
Implementation of the Specific Plan
streetscape improvements will require
planning, design, and funding. As such,
short-term “quick fixes,” for a cost-
effective streetscape redesign will provide
interim bicycle and streetscape
improvements.
5.2.INFRASTRUC TURE
The Garvey Avenue corridor is largely
built out and includes established
infrastructure systems to support the
existing population and businesses.
Infrastructure systems include sewer,
water, storm drainage, and solid waste
disposal.
Water
The City of Rosemead obtains water from
six water suppliers but the Garvey Avenue
Specific Plan area falls within the Golden
State Water Company’s (GSWC) service
area. The water system has the capacity to
accommodate the Specific Plan’s
anticipated development. Future water
demands can be met until 2035 based on
the land use assumptions for the Specific
Plan area and the GSWC’s 2010 Urban
Water Management Plan - South San
Gabriel System.
The existing Garvey Avenue water line
contains three segments of 6-inch, 8-inch,
and 12-inch diameter water mains, see
Figure 5.4. From New Avenue to Jackson
Avenue, there are two existing water
mains, including one 6-inch main and one
12-inch main. New Avenue contains a 10-
inch water main north of Garvey Avenue
and a 12-inch water main south of Garvey
Avenue. From Del Mar Avenue to
Charlotte Avenue, there are two existing
12-inch water mains. San Gabriel
Boulevard has a 10-inch water main north
of Garvey Avenue and an 8-inch main
south of Garvey Avenue.
All future development within the
Specific Plan area will be assessed on a
project by project basis for their fire-pump
and fire-flow requirements.
INFRASTRUCTURE
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 5 - 11
INFRASTRUCTURE
Figure 5.4 Garvey Avenue Corridor Water Infrastructure
* This graphic and corresponding data is available at City Hall.
INFRASTRUCTURE
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 5 - 12
Sewer
The sewer system within the area has
existing capacity and structural
deficiencies; a sewer capacity analysis
based on an assumed General Plan
buildout projection for the Garvey Avenue
Specific Plan shows additional capacity
issues.
The two sewer lines beneath Garvey
Avenue have structural defects requiring
pipe replacement; in particular, the
segments between Brighton Street and
Strathmore Avenue require immediate
replacement. These upgrades could be
pursued in conjunction with streetscape
improvements or repaving. In addition,
the 1996 City of Rosemead Sewer Study
identifies existing sewer facilities capacity
deficiencies. The “at capacity” pipes
include those within the reaches along Del
Mar Avenue to the 36” trunk connection
at Emerson Place (New Avenue/Del Mar
Avenue study area); and reaches along
San Gabriel Boulevard to the 21” trunk
connection (San Gabriel
Boulevard/Garvey Avenue study area).
Further analysis is required as
development is considered.
The majority of the existing sewer pipes in
the Specific Plan area are 8-inch-diameter,
with varied slopes along the flow path that
connect to downstream sewer trunk
connections, see Figure 5.5. There are five
sewer trunk connections.
From New to Del Mar Avenues, two
existing 8” sewer lines on both sides of
Garvey Avenue flow downstream into a
36” trunk sewer. From Del Mar Avenue to
San Gabriel Boulevard, two existing 8”
sewers on both sides of Garvey Avenue
flow downstream to a 27” trunk sewer.
The sewers within these areas have
adequate short-term capacity. Based on
this Plan’s buildout assumptions, the
downstream sewers may have inadequate
capacity and may require improvement.
As such, this Plan calls for additional
infrastructure studies to determine specific
infrastructure capacity requirements. The
area along Garvey Avenue from San
Gabriel Boulevard to Charlotte Avenue is
tributary to 8” sewer lines along San
Gabriel Boulevard and Garvey Avenue;
all flow is discharged downstream to a 21”
trunk sewer. The areas to the north and
south of Garvey Avenue have adequate
capacities to the 8” sewer line along
Garvey Avenue.
INFRASTRUCTURE
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 5 - 13
INFRASTRUCTURE
Figure 5.5 Sewer Tributary Area Map
* This graphic and corresponding data is available at City Hall.
INFRASTRUCTURE
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 5 - 14
Stormwater
The Garvey Avenue Specific Plan and all
potential future development allowed by it
will need to be assessed for its demand and
potential impacts to the existing storm
drainage system. Future development
must minimize the amount of storm water
runoff into the storm drainage system. The
proposed Streetscape Plan for Garvey
Avenue would manage as much of the
street’s existing stormwater on-site as
possible, using a variety of Low-Impact
Development (LID) measures such as
swales and rain gardens.
