CC - Item 5A - Garvey Avenue Specific Plan Live/Work Interpretation E M F
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° ROSEMEAD CITY COUNCIL
STAFF REPORT
° CIV IC' PRI,DE::,.
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TO: THE HONORABLE MAYOR AND CITY COUNCIL
FROM: GLORIA MOLLEDA, CITY MANAGER,
DATE: JANUARY 12, 2021
SUBJECT: GARVEY AVENUE SPECIFIC PLAN LIVE/WORK INTERPRETATION
SUMMARY
Artist Live/Work is currently an allowed land use in the Garvey Avenue Specific Plan,
Residential/Commercial (GSP-R/C) and Garvey Avenue Specific Plan, Incentivized Mixed-Use
(GSP-MU) zones. A live/work unit is a space where the lessee can both live and work in the unit
within established parameters. Since a definition of live/work is not specified in the Zoning Code
or Garvey Avenue Specific Plan, staff has developed an interpretation of how live/work units
should be defined and how parking should be calculated in mixed-use developments.
STAFF RECOMMENDATION
That the City Council confirm the interpretation of live/work units as provided for in this staff
report to apply to the Garvey Avenue Specific Plan, Residential/Commercial (GSP-R/C) and
Garvey Avenue Specific Plan, Incentivized Mixed-Use (GSP-MU) zones.
DISCUSSION
The Garvey Avenue Specific Plan was approved and adopted by the City Council on
February 13, 2018 and became effective on April 10, 2018. The Garvey Avenue Specific Plan
supports the development of approximately 1.18 million square feet of commercial development,
892 dwelling units, and 0.77 acres of open space. The Garvey Avenue Specific Plan is a
useful tool to assist in the development of the corridor, to create a "sense of place", and to
strengthen the identity and image of Garvey Avenue, as well as, expand opportunities for
• concentrated commercial, and residential uses that contribute to jobs and tax revenues to the
community. Furthermore, the Garvey Avenue Specific Plan greatly streamlines the development
approval process.
As a result of the COVID-19 pandemic, there has been a significant and sustained increase of
persons working from home, it can be expected that an increase in live/work units should
therefore be incorporated into mixed-use developments within the Garvey Avenue Specific Plan.
In order to help ensure that the City is prepared for live/work opportunities in the future, staff has
(AGENDA ITEM 5.A
City Council Meeting
January 12,2021
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developed an interpretation of live/work units based on discussions with the City's Garvey
Avenue Specific Plan Consultant, MIG, and the Council Commercial Task Force Subcommittee.
Staff also reviewed the surrounding city's definitions of live/work units to help determine the
best interpretation for the City of Rosemead within the scope and meaning of the Garvey Avenue
Specific Plan, Residential/Commercial (GSP-R/C) and Garvey Avenue Specific Plan,
Incentivized Mixed-Use (GSP-MU)zones.
The Commercial Task Force Subcommittee, consisting of Councilmembers Steven Ly and Sean
Dang, City Manager Gloria Molleda, and Community Development Department staff, was
created by the City Council as a resource for attracting and retaining new businesses within the
City; therefore, staff recently met with the Commercial Task Force Subcommittee to discus
staff's interpretation of live/work units. While the Zoning Code (RMC Section 17.04.04 -
Interpretations of Provisions) and Garvey Avenue Specific Plan provide the Director of
Community Development authority to interpret provisions of the code, staff is seeking
confirmation from the City Council on the interpretation of how live/work units should be
defined and how parking should be calculated for mixed-use developments. After meeting with
the Commercial Task Force Subcommittee, staff has developed the following interpretation for
live/work units.
Definition for Live/Work Units:
Live/Work Unit: A unit that is designed or structurally modified to combine residential
occupancy and commercial activity such as artist studios, professional offices, software/media
offices or small-scale retail sales of art and crafts* and:
• Where at least 25% and no more than 75% of the unit must be dedicated to residential
use;
• Where the working space is to be used by the one or more of the occupants (owner-
occupant or renter-occupant) of a single household or family;
• Where one or more occupants is the licensed business owner with a valid City of
Rosemead Business License;
• Where the unit consists of a full kitchen, full bathroom (bathing and sanitary) facilities in
compliance with the applicable Building Codes; and
• Where no more than one full time equivalent non-occupant employee is permitted to
work in addition to the occupants of the live/work unit.
