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PC - Item 3A - Exhibit A - Draft Freeway Corridor Mixed-Use OverlayCITY OF ROSEMEAD FREEWAY CORRIDOR MIXED-USE OVERLAY Public Review Draft July 2021 EXHIBIT "A" This page left intentionally blank. ACKNOWLEDGMENTS City Council Polly Low, Mayor Sean Dang, Mayor Pro Tem Sandra Armenta, Council Member Margaret Clark, Council Member Steven Ly, Council Member Commercial Task Force Committee Sean Dang, Mayor Pro Tem Steven Ly, Council Member Gloria Molleda, City Manager Community Development Department Staff City Staff Gloria Molleda, City Manager Ben Kim, Assistant City Manager Angelica Frausto-Lupo, Director of Community Development Lily Valenzuela, Planning and Economic Development Manager Annie Lao, Associate Planner Kinson Wong, Assistant Planner With Assistance By: RRM Design Group Planning Commission Daniel Lopez, Chair James Berry, Commissioner Steve Leung, Commissioner John Tang, Commissioner Lana Ung, Commissioner This page left intentionally blank. TABLE OF CONTENTS Introduction 1.1 Purpose 1.2 Background and Project Goals 1.3 Planning Process 1.4 Community Engagement 1.5 Opportunity Sites Analysis 1.6 Vision Land Use 2.1 Location 2.2 Application 2.3 General Plan and Zoning Designation Revisions 2.3 Permitted Uses 2.5 Development Standards 2.6 Design Standards 2.7 Community Benefits Program 2.8 Density Bonus Urban Design 3.1 Public Realm3.2 Private Realm Infrastructure and Public Facilities and Services 4.1 Infrastructure 4.2 Public Facilities and Services Administration and Implementation 5.1 Administration 5.2 Implementation Appendix A General Plan, Zoning Code, and Map Amendments 1 2 3 4 5 A This page left intentionally blank. TABLES AND EXHIBITS List of Tables Permitted Uses FCMU-Corridor Development Standards FCMU-Block Development Standards Parking Standards Community Benefits Program Community Benefits Program Points List of Exhibits FCMU-Corridor Site Plan and Street View Concepts FCMU-Block Site Plan and Street View Concepts FCMU-Block Site Plan and Street View Concepts FCMU-Overlay Map FCMU-Corridor Overlay Zone Map FCMU-Block Overlay Zone Map Side Setbacks Adjacent to R-1 and R-2 Zones Rear Setbacks Adjacent to R-1 and R-2 Zones 2-1 2-2 2-3 2-4 2-5 2-6 1-1 1-2 1-3 2-1 2-2 2-3 2-4 2-5 This page left intentionally blank. Freeway Corridor Mixed Use Overlay (Public Review Draft) 1 Introduction Introduction 1- 2 Freeway Corridor Mixed Use Overlay (Public Review Draft) 1.1 Purpose The Freeway Corridor Mixed-Use Overlay (FCMU Overlay) is intended to provide new opportunities for housing, economic revitalization, and attractive placemaking at strategic locations along primary City corridors that are in general proximity to Interstate 10 Freeway (I-10 Freeway). These areas have the potential to create attractive gateways into the City while also contributing to a more cohesive community aesthetic and development pattern for a more livable Rosemead. The FCMU Overlay establishes land use and urban design direction that will attract private investment to promote contextually appropriate mixed-use and residential development in targeted areas of the City. The FCMU Overlay also identifies public and private realm improvements that will further enhance the aesthetic and character of these areas. For information related to the specific location of the FCMU Overlay within the City, refer to Chapter 2, Section 2.1. Existing commercial development visible from Interstate 10 (2021). 1- 3 Introduction City of Rosemead 1.2 Background and Project Goals The impetus for the FCMU Overlay effort was identified in the City’s 2018-2020 Strategic Plan as part of the identified Strategies and Action items related to economic development. Action Item C for economic development was to: “C. Create an Overlay Zoning District for opportunity sites along the I-10 Freeway with freeway ingress and egress off ramps.” This concept is further supported by Vision 2020 in the 2018-2020 Strategic Plan and establishment of the Mixed-Use Residential/Commercial land use categories, among other supporting policies. To aid in the implementation of the FCMU Overlay, the City applied for and received a Senate Bill 2 Planning Grant (SB 2 Grant) from the State of California. Specific project goals related to the SB 2 Grant funding include: 1. Make funding available to all local governments in California for the preparation, adoption and implementation of plans that streamline housing approvals and accelerate housing production. 2. Facilitate planning activities that will foster an adequate supply of homes affordable to Californians at all income levels. It is designed to help local governments meet the challenges of preparing and adopting land use plans and integrating strategies to promote housing development. 3. Fund activities are intended to achieve the following program objectives: • Accelerate housing production; • Streamline the approval of housing development affordable to owner and renter households at all income levels; • Facilitate housing affordability for all income groups; • Promote development consistent with the State Planning Priorities (Government Code section 65041.1); and • Ensure geographic equity in the distribution and expenditure of allocated funds. Once adopted, the FCMU Overlay will also position the City to support addressing the City’s Regional Housing Needs Assessment (RHNA) allocations for the upcoming 6th Cycle Housing Element (October 2021 – October 2029). Introduction Freeway Corridor Mixed Use Overlay (Public Review Draft) 1- 4 FCMU Overlay Background Report. 1.3 Planning Process To understand the existing planning framework and policy context within the City, a robust due diligence and background research process was undertaken. Building on these efforts, a Background Research and Analysis Report was prepared. This report captured a detailed review of existing City policies relevant to the FCMU Overlay and included reference to community engagement input received. City documents and studies reviewed included existing policies related to land use, mobility, and infrastructure as well as a high-level review of the City’s current development review process and recent State legislation related to housing. 