Any new stormwater infrastructure must
be analyzed to meet all regulatory
requirements, including but not limited to:
Hydrology and Hydraulics Reports,
Standard Urban Storm Water
Mitigation Plan (SUSMP),
Low Impact Development (LID,)
Water Quality Management Plan
(WQMP), and
City and/or County standards such as
on-site retention/detention.
The Garvey Avenue Specific Plan area’s
watershed drains into several drainage
systems. The main drainage system is a
reinforced concrete (RC) box culvert that
runs along Garvey Avenue to the
Alhambra Wash and several reinforced
concrete (RC) pipes drainage systems.
Other storm drainage facilities include
reinforced concrete (RC) pipes and catch
basins, depending on the section of
Garvey Avenue, see Figures 5.6-5.8.
The drainage areas to the north of Garvey
Avenue from Brighton Street to the
Alhambra Wash, and north of the
Alhambra Wash and San Gabriel
Boulevard, are all collected and
discharged to Alhambra Wash.
Solid Waste and Recycling
While the Rosemead Department of
Public Works is responsible for solid
waste collection and disposal for all
residential properties, it contracts with
Republic Services to provide these
services. The Department also oversees a
curbside recycling program, which
includes collection of paper and
cardboard, cans/aluminum, plastic, and
glass, as well as green waste for grass,
leaves, and plant trimmings. The City will
continue to encourage solid waste
reduction and recycling efforts including
expanding public outreach programs
focusing on recycling and composting
education.
INFRASTRUCTURE
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 5 - 15
INFRASTRUCTURE
INFRASTRUCTURE
INFRASTRUCTURE
Figure 5.6 Garvey Avenue Corridor Stormwater Infrastructure, New to Jackson Avenues
INFRASTRUCTURE
* This graphic and corresponding data is available at City Hall.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 5 - 16 * This graphic and corresponding data is available at City Hall. Figure 5.7 Garvey Avenue Corridor Stormwater Infrastructure, Jackson to Del Mar Avenues INFRASTRUCTURE
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 5 - 17
INFRASTRUCTURE
Figure 5.8 Garvey Avenue Corridor Stormwater Infrastructure, Del Mar to Charlotte Avenues
INFRASTRUCTURE
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 5 - 18
5.3.PUBLICFACILITIES/
SERVICES
Garvey Avenue has a handful of public
facilities/services within and around the
Specific Plan area. These include schools
and institutions, utilities, and emergency
services. The services provided by the
public facilities help to provide a strong
sense of community and place along
Garvey Avenue.
Parks
Parks, recreational facilities, and open
space are lacking along the corridor. The
Specific Plan’s open space requirements
and the identified open space
enhancements (such as those along
Alhambra Wash) are anticipated to result
in new development that provides
additional park, recreation, and open
spaces for the corridor and nearby
residents and visitors use and enjoyment.
Schools
Improvements along the corridor are
intended to help integrate Richard Garvey
Intermediate School, a community
anchor, into the neighborhood fabric. The
anticipated development along Garvey
Avenue is expected to result in an
estimated 620 additional K-12 students
(based on State of California generation
rates).
Utilities
Electrical power within the Specific Plan
area is provided by Southern California
Edison. The company has a major power
station due south of New Avenue, along
SR 60. Power lines have been
undergrounded along Garvey Avenue.
Gas is provided by Southern California
Gas, a subsidiary of Sempra Energy. The
nearest major pipelines run underground
along:
Walnut Grove Avenue,
Parallel to and east of San Gabriel
Boulevard, and
Fern Avenue, east of Walnut Grove
Avenue.
Charter Communications is the primary
cable provider for Rosemead, while
AT&T is the primary provider of home,
business phone, and internet services.
Emergency Services
Fire and emergency medical services are
provided by the Los Angeles County Fire
Department, which has local stations on
Valley Boulevard and San Gabriel
Boulevard in Rosemead. Rosemead’s
police service is provided through the Los
Angeles County Sheriff’s Temple Station,
in Temple City. Deputies assigned to
Rosemead work out of Rosemead’s Public
Safety Center located on Garvey Avenue
next to Zapopan Park at Charlotte Avenue.
The center is managed by Rosemead’s
Chief of Police, and includes local offices
for the Los Angeles County Sheriff, the
Los Angeles County Probation
Department, and community safety
services.