* Additional uses not listed may be permitted subject to the discretion of the Community
Development Director.
The Community Development Director or his/her designee may require the
discontinuance of a work activity in a live/work unit if as operated or maintained there
has been a violation of any applicable condition or standard. The Community
Development Director or his/her designee shall have the authority to prescribe
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additional conditions and standards of operation for any category or work activity in a
live/work unit.
Examples of permitted live/work uses include:
• Professional office such as for an architect, accountant, realtor, sales representative,
website/graphic designer;
• Consulting businesses;
• Artist or author studios;
• Businesses such as artisan and home crafts (i.e. ceramics,paintings, handmade goods,
etc.) where the goods are to be sold primarily at a different location such as farmers
markets, festivals, etc.;
• Cottage food operations (provided that all orders are pre-ordered and for pick-up only).
There shall be no restaurant service, storefront, and no installation of industrial kitchen
equipment. The operator must utilize the existing kitchen facilities within the residential
component of the live/work unit.
Examples of unpermitted live/work uses include:
• Wholesale and retail sales (including but not limited to automobiles,merchandise, herb
and/or pharmaceuticals, guns and/or ammunition, etc.);
• Dating services (ex. no speed dating mixers);
• Adult businesses;
• Fortunetelling, palm reading,psychics, and similar activities;
• Massage services;
• Hair, nail, facial, and similar personal care services;
• Medical and dental offices;
• Vehicle repair (body or mechanical), towing, or automobile detailing (e.g., washing,
waxing, tinting, etc.);
• Plumbing, machine, or sheet metal works;
• Carpentry shops;
• Contractor storage yard;
• Testing, maintenance, repair, towing or storage of any boat, aircraft, or motorized
vehicle;
• Laundering of clothes or other articles;
• Animal kennels or breeding;
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• Additional uses that create dust, electrical interference, fumes, gas, odor, smoke, glare,
light,noise, vibration,toxic/hazardous materials, liquid or solid waste, or other hazards or
nuisances other than that normally incidental to residential use of the structure.
Commercial uses shall not create any other negative effect that may be felt, heard, or
otherwise sensed by adjoining units, as determined by the Community Development
Director; and
• Any other uses that require the granting of a Conditional Use Permit.
Off-Street Parking Requirement for Live/Work Units:
Rosemead Municipal Code Table 17.21.030.1 and the Garvey Avenue Specific Plan Table 3.4 —
Development Standards sets the off-street parking requirements for mixed-use developments in
the Garvey Avenue Specific Plan project area. Mixed-use developments shall provide the
following off-street parking requirements:
• Residential: provide no less than one standard sized parking space and 0.5 standard sized
guest parking space; and
• Nonresidential (other than restaurant or hotel): provide one standard sized parking space
per 400 square feet of floor area.
Since the Garvey Avenue Specific Plan does not clearly identify the off-street parking
requirement for live/work units, the Commercial Task Force Subcommittee and staff determined
that the off-street parking requirement would be the greater of the two. This will ensure that off-
street parking will not be impacted if live/work units are proposed in the future.
• For Example:
o Proposed Live/Work Unit: 1,800 square feet
• Size of the live (residential) component is 450 square feet
• Size of the work (nonresidential) component is: 1,350 square feet
■ Off-Street Parking Requirement:
• Parking requirement for live (residential) is 1.5 parking spaces per
unit.
• Parking Requirement work(nonresidential) is 3 parking spaces per
unit(1,350 square feet/400 square feet).
• Project would require 3 parking spaces (greater of the two).
FISCAL IMPACT
None
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STRATEGIC PLAN IMPACT
Clarifying the definition of live/work units is consistent with Strategy I: Economic Development,
to encourage new high quality and affordable housing stock and beautify commercial corridors.
PUBLIC NOTICE PROCESS
This item has been noticed through the regular agenda notification process.
Prepared by:
Aro
Lily Val zuela, Planning & Economic Development Manager
Submitted by:
ri jt f4t t'1
2r:elica F . .sto-Lupo, Director of Community De elopment