1.4 Community Engagement The FCMU Overlay builds upon input received by the City Council, Planning Commission, the City’s Commercial Task Force, and community stakeholders, during the project process. Meetings and coordination with City staff also provided valuable feedback that was incorporated into the FCMU Overlay. Input and feedback received over the course of the project process provided insight on opportunities, constraints, issues, and concerns that ultimately helped to inform development of the FCMU Overlay in a manner that is contextually appropriate and sensitive to local concerns. Project Webpage To ensure ease of access to project related information by the community and other interested parties, a project-specific webpage was setup on the City’s website. The webpage included a general project description, project materials, project timeline, frequently asked questions, information on how the community could participate in the project, and City staff contact information. Introduction City of Rosemead 1- 5 Stakeholder Interviews As part of the initial evaluation of the City’s existing mixed-use development standards and overlay districts, the consultant team conducted eight 30- to 45-minute-long virtual stakeholder interview sessions. A total of 11 interviewees in groups of one to two people participated, which encompassed a variety of individuals with interest in the study area, including property owners, developers, architects, real estate professionals, business owners, and institutional representatives. A number of similar themes emerged from stakeholders about issues related to mixed-use development in the City. While stakeholders felt the City’s existing mixed-use regulations were for the most part consistent with contemporary design standards of other San Gabriel Valley cities, a number of specific development standards were identified that were perceived to be outdated and in need of improvement to reflect existing market conditions, make projects feasible, and achieve City policy goals. These included: 1. City review processes and administration are business-friendly and proactive. 2. Development standard requiring certain percentages for commercial/retail and residential space in mixed-use developments is seen as restrictive and limiting development potential. • Residential/Commercial Mixed-Use Overlay (RC-MUDO): • Mixed-Use Residential/Commercial – 33% commercial, 67% residential; • Mixed-Use High Density Residential/Commercial – 25% commercial, 75% residential; • Unless otherwise modified by the Planning Commission. • Garvey Avenue Specific Plan (GSP-MU): • Residential/Commercial – 35% nonresidential, 65% residential • If community benefits are provided, may be modified to 30% nonresidential, 70% residential. 3. Primary mixed-use development standards should be modified to be in keeping with the surrounding region (i.e., height, floor area ratio, parking requirements). 4. Location of required commercial/retail uses in mixed-use development should be more strategic (i.e., intersection corners vs. mid block locations). 5. New mixed-use developments are desirable to provide new housing and business options and increase City revenue. Introduction Freeway Corridor Mixed Use Overlay (Public Review Draft) 1- 6 Commercial Task Force Subcommittee At key points during the project process, the consultant team met with City staff and the City’s Commercial Task Force Subcommittee to provide updates, present new or updated information, and to receive feedback and direction on key topics. Meetings with the Commercial Task Force Subcommittee were held on January 16, 2020 to discuss City goals and objectives for the FCMU Overlay, on October 12, 2020 to review feedback received during the joint study session, and on February 17, 2021 to receive direction on draft overlay content. On July 22, 2021, RRM met with the Commercial Task Force to review and receive comments on the Public Review Draft of the FCMU Overlay document. Joint Study Session On August 25, 2020, a joint study session was held with the City Council and Planning Commission to present project information and receive feedback and direction in moving forward with the FCMU Overlay. Primary feedback and direction received related to the FCMU Overlay included: 1. Provide flexibility for property owners. 2. Present options to meeting residential/ nonresidential land use mix percentage requirements. • Options could include outdoor dining, live/work, laundry, or others. 3. Consider requiring commercial/retail/ office at ground level rather than a specific percentage requirement. 4. Make sure parking requirements are right-sized. 5. Provide area-specific standards to respond to local conditions. 6. Address compatibility with adjacent single-family residences. • Consider alternatives to line-of-sight requirements. 7. Allow for by-right approvals if it makes sense. 8. Ensure compatibility of development standards with surrounding cities in the San Gabriel Valley. Introduction City of Rosemead 1- 7 1.5 Opportunity Sites Analysis In support of facilitating informed discussion of the City’s existing mixed-use development standards and to provide visual graphics to depict potential mixed-use development concepts, three opportunity sites were selected and analyzed as part of the FCMU Overlay process. These three opportunity sites were selected based on typical property and location characteristics found within the FCMU Overlay area. The intent of these conceptual graphics was to provide insight to the community and decision makers on how current, realistic mixed-use development types met or did not meet the City’s current mixed-use development standards and if not, where opportunities for modifications could occur. The two typical property and location characteristic can be generally described by the following: • Corridor: Located along existing commercial corridors with consistent lot depths and