INFRASTRUCTURE
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 6 - 1 IMPLEMENTATION
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 6 - 2 IMPLEMENTATION IMPLEMENTATION IN THIS CHAPTER 6.1 Financing 6.2 Garvey Avenue Specific Plan Administration and General Provisions The Garvey Avenue Specific Plan identifies the location and type of desired development along Garvey Avenue, consistent with the City of Rosemead’s General Plan. Achieving this vision required a concerted and cooperative public/private partnership, including significant capital investment. This chapter outlines the “how to” steps necessary to create positive change along Garvey Avenue in the short and long terms. This chapter also establishes the basis for the Plan’s administration. This chapter creates a solid foundation, from which the City can support the growth of existing businesses, attract new businesses and investment, allocate limited resources, and foster collaboration through strong public-private partnerships. While the Specific Plan remains visionary in its ambition, the action steps put forth a realistic and practical approach to assist economic growth, promote the “greening” of the neighborhood, improve walkability and bikeability, and ensure a successful, vibrant future for the Garvey Avenue Specific Plan area. Chapter 6
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 6 - 3 IMPLEMENTATION 6.1 FINANCING Development of the Garvey Avenue Specific Plan area will be primarily privately financed by the developers of individual projects. The following policies shall govern the funding of infrastructure, community facilities and public services for the Garvey Avenue Specific Plan area: The costs of infrastructure projects will be allocated to future new development projects within the Plan area based on benefit received, with appropriate consideration of the potential impacts on the financial feasibility of proposed projects; All new development will pay the full cost of infrastructure needed to serve future private development projects within the Plan area; Private development will also fund the costs of mitigating any adverse impacts of future projects on the City’s existing infrastructure; 1 The City has recently adopted its development impact fee schedule for Citywide fees; implementation of additional fees unique to the Garvey Avenue Specific Plan area would require a nexus study quantifying future infrastructure costs and allocating them by future land use. As a primary means of ensuring that new development pays its “fair share” of future infrastructure costs, the City has established a “Development Impact Fee (DIF)”1 that fairly allocates the cost of public improvements needed to serve new development in the Plan area; The City is currently in the process of determining the specific DIF related to the sewer system serving the GASP. This fee will be adopted by Resolution, at a later date. In addition, if there are any other fee(s) determined necessary as result of the GASP, then they will also be adopted by Resolution. Developers may proceed ahead of the City’s streetscape and infrastructure plans if they pay the cost of extending the core infrastructure to their project(s), subject to future reimbursement; and The impact fee structure will include a method for future reimbursement of landowners who opt to provide up-front financing of improvements benefitting other properties that develop later. The construction of water, sewer, drainage, street, and streetscape improvements shall either be completed by the utilities, the City of Rosemead, or under the direct direction of these agencies. All water, sewer, drainage, street, and streetscape facilities will continue to be maintained by the agencies or their appointed designees. Whenever possible, pay-as-you-go financing shall be used. Debt financing should only be used when it is essential to provide facilities necessary to permit development or to maintain service standards. While the infrastructure improvements shall be, primarily, the responsibility of the private development community, some portion may be publically financed subject to available funding sources. For these public expenditures, a number of grant, loan, and value capture
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 6 - 4 IMPLEMENTATIONfunding mechanisms (as outlined later in this chapter) can be used to finance the infrastructure and other community improvements. Local Tax Increment and Assessment Districts Assessment[RD1] Districts Assessment districts provide a mechanism for property owners to choose to levy an additional tax upon themselves for identified purposes. California law allows the creation of assessment districts for a wide variety of purposes; these can either fund capital improvements or be established for operating costs (such as lighting and landscaping districts). Specific districts that might be applied to the Garvey Avenue Specific Plan would be a parking district and/or streetscape improvement district. There are two primary challenges in establishing assessment districts, particularly for already developed areas. The first challenge is that total property taxes can only increase a certain amount before new development is disadvantaged relative to properties not subject to an assessment. The second challenge is that assessment districts require a two-thirds majority vote of property owners weighted by property value to pass. In an area with numerous small properties, achieving the approval of two-thirds of the voting properties would likely be difficult. Reimbursement District The City can form a Reimbursement District when one party pays for and constructs or causes to construct infrastructure that has the potential to benefit another party. If during the life of the reimbursement district (typically 10-20 years), the benefitted property owner makes use of the improvements, then the reimbursement is due. The process includes preparation of a report that outlines the improvement costs, the method of distributing the costs, the properties involved and includes details of the reimbursement agreement. The City Council will convene a public hearing and owners of property in the district are given the opportunity to provide input. Once approved by the City Council, a resolution is recorded against properties in the