land use adjacencies to existing single-family. Refer to Exhibit 1-1 for conceptual design approach based on this condition. • Block: Located along or directly adjacent to Rosemead Boulevard, properties are generally larger in size and land use adjacencies. Refer to Exhibit 1-2 and 1-3 for conceptual design approach based on this condition. The graphics shown on the following pages are representative of the different FCMU Overlay areas that are discussed in further detail in Chapter 2. They are conceptual in nature and do not represent a proposed project or development on any of the properties shown. Introduction Freeway Corridor Mixed Use Overlay (Public Review Draft) 1- 8 Exhibit 1-1: FCMU-Corridor Site Plan and Street View Concepts SAN GABRIEL BLVD.PARKING ROOF DECK SITE LOCATION MIXED- USE Enhanced Corner Element Provides Opportunity for Outdoor Dining Ground Level Residential Functions Provide Connection at Street Individually Articulated Non- Residential Spaces Provide Interest and Variety Common Open Space Roof Deck Consolidated Parking Entry Drive Building Located at Street, Away from Single-Family Introduction City of Rosemead 1- 9 Standalone Residential Transitions to Surrounding Land Uses Mixed-Use Focus along Valley Blvd. Exhibit 1-2: FCMU-Block Site Plan and Street View Concepts VALLEY BLVD WALNUT GROVE AVESITE LOCATION PARKING MIXED- USE STANDALONE RESIDENTIAL COMMON OPEN SPACE ROOF DECK Enhanced Corner Element Provides Opportunity for Plaza or Outdoor Space Standalone Residential Provides Presence at Street Individually Articulated Non- Residential Spaces Provide Interest and Variety Common Open Space Group to Create Functional Area Introduction Freeway Corridor Mixed Use Overlay (Public Review Draft) 1- 10 ROSEMEAD BLVD.GLENDON WAY MARSHALL STSITE LOCATION Exhibit 1-3: FCMU-Block Site Plan and Street View Concepts PARKING ROOF DECK MIXED- USE MIXED- USE LIVE/ WORK Wrapped Structure Serving Mix of Uses Common Open Space Roof Deck Enhanced Corner Element at Freeway Enhanced Corner Element Live/Work Provides Alternative Housing Options Open Space Serves Both Residents and Businesses Individually Articulated Non- Residential Spaces Provide Interest and Variety Common Open Space Courtyard at Ground Level Introduction City of Rosemead 1- 11 1.6 Vision The following section establishes a vision and objectives for new development and public realm improvements for specific areas of Del Mar Avenue, San Gabriel Boulevard, Walnut Grove Avenue, Rosemead Boulevard, Valley Boulevard, and Temple City Boulevard, as discussed further in Chapter 2. The vision for the FCMU Overlay is described as follows: “The Freeway Corridor Mixed Use Overlay areas are unique neighborhood, community, and regional focal points, representative of local context and character while providing a variety of opportunities for residents, business, and visitors alike.” Key objectives of the FCMU Overlay are to: • Provide attractive gateway developments at key locations along Interstate 10 (I-10) Freeway. • Create opportunities for new mixed-use and standalone housing types and options at varying income levels. • Encourage mixed-use commercial and residential developments that will serve as catalysts for new economic activity with services and employment that support the local community. • Establish development and design standards that contribute to community character and quality building designs. • Enhance the public realm to provide an improved pedestrian environment and foster a greater sense of place. • Promote reinvestment and redevelopment in the identified areas of the community. This page left intentionally blank. Freeway Corridor Mixed Use Overlay (Public Review Draft) 2 Land Use Land Use 2- 2 Freeway Corridor Mixed Use Overlay (Public Review Draft) 2.1 Location The FCMU Overlay is applicable to six separate geographic areas within the City (refer to Exhibit 2-1). These areas were selected based on their proximity to I-10 Freeway, location along primary City corridors, and adjacency to public transit lines. For the purposes of contextually and sensitively responding to the unique characteristic of these six individual areas, different categorization areas have been established to inform development approaches. These categorization areas include Corridor and Block. The details and locations are described in further below. Existing conditions along Del Mar Avenue (2021). 2- 3 Land Use City of Rosemead Exhibit 2-1: FCMU-Overlay Map DEL MAR AVEHellman Ave VALLEY BLVD Marshall StROSEMEAD BLVDTEMPLE CITY BLVDGARVEY AVE 10 SAN GABRIEL BLVDGARVEY AVEDEL MAR AVESAN GABRIEL BLVDWALNUT GROVE AVEVALLEY BLVD WALNUT GROVE AVE0 2,0001,000 Feet 1 inch = 800 feet (8.5x11 Sheet Size) Date: 7/8/2021 FCMU-B Zone City Boundary FCMU-C Zone Land Use 2- 4 Freeway Corridor Mixed Use Overlay (Public Review Draft) 2.1.1 FCMU-Corridor The FCMU-Corridor (FCMU-C) Overlay zone is intended to allow for appropriately scaled and context-sensitive mixed-use, live/work, and standalone residential developments. Located south of Interstate 10, the FCMU-C zone is envisioned to provide local neighborhood and community-serving commercial, retail, service, and office uses in a mixed-use setting. Enhanced landscaping, streetscape amenities, and wide sidewalks provide a walkable and enjoyable pedestrian environment. This designation is applied to segments of Del Mar Avenue, San Gabriel Boulevard, and Walnut Grove Avenue, as identified below. Existing conditions along San Gabriel Boulevard (2021). Locations Del Mar Avenue Located south of the I-10 Freeway, along Del Mar Avenue, application begins just north of Hellman Avenue and continues south to the boundary of the Garvey Avenue Specific Plan, just north of Garvey Avenue. It largely contains parcels fronting directly onto Del Mar Avenue, with a few additional parcels extending beyond the immediate street fronting parcels. San Gabriel Boulevard Located south of the I-10 Freeway, along San Gabriel Boulevard, application begins just north of Hellman Avenue and continues south to the boundary of the Garvey Avenue Specific Plan, just north of Garvey Avenue. It largely contains parcels fronting directly onto San Gabriel Boulevard, with a few additional parcels extending beyond the immediate street fronting parcels. Walnut Grove Avenue Located south of the I-10 Freeway, along Walnut Grove Avenue, application includes the existing commercial center located at the southwest corner of the Walnut Grove Avenue and Hellman Avenue intersection. 