district. Reimbursements are collected when properties in the district develop or make use of the improvements. Capital Improvement Program (CIP) Capital Improvement Program is a comprehensive analysis of needs and available financing for all capital improvements in the City. The CIP is updated every five years and implemented on an annual basis. Other Local Sources of Funds Impact Fees Impact fee programs can be a funding source for transportation improvements, sewer or storm drainage infrastructure, streetscape, parks, and recreational open space. These fees, paid by new residential and commercial development projects, must only be used to pay for improvements that can be demonstrated to serve new residents and businesses (from new development), but these fees can be combined with other funding sources to fund a project that serves both new and existing residents or businesses. A nexus study, which calculates the new increment of development, estimates the portion of an improvement project
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 6 - 5 IMPLEMENTATIONattributable to that increment of growth, and allocates the fee among the new development projects by land use, is required by state law for implementation. Revenue Bonds Public activities that are revenue generating, and create sufficient cash flow to cover operating costs and debt service can potentially issue municipal debt to cover the cost of capital improvements. A common example of this is revenue bonds for parking garage construction where there is pay parking. Other Public Debt New commercial and lodging projects could generate significant new sales tax and transient occupancy (lodging) tax revenues that will flow into the City’s General Fund. This new money could be used to finance debt service on tax-exempt debt obligations so that existing activities provided through the General Fund are not impacted. “Adopt A Light” Program (Tree, Bench, etc.) As a unique method for paying for street light fixture other streetscape elements, a small projected plaque sign could be affixed to a light pole with the name or logo of the local merchant, business, person, entity “purchasing” the fixture. Development Agreements A Development Agreement can be an effective tool encouraging public-private partnership in large scale projects that are developed in series of phases. It provides developers with a specific level of certainty about the land use requirements and gives the City an opportunity to advance its local planning policies through comprehensive planning efforts. Benefits to both public and private parties include: greater latitude in enforcing requirements and contingencies on proposed developments and developers have a level of certainty about land use and how the regulatory standards will not materially affect later development phases once the project has been approved. State Sources State Transportation Improvement Program (STIP) The STIP is a multi-year capital improvement program of transportation projects on and off the State Highway System, funded with revenues from the State’s Transportation Investment Fund and other funding sources, including the State Highway Account. A wide variety of transportation capital projects are eligible for funding, including improvements to State highways and local roads, public transit (including buses), intercity rail, pedestrian and bicycle facilities, and inter-modal facilities. STIP programming generally occurs every two years, with the California Transportation Commission (CTC) adopting a fund estimate in August of odd years. Transportation improvement plans prepared by Caltrans and local agencies are then submitted to CTC for approval by December of odd years. Caltrans prepares the Interregional Transportation Improvement Plan (ITIP), which governs roughly 25 percent of allocated funds for intercity projects. Regional Transportation Improvement Plans (RTIPs) are prepared by regional agencies including Regional
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 6 - 6 IMPLEMENTATIONTransportation Planning Agencies (RTPAs), County Transportation Commissions, and Metropolitan Planning Organizations (MPOs). Caltrans Planning Grants Caltrans provides planning grants for studies for sustainable transportation and transit planning studies, which can include studies that lead to SB 375 SCS implementation, corridor studies, evaluations of transportation issues involving intermodal facilities, and complete streets studies, among other planning activities. Caltrans also provides grants for infrastructure projects that benefit bicycle commuters through its Bicycle Transportation Account. The project must increase the safety and convenience of bicycle commuters. Infrastructure State Revolving Loan Fund (ISRF) The California Infrastructure and Economic Development Bank (I-Bank) loans money for infrastructure projects around the State. The I-Bank is the state’s general purpose financing authority that finances public infrastructure and private development projects that promote economic development and revitalize communities. Federal Sources Moving Ahead for Progress in the 21st Century (MPA-21) Signed into law in 2012, the Moving Ahead for Progress in the 21st Century Act (MAP-21) is the nation’s current long-term transportation authorization. Map-21 replaces SAFETTEA-LU, the authorizing legislation in effect from 2005 to 2012, though it continues or restructures many of the funding programs under the former legislation. MAP-21 authorizes $105 billion for fiscal years (FY) 2013-14 and 2014-15 to be distributed by the Federal Highway Administration (FHWA) and Federal Transit Administration (FTA) through a series of competitive grant and financial assistance programs for highway and road, transit, freight, bike, pedestrian, and multimodal projects. Programs administered under MAP-21 include the Transportation Alternatives Program (TAP). TAP, $819.9 million in FY 2015-16, is to provide for a variety of alternative transportation programs, including bike and pedestrian trails and infrastructure-related projects for non-drivers. TAP consolidates funding from the former Transportation Enhancements, Recreational Trails, and Safe Routes to Schools programs. 6.2 SPECIFIC PLAN ADMINISTRATION AND GENERAL PROVISIONS Applicability The Garvey Avenue Specific Plan serves as the implementation tool for the General Plan. The development standards and guidelines contained in this Specific Plan provide for land development and use within the Specific Plan area. The Specific Plan supersedes the otherwise applicable City of Rosemead development standards and regulations unless stated otherwise in this document. Whenever the provisions and development standards contained in this Specific Plan conflict with those contained in the City of Rosemead Municipal Code, the provisions of the
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 6 - 7 IMPLEMENTATIONSpecific Plan shall take precedence. Where the Specific Plan is silent, the City of Rosemead Municipal Code shall apply. Interpretation All interpretation of the provisions of this Specific Plan shall be made by the Community Development Director, unless stated otherwise in this document, RMC Section 17.40.040. If an issue, condition, or situation occurs that is not sufficiently covered or provided for in this Specific Plan, those that are applicable for the most similar issue, condition, or situation shall be used. Unless otherwise provided, any ambiguity concerning the content or application of the Specific Plan is resolved by the Community Development Director in a manner consistent with the vision, goals, objectives, and intent established in the Garvey Avenue Specific Plan. Severability If any provision or portions of any provisions of this Specific Plan or its application to any person or circumstance are held to be invalid, the remainder of this Specific Plan and the application of those provisions to other persons or circumstances shall not be affected. Required Actions and Entitlements City of Rosemead Plan Review The City of Rosemead planning, building and safety, public works, recreation and parks, public safety, Los Angeles County Fire Department, and other staff shall be responsible for providing technical review of development proposals for consistency with City policies and regulations, and making advisory recommendations to the Planning Commission and City Council. Planning Commission Upon submission of the Specific Plan, a public hearing will be scheduled with the Planning Commission to review the Specific Plan, Zoning Code Amendment, Zoning Map amendment, and related CEQA document. After a thorough and detailed review of all aspects of the project, the Planning Commission is authorized to make recommendations to City Council whether to approve, approve in modified form, or disapprove the project. City Council The City Council is empowered by the Rosemead Municipal Code to approve, approve with conditions, or deny the Specific Plan, Zoning Code Amendment, Zoning Map amendment, and the related CEQA document. Upon receipt of the Planning Commission's recommendation, the City Council may approve, approve with modifications, or disapprove the Specific Plan based upon the following findings: The proposed specific plan is consistent with the objectives, policies, general land uses, and programs of the general plan and other adopted goals and policies of the City. The proposed specific plan would not be detrimental to the public interest, health, safety, convenience or welfare of the City.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 6 - 8 IMPLEMENTATION The subject property is physically suitable for the requested land use designations and the anticipated land use developments. The proposed specific plan shall ensure development of desirable character, which will be compatible with existing and proposed development in the surrounding neighborhood. The adoption of the Specific Plan is also subject to environmental review in compliance with CEQA. Implementation Action Plan The following Implementation Action Plan (Table 7.1) lists the specific actions that need to be taken by the City of Rosemead, in coordination with developer or other public agencies, to fully implement the vision outlined in this Specific Plan. The Implementation Action Plan summarizes each action by topical area and provides a priority timeframe, primary responsibilities, and partners. The Implementation Action Plan will be used by the City of Rosemead throughout the life of the Garvey Avenue Specific Plan, and as such should be periodically reviewed and updated by the City to reflect conditions as they change over time. Development Permits All development within the project site is subject to the Site Plan Review process as established in the City of Rosemead Municipal Code. Adoption of the Specific Plan includes adoption of the design standards and guidelines contained herein, which provide direction for the design of the development project on the project site. Appeals Any discretionary action of the Community Development Director shall be final, following a ten-day appeal period, unless appealed to the Planning Commission within ten days of the Director’s decision, as stated in RMC Section 17.160. Furthermore, the Community Development Director may, in his/her discretion, refer to the Planning Commission any application for a Minor Exception or an Administrative Use Permit for the decision of the Planning Commission without further fee to the applicant. Any discretionary action of the Planning Commission shall be final following a ten-day appeal period, unless appealed to the City Council within ten days of the Commission’s decision, as stated in RMC Section 17.160. Decisions of the City Council are final. Appeals shall be processed in accordance with RMC Section 17.160. The appeal shall be accompanied by a fee in the amount set by City Council resolution.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 6 - 9 IMPLEMENTATION Implementation Action Plan Legend Timeframe Short 1-5 years Medium 5-15 years Long Over 15 years Ongoing throughout the life of the Plan Cost $ <$50,000 $$ $50,000-$250,000 $$$ $250,000-$500,000 $$$$ $500-000-$1,000,000 $$$$$ >$1,000,000 TABLE 6.1: IMPLEMENTATION ACTION PLAN
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 6 - 10
IMPLEMENTATION
Specific Actions Timeframe Enforcement
Responsibility Cost
Potential
Funding
Source
Economic Development Action
1
Positive Business Climate Marketing. In
collaboration with owners of key “opportunity sites”
aggressively market Garvey Avenue's strong
competitive location for a variety of retail and
commercial businesses.