2- 5 Land Use City of Rosemead Exhibit 2-2: FCMU-Corridor Overlay Zone Map DEL MAR AVEWhitmore St Emerson Pl Hellman Ave VALLEY BLVD GARVEY AVE 10 SAN GABRIEL BLVDGARVEY AVE DEL MAR AVESAN GABRIEL BLVDWALNUT GROVE AVEDorthy St 0 800400Feet 1 inch = 800 feet (8.5x11 Sheet Size) Date: 4/22/2021 FCMU-C Zone City Boundary Land Use Freeway Corridor Mixed Use Overlay (Public Review Draft) 2- 6 2.1.2 FCMU-Block The FCMU-Block (FCMU-B) Overlay zone is intended to allow for the highest activity and intensity of residential and non-residential uses. Located directly adjacent to the I-10 Freeway and along other primary corridors, the FCMU-B zone is envisioned to provide a strong entry presence into the City and along primary corridors, allowing mixed-use developments with community and regional serving commercial, retail, office, and other complementary uses while also providing a variety of new housing opportunities within the City. Public realm enhancements provide for wide sidewalks, street trees, street furnishings, and other amenities to accentuate and enliven the pedestrian environment. This designation is applied to properties along Rosemead Boulevard, Valley Boulevard, and Temple City Boulevard, as identified below. Existing conditions along Rosemead Boulevard today. Locations Rosemead Boulevard Located along Rosemead Boulevard, application begins just north of I-10 Freeway and continues north to Marshall Street. It contains the prominent Rosemead Place Shopping Center, as well as parcels to the west of Rosemead Boulevard. Valley Boulevard Located north of the I-10 Freeway, along Valley Boulevard, application includes parcels at the intersection of and fronting directly onto Valley Boulevard and Walnut Grove Avenue. Temple City Boulevard Located north of the I-10 Freeway, along Temple City Boulevard, application includes parcels located to the northeast of the Temple City Boulevard and Valley Boulevard intersection and terminating at Abilene Street to the north. Land Use City of Rosemead 2- 7 Exhibit 2-3: FCMU-Block Overlay Zone Map Marshall StROSEMEAD BLVDGARVEY AVEWALNUT GROVE AVEGlendon Way VALLEY BLVD 0 800400Feet 1 inch = 800 feet (8.5x11 Sheet Size) Date: 7/8/2021 FCMU-B Zone City BoundaryTEMPLE CITY BLVDVALLEY BLVD Land Use Freeway Corridor Mixed Use Overlay (Public Review Draft) 2- 8 2.2 Application The FCMU Overlay is an overlay tool that is voluntary in nature, meaning that the underlying base zoning designation for an individual property where the FCMU Overlay applies will remain in place. At the property owner’s discretion, a property may be developed under the existing base zoning designation or elect to apply the FCMU Overlay designation to guide the development of their property. For more information on development process and procedures, refer to Chapter 6 – Administration and Implementation. 2.3 General Plan and Zoning Designation Revisions As required by State law, municipalities are mandated to ensure their General Plan Land Use designations and Zoning designations are consistent with one another to allow for orderly development. As part of the FCMU Overlay effort, modifications to relevant properties’ General Plan Land Use designations will be required to ensure consistency with the existing Zoning designations while also allowing for property owner discretion of applying the FCMU Overlay. A brief description of these revisions are provided below for reference. For more detailed information regarding these revisions, refer to Appendix A of this document. 2.3.1 General Plan For the FCMU-C and FCMU-B zones, relevant properties will be revised to the Mixed-Use: High Density Residential/Commercial land use designation along Del Mar Avenue, San Gabriel Boulevard, Walnut Grove Avenue, Valley Boulevard, and Rosemead Boulevard. The existing Mixed-Use: High Density Residential/Commercial land use designation applied to the Temple City Boulevard area will remain going forward. 2.3.2 Zoning While no base Zoning designations are proposed to be modified as part of this FCMU Overlay effort, the existing Residential/Commercial Mixed-Use Overlay applied to the Intersection area at Temple City Boulevard will be replaced by the FCMU Overlay to minimize redundancies. In addition to this document, the FCMU Overlay regulations will also be added to the City’s Zoning Code for integration with adopted ordinances affecting development in the City (refer to Appendix A). 2.3.3 Live/Work Live/Work uses are subject to the development standards and allowable uses found within the Rosemead Municipal Code Section 17.30.210 - Live/Work, in addition to the relevant requirements found within this FCMU Overlay. 2.4 Permitted Uses The following land uses identified in Table 2-1 apply to individual properties based on the location and application of the FCMU Land Use City of Rosemead 2- 9 Table 2-1: Permitted Uses Overlay zones identified above. For ease of reference, land uses are grouped based on the general use category. Property owners, developers, and applicants should refer to Section 2.1 and Exhibits 2-2 through 2-4 to verify their property’s relevant FCMU Overlay zone. Permitted Uses FCMU-C FCMU-B Notes Residential Uses Home Occupations, including Cottage Food Operations P P Live/Work P P Refer to RMC Section 17.30.210 - Live/Work Multi-Family Dwellings (standalone)P P Multi-Family Dwellings (as part of a Mixed-Use Project)P P Residential Accessory Uses and Structures P P Single Room Occupancy CUP CUP Veteran Housing P P Small Lot Subdivision P P Supportive Housing P P Transitional Housing P P Care Uses Child care, small P P Child care, large AUP AUP Residential Care Facilities (6 or fewer)P - Residential Care Facilities (7 or more)CUP - Public and Civic Colleges and Universities -P Community Garden P P Cultural Institutions CUP CUP Educational Institution (Private)CUP CUP Park and Recreation Facilities P P Places of Religious Assembly CUP - Land Use Freeway Corridor Mixed Use Overlay (Public Review Draft) 2- 10 Permitted Uses FCMU-C FCMU-B Notes Public Utility Facilities AUP AUP Telecommunication Facilities/ Wireless Telecommunication Facilities CUP CUP Commercial Animal Grooming Services P P Automobile Car Wash/Detailing -- Automobile Sales/Rentals--New or Used -- Automobile Service Station -- Eating and Drinking Establishments: Drive Thru’s P P Drive-thru access aisles should provide sufficient space before the menu board(s) to accommodate at least five (5) waiting vehicles and at least five (5) waiting vehicles between the menu board(s) and the drive-up service window. Eating and Drinking Establishments: No Alcoholic Beverage Sales P P Eating and Drinking Establishments: With “On Sale” ABC License CUP CUP A sit-down restaurant larger than 4,000 s.f. is permitted to serve alcohol without a CUP, provided that a valid license from the CA Dept. of Alcoholic Beverage Control is obtained. See RMC 17.04.050 for definition of sit-down restaurant. Financial Services P P Food and Beverage Retail Sales P P Health/Fitness Club (small)P P Health/Fitness Club (large)AUP AUP Motel (49 or fewer guest rooms)-- Hotel (50+ guest rooms)CUP CUP Medical Office P P Office P P Personal Care, Barber and Beauty Shop P P Massage use is not permitted in any overlay zones. Personal Care, Nail Salon P P Personal Care, Beauty Health Spa/Health Centers AUP AUP Massage as an incidental use and occupying no more than 25% of the floor area. Land Use City of Rosemead 2- 11 Permitted Uses FCMU-C FCMU-B Notes Repair Service (including bicycles, excluding automotive)P P Retail Sales (General)P P Outdoor/Sidewalk Dining (accessory use to eating and drinking establishments) P P Refer to Section 3.1.4. Tutoring Services (Small)P P Tutoring Services (Large)AUP AUP Veterinary P P Accessory Height Exception for Roof Projections AUP AUP Parapet not to exceed five (5) feet in height to screen rooftop equipment and structures from public view. If the rooftop is accessible to the public (e.g., open space, recreational amenities, etc.), a five (5) foot wide landscaped planter shall be constructed along the inside perimeter of the parapet for additional screening from the public view. Projections to allow rooftop access and use amenities with maximum height of ten (10) feet (e.g., elevator housing, stairways, trellis, etc.) may be allowed by the Community Development Director subject to the approval of an AUP application. Tour Bus Parking (Hotel Only)P P Two parking spaces designed for and identified as “tour bus parking only” are required to be provided by a hotel facility. “-“ – Not Permitted AUP – Administrative Use Permit P – Permitted Use CUP – Conditional Use Permit 2.5 Development Standards The following development standards identified in Table’s 2-2 through 2-3 apply to individual properties based on the location and application of the designated FCMU Overlay zones. Property owners, developers, and applicants should refer to Section 2.1 and Exhibits 2-2 through 2-3 to verify their property’s relevant FCMU Overlay zone. Land Use Freeway Corridor Mixed Use Overlay (Public Review Draft) 2- 12 FCMU-Corridor Development Standards Notes Minimum Lot Size (excl. existing legal nonconforming lots) 10,000 s.f.For Small Lot Subdivision, see development standards on page 2-13. Minimum Density 20 du/ac Maximum Density 40-60 du/ac Maximum Floor Area Ratio 2.0 Land Use Mix Requirement for Mixed-Use 65% Residential; 35% Non-Residential 1. Up to 5% of the non-residential land use mix requirement may be satisfied by the provision of common residential laundry, mail, or other common usable space located at ground level and facing the street, as approved by the Community Development Director. 2. Deviations from the land use percentage mix up to 10% may be approved by the Director of Community Development. 3. Additional deviations from the land use percentage mix up to 20% may be allowed through the provisions of Community Benefits Program Points. Refer to pages 2-27 through 2-29. Maximum Height Mixed-Use: 65 ft. Residential: 35 ft. 1. No story requirement. Story requirements of underlying base zone does not apply. 2. Up to 5 ft. beyond the height limit is allowed for unique architectural elements as determined by the Community Development Director. Parapets (up to 5 ft. in height) may be permitted for buildings with roof access. To alleviate bulk and mass, parapets shall be set in equal to the height of the parapet or shall consist of different material from the building wall, per approval by the Community Development Director. Ground Floor - Minimum Height; - Minimum Glazing 14 ft.; 50% Residential only projects are exempt from the 14 ft. minimum ground floor height requirement. Min. Open Space Common: 150 s.f./du Private: 50 s.f./du Min. Landscaping 6% Setbacks Front Mixed-Use: 0 ft. Residential: 10 ft. min. For small lot development under 10,000 s.f., porches, stoops, or other building frontage types serving as an entry to a residential unit(s) may encroach 5 ft. into the required front setback. Table 2-2: FCMU-Corridor Development Standards Land Use City of Rosemead 2- 13 FCMU-Corridor Development Standards Notes Setbacks Cont. Side Mixed-Use: 0 ft. Residential: 5 ft. min. Side Adjacent to R-1 or R-2 Zones 10 ft. min.; A wall plane over two stories shall be setback 15 ft. min. from the property line; A wall plane over three stories shall be setback 20-ft. min. from the property line. 1. Refer to Exhibit 2-4 on page 2-13. 2. Properties located along an alley, where the alley separates said property from an adjacent R-1 or R-2 zone, are not required to comply with this requirement. Rear Mixed-Use: 20 ft. min. Residential: 20 ft. min. Rear Adjacent to R-1 or R-2 Zones 20 ft. min.; A minimum of thirty percent of the wall plane over two stories shall be setback 25 ft. from the property line; A minimum of fifty percent of the wall plane over three stories shall be setback 30 ft. from the property line. 1. Refer to Exhibit 2-5 on page 2-13. 