Ongoing
City
Administration,
Community
Development,
Property Owners
$$ City; property
owners
Land Use Actions
2
General Plan Amendment. Amend the City's General
Plan to achieve consistency with this Specific Plan.
Changes including: Land Use Plan (Figure 2-1),Land
Use Categories/Buildout Table (Table 2-1), land use
definitions, General Plan and Zoning Ordinance
Consistency (Table 2-5), Land Use and Population
Estimates (Table 2-6), Development and Population
(Table 2-7), Future Area Intersection Levels (Table 3-3)
and subsequent text, Future Area Roadway Segment
LOS (Table 3-4), Level of Service Values - Intersections
(Figure 3-2), Level of Service Values – Segment (Figure
3-3), and Identified Intersection Approach
Improvements (Figure 3-5).
Concurrent with the
Specific Plan adoption
Community
Development $ City
3
Zoning Code Amendment. Amend the Rosemead
Zoning Code to allow the standards and provisions in
this Specific Plan to take effect. The Garvey Avenue
Specific Plan's development standards shall replace
those in the Zoning Code as indicated.
Concurrent with the
Specific Plan adoption
Community
Development $ City
4
Zoning Map Amendment. In conjunction with the
Zoning Code amendment, amend the Zoning Map to
replace current zoning district designations with the
new Garvey Avenue Specific Plan zones.
Concurrent with the
Specific Plan adoption
Community
Development $ City
5
Garvey Avenue Corridor Master Sign Plan. Consider
preparing and adopting a Master Sign Plan that will
improve the Garvey Avenue Corridor brand, reduce
blight, and create a more uniform design throughout
the corridor.
Short
Public Works,
Community
Development
$ City
6
Gateway Improvements Design. Design new
gateway entry monument signage and landscaping
features to create a unified theme and clear identity
for people entering the Garvey Avenue Corridor.
Medium
Public Works,
Community
Development
$ City
7
Gateway Improvements Installation. Install new
gateway entry monument signage and landscaping
features in accordance with the Improvements Design
(Action #6)
Medium Public Works, $$ TBD2
8
Street Furniture Design. Design new street furniture
that captures the "unified theme" established in the
Gateway Improvements and streetscape
improvements.
Medium
Public Works,
Community
Development
$ City
9
Street Furniture Installation. Build and install new
street furniture in accordance with the Street Furniture
Design program (Action #8)
Medium
Public Works,
Community
Development
$$ TBD
Financing Actions
10
Planning and Infrastructure Cost Reimbursement.
Seek reimbursement for the planning costs and
infrastructure planning, design, and construction
incurred by the City related to the preparation and
maintenance of the Garvey Avenue Specific Plan, the
Garvey Avenue Specific Plan EIR, and any associated
planning, open space, and/or infrastructure planning
and development studies.
Short
City
Administration,
Community
Development
$ City
11
Reimbursement District. Establish a Reimbursement
District that allows for a private developer to fund,
construct, and/or cause to construct sewer, water,
storm drainage, streets, streetscape, or public utilities
infrastructure.
Short
City
Administration,
Community
Development
$ City
12
Garvey Avenue and New Avenue Intersection
Improvement Plans. Prepare plans to replace
right/through lane with one through lane and one
right turn lane on the eastern leg.