2. Properties located along an alley, where the alley separates said property from an adjacent R-1 or R-2 zone, are not required to comply with this requirement. Small Lot Subdivision Dwelling Unit Per Lot: One (1) Minimum Lot Area: 1,250 s.f. Minimum Lot Width: 20 ft. Minimum Lot Depth: 50 ft. Minimum Lot Coverage: 70% of the small lot A1#1748-01-UR19 23 ApRil 2021 GOOD NEIGHBOR SETBACKS ADJACENT TO R-1 AND R-2 ZONES FIGURE 2-5: SIDE YARD SETBACKS ADJACENT TO R-1 AND R-2 ZONES FIGURE 2-6: REAR YARD SETBACKS ADJACENT TO R-1 AND R-2 ZONES 10-FT MIN. 5-FT MIN. 30% OF WALL PLANE 5-FT MIN.50% OF WALL PLANE 5-FT MIN.5-FT MIN. 20-FT MIN. TWO STORiES TWO STORiES THREE STORiES THREE STORiES A1#1748-01-UR19 23 ApRil 2021 GOOD NEIGHBOR SETBACKS ADJACENT TO R-1 AND R-2 ZONES FIGURE 2-5: SIDE YARD SETBACKS ADJACENT TO R-1 AND R-2 ZONES FIGURE 2-6: REAR YARD SETBACKS ADJACENT TO R-1 AND R-2 ZONES 10-FT MIN. 5-FT MIN. 30% OF WALL PLANE 5-FT MIN.50% OF WALL PLANE 5-FT MIN.5-FT MIN. 20-FT MIN. TWO STORiES TWO STORiES THREE STORiES THREE STORiES Exhibit 2-4: Side Setbacks Adjacent to R-1 and R-2 Zones Exhibit 2-5: Rear Setbacks Adjacent to R-1 and R-2 Zones Land Use Freeway Corridor Mixed Use Overlay (Public Review Draft) 2- 14 Table 2-3: FCMU-Block Development Standards FCMU-Block Development Standards Notes Minimum Lot Size excl. existing legal nonconforming lots) 30,000 s.f.For Small Lot Subdivision, see development standards on page 2-15. Minimum Density 30 du/ac Maximum Density 40-60 du/ac Maximum Floor Area Ratio 2.0 Land Use Mix Requirement for Mixed-Use 65% Residential; 35% Non-Residential 1. Up to 5% of the non-residential land use mix requirement may be satisfied by the provision of common residential laundry, mail, or other common usable space located at ground level and facing the street, as approved by the Community Development Director. 2. Deviations from the land use percentage mix up to 10% may be approved by the Director of Community Development. 3. Additional deviations from the land use percentage mix up to 20% may be allowed through the provisions of Community Benefits Program Points. Refer to pages 2-27 through 2-29. Maximum Height Mixed-Use: 65 ft. Residential: 35 ft. 1. No story requirement. Story requirements of underlying base zone does not apply. 2. Up to 5 ft. beyond the height limit is allowed for unique architectural elements as determined by the Community Development Director. Parapets (up to 5 ft. in height) may be permitted for buildings with roof access. To alleviate bulk and mass, parapets shall be set in equal to the height of the parapet or shall consist of different material from the building wall, per approval by the Community Development Director. Ground Floor - Minimum Height; - Minimum Glazing 14 ft.; 50% Residential only projects are exempt from the 14 ft. minimum ground floor height requirement. Min. Open Space Common: 150 s.f./du Private: 60 s.f./du Min. Landscaping 6% Land Use City of Rosemead 2- 15 FCMU-Block Development Standards Notes Setbacks Front Mixed-Use: 0 ft. Residential: 10 ft. For small lot development under 10,000 s.f., porches, stoops, or other building frontage types serving as an entry to a residential unit(s) may encroach 5 ft. into the required front setback. Side Mixed-Use: 0 ft. Residential: 5 ft. Side Adjacent to R-1 or R-2 Zones 10 ft. min.; A wall plane over two stories shall be setback 15 ft. min. from the property line; A wall plane over three stories shall be setback 20-ft. min. from the property line. 1. Refer to Exhibit 2-4 on page 2-13 2. Properties located along an alley, where the alley separates said property from an adjacent R-1 or R-2 zone, are not required to comply with this requirement. Rear Mixed-Use: 20 ft. min. Residential: 20 ft. min. Rear Adjacent to R-1 or R-2 Zones 20 ft. min.; A minimum of thirty percent of the wall plane over two stories shall be setback 25 ft. from the property line; A minimum of fifty percent of the wall plane over three stories shall be setback 30 ft. from the property line. 1. Refer to Exhibit 2-5 on page 2-13. 2. Properties located along an alley, where the alley separates said property from an adjacent R-1 or R-2 zone, are not required to comply with this requirement. Small Lot Subdivision Dwelling Unit Per Lot: One (1) Minimum Lot Area: 1,250 s.f. Minimum Lot Width: 20 ft. Minimum Lot Depth: 50 ft. Minimum Lot Coverage: 70% of the small lot Land Use Freeway Corridor Mixed Use Overlay (Public Review Draft) 2- 16 2.5.1 Parking Standards The following parking standards shown in Table 2-4 are applicable to all FCMU Overlay zones. Parking Standards Residential (incl. Guest) -- For residential portion, project shall provide no less than 1.0 spaces/du. Studio & One Bedroom 1 space/du 1. All stalls shall be double striped and standard sized. 2. The required parking stalls may include up to 25% of the total stalls as compact parking. 3. Required residential guest parking may be shared with the non-residential portion of a mixed-use project. 4. For small lot development under 10,000 s.f., guest parking may be reduced to 0.25 spaces/du with approval by the Director of Community Development. Two Bedroom +2 spaces/du Guest 0.5 spaces/du Live/Work Refer to RMC Section 17.30.110. Non-Residential Restaurants <2,500 s.f.1 space/400 s.f.1. All stalls shall be double striped and standard sized. 2. Other than restaurants or hotels, the required parking stalls may include up to 25% of the total stalls as compact parking. 