Short Public Works $ City
2 Items labeled “TBD” are currently being reviewed by City staff and the consultant team, and will be updated in a subsequent version of the Specific Plan.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 6 - 11
IMPLEMENTATION
Specific Actions Timeframe Enforcement
Responsibility Cost
Potential
Funding
Source
13
Garvey Avenue and New Avenue Intersection
Improvements. Install intersection improvements in
accordance with the Garvey and New Avenues’
Improvement Plans (Action #12)
Short Public Works TBD TBD
14
Garvey Avenue and Del Mar Avenue Intersection
Improvements Plans. Prepare plans to add one
additional left turn lane on the northern leg; replace
the right/through lanes with one through lane and one
right turn lane on the eastern and western legs.
Short Public Works $ City
15
Garvey Avenue and Del Mar Avenue Intersection
Improvements. Install intersection improvements in
accordance with the Garvey and Del Mar Avenues
Improvement Plans (Action # 14)
Short Public Works TBD TBD
16
Garvey Avenue Roadway
Reconfiguration/Streetscape Plans. Prepare plans
for the installation of green bulbouts and stormwater
bulbouts/rain gardens, installation and/or
modification of landscaped medians, modification of
curblines, installation of raised bikeways and
landscape dividers, installation of shared bikeways,
installation of pedestrian-oriented lighting, installation
of trees and other landscaping, and restriping Garvey
Avenue in accordance with the Garvey Avenue
Streetscape Plan (Figure 5.1).
Short Public Works $$ City
Infrastructure Actions
17
Garvey Avenue Roadway
Reconfiguration/Streetscape Installation. Install green
bulbouts and stormwater bulbouts/rain gardens, install
and/or modify landscaped medians, modify curblines,
install raised bikeways and landscape dividers, install
shared bikeways, install pedestrian-oriented lighting,
install trees and other landscaping, and restripe Garvey
Avenue in accordance with the Garvey Avenue Roadway
Reconfiguration/Streetscape Plans (Action #16)
Long Public Works TBD TBD (MTA
grant)
18
Bus Service and Stop Improvements Coordination
and Plan. Coordinate with METRO to develop a
corridor-wide bus stop plan that provides for additional
bus stop amenities ensuring every bus stop has a
bench, shade, and adequate signage.
Medium Public Works $
City, METRO,
Federal
Funding
19
Bus Service and Stop Improvements Installation.
Provide additional bus stop amenities in accordance
with the Bus Service and Stop Improvement Plan
(Action #18)
Medium Public Works TBD METRO
20
Bicycle and Pedestrian Connectivity Plan. Develop
bicycle and pedestrian improvements plans that
connect Garvey Avenue Corridor plan area to adjacent
areas’ bicycle and pedestrian amenities.
Ongoing Public Works $ City
21
Bicycle and Pedestrian Amenities. Install and
implement bicycle and pedestrian improvements as
determined in the Bicycle and Pedestrian Connectivity
Plan (Action # 20)
Ongoing Public Works $$$ Grants (ATP,
etc.)
22
Shade Trees and Open Space. Continue to implement
carbon sequestration goals through the provision of
open space and tree planting. Emphasize planting of
trees to shade sidewalks, parking lots, and public plazas
in order to mitigate the heat island effect and
encourage pedestrian activity.
Ongoing Public Works $ City
23
Providing Shade Trees and Open Space. Plant trees
to shade sidewalks, parking lots, and public plazas as
determined in the Garvey Avenue streetscape plans,
the Garvey Roadway Reconfiguration/Streetscape Plans.
Ongoing Public Works $ Private
Development
24
Sewer Infrastructure Improvement Plans. Prepare
plans or cause the preparation of plans to repair,
retrofit, and expand sewer infrastructure addressing
baseline defects and capacity deficiencies and to
provide additional capacity to accommodate
anticipated new land uses.
Short, Ongoing Public Works $ City
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 6 - 12
IMPLEMENTATION
Specific Actions Timeframe Enforcement
Responsibility Cost
Potential
Funding
Source
25
Sewer Infrastructure Improvements. Repair, retrofit,
and expand sewer infrastructure as specified in the
Sewer Infrastructure Improvement Plans (Action #24)
Short, Ongoing Public Works TBD3
Private
Development
(impact fee)
26
Storm Drainage Infrastructure Improvement Plans.
Prepare plans or cause the preparation of plans to
repair, retrofit, and expand storm drainage
infrastructure addressing baseline defects and capacity
deficiencies and to provide additional capacity to
accommodate anticipated new land uses.
Short, Ongoing Public Works $ City
27
Storm Drainage Infrastructure Improvements. Repair,
retrofit, and expand sewer infrastructure as specified in
the Sewer Infrastructure Improvement Plans (Action #26)
Short, Ongoing
Public Works, Los
Angeles County
Flood Control
TBD TBD
28
Water Infrastructure Improvement Plans. Prepare
plans or cause the preparation of plans to expand water
infrastructure to accommodate anticipated new land
use and development
Short, Ongoing
Public Works,
Golden State
Water Company
$
City, Golden
State Water
Company
29
Water Infrastructure Improvements. Expand water
infrastructure to accommodate anticipated new land
use and development (Action #28)
Short, Ongoing
Public Works,
Golden State
Water Company
TBD TBD
30
Biofiltration Treatment Features. Adopt alternative
standards for stormwater bulbouts/rain gardens,
parking lots, and landscaped areas enabling proven
biofiltration treatment features to be integrated into
public thoroughfares and private development projects
as provided by the Regional Water Quality Control
Board.
Short
Public Works,
Community
Development
$ City
31
Utilities Relocation and Expansion. Relocate and
expand major electrical, cable, and other
communication utilities as necessary to accommodate
new land uses and land use patterns.
Ongoing Public Utilities TBD
Private
Development,
City
32
Grant Funding Applications. Consider identifying and
applying for grant funding to initiate public realm
mobility, streetscape, infrastructure, and gateway
improvements.
Ongoing
Public Works,
Community
Development
$ City
33
Nexus Study for Specific Plan Development Impact
Fees. Undertake a nexus study to quantify the potential
infrastructure needs (and related costs) of future
development within the Plan area. Utilize study as a
basis for updating City’s existing Development Impact
Fee schedule to include additional fees unique to the
Plan area (cost of nexus study can ultimately be
recovered via the impact fees).
Short
Public Works,
Community
Development
$ City, Private
Development
3 City is currently completing a study that will refine sewer improvement costs and recommended a potential impact fee to fund needed improvements.
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 6 - 13
IMPLEMENTATION
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 6 - 14 IMPLEMENTATIONSubdivision Maps Approval of subdivision maps pursuant to the State Subdivision Map Act (Government Code Sections 66410-66499.58, and as may be amended) and Title 16 of the Rosemead Municipal Code may occur with or subsequent to the adoption of the Specific Plan. The project may include parcel map(s), lot line adjustments, and/or other subdivision actions. Specific Plan Amendments Amendment to the Specific Plan may be requested by the applicant or by the City at any time pursuant to Section 65453(a) of the California Government Code and Rosemead Municipal Code Title 17, Article 5, Chapter 17.150. Amendment shall be processed pursuant to the provisions of the Government Code for Specific Plan and the City of Rosemead Municipal Code. General Approval of this Specific Plan by the City Council is considered acceptance of the general framework and specific development standards contained within Garvey Avenue Specific Plan. The following section describes a process for changes, in the event a Specific Plan amendment request is made. Substantive Changes - Defined As determined by the Community Development Director, any substantive changes will require a Specific Plan Amendment. Substantive changes include: Any increase in the residential density or nonresidential intensity. Any proposed expansions of the geographic area included in the Specific Plan. Any departures from the design standards and/or guidelines that significantly change the overall character or appearance of the project. A proposed Specific Plan amendment shall reflect the comprehensive analysis that has been undertaken in Specific Plan’s adoption and may require additional environmental review. As a condition of consideration for any Specific Plan amendment, it shall be the applicant’s responsibility to: Demonstrate the proposed amendments will meet the goals and objectives of Garvey Avenue Specific Plan and the General Plan; Update any technical studies and/ or provide additional environmental studies as determined by the Community Development Director and incorporate all mitigation measures into the project design; and Provide revised Specific Plan text and maps (where relevant) that reflects the amendment requested. Authority to Approve Minor Modifications The Community Development Director may approve minor modifications to the Specific Plan without a Specific Plan Amendment. Minor modifications shall include: Changes to landscaping/hardscaping/ streetscape. Changes in building materials and related architectural treatments. Any other modification determined by the Community Development
GARVEY AVENUE SPECIFIC PLAN, AUGUST 2016 6 - 15 IMPLEMENTATIONDirector deemed to be minor in that it would not materially change the project approved by the City Council. Maintenance and Monitoring As the conditions present in 2015 are anticipated to change throughout the implementation of this Specific Plan, periodic maintenance and monitoring of the Plan will be necessary. The Specific Plan shall be reviewed at least every five years to assess progress towards implementation, and if necessary, identify new or revised implementation measures to meet Specific Plan objectives. The review shall examine development projects completed and/or proposed, capital improvement projects completed and planned, and any other programs or projects that are or have been implemented. The review shall be presented to all appropriate City advisory bodies.