3. For small lot development under 10,000 sf, on-street parking spaces may be counted towards the non- residential parking requirements. Only full-length on-street parking spaces along the parcel frontage will be applied. Restaurants >2,500 s.f.1 space/200 s.f. Non-Residential (no restaurant/hotel)1 space/400 s.f. Hotel 1 space/sleeping unit; plus • 1 space/50 s.f. of meeting room, exhibition space, dance hall • 1 space/300 s.f. of restaurant • 1 space/400 s.f. of all other uses Shopping Center A shopping center that has four or less tenants is parked by use. If a shopping center has more than four (4) tenants, then it is parked at the following ratios: • Up to 100,000 s.f. of floor area: 1 space/250 s.f. • Over 100,000 s.f. of floor area: 1 space/280 s.f. Driveways One-Way Two-Way Min. 14 ft., Max. 20 ft. Min. 24 ft., Max. 30 ft. For existing parcels under 10,000 s.f., driveways widths shall be governed by RMC 17.112.090. Table 2-4: Parking Standards Land Use City of Rosemead 2- 17 2.6 Design Standards The following site and building design standards identified below apply to all properties within the FCMU Overlay. SITE DESIGN 2.6.1 Access and Parking a. Vehicular access for corner lots shall be from a side street or from an alley, if feasible. b. Access to parking on interior lots shall only have one (1) vehicular access point, unless the property has more than three hundred (300) feet or more of street frontage. c. Up to 30% of required parking may be located along a public street frontage. All other required parking shall not be located between any building and public street frontage. d. Residential parking shall be separate from non-residential parking and accessed through a secure gated entrance. However, parking areas for required residential guest parking may be combined with required non-residential parking. e. On-site 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 (5) feet in-depth landscape buffer. Further, parking that is visible from the public right-of-way shall be buffered from the street, sidewalk or lot line by a minimum five (5) feet in-depth landscape buffer that includes a decorative wall no higher than three (3) feet to screen the vehicles. f. Tandem parking within allowed parking areas may be allowed with an AUP for multi- family projects and the residential component of mixed-use projects. Tandem parking is permitted for nonresidential uses. When a nonresidential use’s tandem parking is permitted, an affidavit shall be signed for the valet parking use. g. On the same premises with every building, structure or part thereof erected or occupied for manufacturing, storage, warehouse, goods display, department store, wholesale or retail market, hotel, restaurant, hospital, laundry, dry cleaning plant, or other uses similarly involving the receipt or distribution of vehicles carrying materials or merchandise, there shall be provided and maintained on the lot a minimum of one off-street or off-alley loading space for each six thousand (6,000) square feet of floor area of building for standing, loading and unloading services in order to avoid undue Land Use Freeway Corridor Mixed Use Overlay (Public Review Draft) 2- 18 interference with the public use of the streets or alleys. Required loading space may be included within the required parking space adjacent to a building. h. Parking stalls shall be striped with three-inch double lines, six inches apart. The stall width shall be measured from the center point of each double striped marking. i. Customer parking shall be a minimum dimension of nine feet wide by eighteen (18) feet deep. Parking stalls may overhang landscape planters by two feet. j. Compact car parking standards. The use of compact car parking shall be allowed only for manufacturing, industrial, commercial and office uses. The number of compact car parking stalls may consist of 25% of the total number of required parking stalls. Each compact car parking space shall be eight feet wide and sixteen (16) feet long. All stalls must be identified by painting “Compact” in each stall using letters no less than ten (10) inches in height. Support columns and/or lighting standards shall not intrude into the minimum dimensions. Compact car parking shall be, as much as is practical, grouped in a common location subject to the approval of the Community Development Director. k. Support columns and/or lighting standards shall not intrude into the minimum parking stall dimensions. Where a parking stall is located abutting a wall, column, or similar structure, the stall width shall be increased by two (2) feet. l. Design standards for handicapped parking stalls shall be provided in accordance with accepted State standards and shall be considered as part of the parking space requirements for the given facility. 2.6.2 Open Space Each type of open space has a different purpose and user; the requirements for one type of open space cannot be satisfied by another. 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 usable public open space than is required, see Section 2.7. Land Use City of Rosemead 2- 19 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 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 ten (10) feet and may incorporate any areas of the site except where it is within five (5) 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, pool equipment, or utility areas. c. Usable 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 fifteen (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 two sides, shall have a minimum width of forty (40) feet, for lots more than sixty (60) feet in width and twenty (20) feet in width for lots less than sixty (60) feet in width and shall be landscaped with a ratio of hardscape to planting not exceeding a ratio of one (1) 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 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. Land Use Freeway Corridor Mixed Use Overlay (Public Review Draft) 2- 20 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. Usable private open space must be open air, not fully enclosed with walls. Usable private open space may be enclosed with a three (3) feet high wrought iron rail, partial wall, or other complementary material as permitted by the Community Development Director. Usable private open spaces cannot be covered by a roof by more than 50% of the area; however, balconies can have up to 100% ceiling coverage. 2.6.3 Landscaping a. All landscape and irrigation plans shall comply with the requirements found in Rosemead Municipal Code (RMC) Chapter 13.08 – Water Efficient Landscapes. b. Landscape plans shall consist of a combination of trees, shrubs, and groundcover. i. Tree material shall be a minimum of fifteen (15) gallon in size and comprise a minimum of 15% of the area devoted to landscaping. ii. All shrubs shall be a minimum of five (5) gallon in size. iii. Accent plantings shall be utilized at primary site and building entries for enhance project aesthetic. 2.6.3 Walls and Fences a. A six-foot high masonry wall shall be constructed along the property line of any lot where a mixed-use development is adjacent to property zoned and/or used for residential purposes. Said wall shall be limited in height to forty-two (42) inches where it abuts the required front yard setback on an adjacent property zoned or used for residential purposes. b. All walls on a property shall complement the architectural style and design of the primary building of a development. c. Chain-link, wood, barbed wire, razor-wire, and spiked fence-types are prohibited. Land Use City of Rosemead 2- 21 2.6.4 Lighting a. A photometric survey (lighting plan) may be required at the discretion of the Community Development Director for new lighting proposed in a development. b. All developments shall have exterior lighting that provides adequate visibility at entrances, public sidewalks, open areas, and parking lots with a safe level of illumination at night. c. Exterior lighting shall be of low intensity and shielded so that light will not spill out onto surrounding properties or project above the horizontal plane. In residential/ commercial mixed-use and commercial/industrial mixed-use development, the lighting for commercial uses shall be appropriately shielded so that it does not negatively impact the on-site residential units. d. Flashing, revolving, or intermittent exterior lighting visible from any property line or street shall be prohibited, except if approved in conjunction with a public art project or as an accessory feature on a temporary basis in conjunction with a special event permit. e. Lighting shall be integrated with landscaping wherever possible. 2.6.5 Trash and Loading a. Trash and recycling areas shall comply with the relevant provisions of RMC Section 17.32.050. b. Where loading areas are proposed on-site, they shall be clearly marked and identifiable. 2.6.7 Mechanical Equipment, Loading Zones, and Service Area Screening a. Wall-mounted equipment shall be flush with the exterior building walls and painted to match the color of the exterior of the building and screened from the view of any public right-of-way. Window-mounted air conditioners or exterior-mounted fans shall be prohibited. b. Ground-mounted and pad-mounted mechanical or utility equipment and other such similar equipment shall be screened from view from all public rights-of-way and adjacent properties by architectural building features, fencing or landscaping. Land Use Freeway Corridor Mixed Use Overlay (Public Review Draft) 2- 22 c. Rooftops should be designed in a way that acknowledges their visibility from other buildings and the street. Equipment shall be screened on all four sides from both the street and neighboring buildings using parapets or similar architectural features and from the top where visible from an adjacent building of greater height. d. Service and loading zones where visible from public streets and views from neighboring buildings and properties shall be screened by the use of decorative walls and/or dense landscaping that will serve as both a visual and a noise barrier. 2.6.8 Noise a. To minimize noise disturbance, mechanical equipment shall be insulated and shall be setback a minimum of four (4) feet from any adjacent property zoned or used for residential purposes. b. Residential portions of a mixed-use project shall be designed to limit the interior noise of the non-residential portions of the project. Design interventions to limit interior noise may include but are not limited to building orientation, double paned windows, enhanced wall and ceiling insulation, and/or orientation and insulation of vents, among others. 2.6.9 Signs a. A uniform sign program shall be approved by the Planning Division for each development. b. Permitted sign types shall be limited to wall, window, awning, and monument signs and shall not be located above the first floor. c. Building-mounted signs, including wall, window, and awning, shall not exceed a cumulative total of one square foot of area per one lineal foot of building frontage of each business. d. A monument sign shall be used only to identify multiple businesses in the commercial portion of a mixed-use development based on the following criteria: i. One-third (1/3) square foot of monument sign area per one (1) lineal foot of lot frontage with a maximum of fifty (50) square feet. ii. The entire sign structure shall be considered as sign area. iii. The sign copy area shall not exceed 60% of the background wall area. iv. All monument signs shall contain only the name of the development and/or the names of the businesses. Land Use City of Rosemead 2- 23 v. Monument signs shall not encroach into any required landscaped setback area when abutting open areas or encroach more than one-half the required landscaped setback area when located in front of a building. vi. Sign copy shall be back lit or indirectly lit. vii. The background wall of the monument sign shall not exceed six feet in height. viii. A maximum of one (1) sign per development. ix. The monument sign shall be setback a minimum of three feet from the property line at a location where the building is setback a minimum of ten (10) feet. e. For a list of prohibited sign types within the FCMU Overlay, refer to RMC 17.116.050. BUILDING DESIGN 2.6.10 Good Neighbor a. Buildings shall be designed to maximize privacy of adjacent R-1 and R-2 zoned properties through appropriate placement of windows, doors, decks, roof decks, and balconies. b. Windows shall be located so that sight lines maximize privacy on adjacent R-1 and R-2 zoned properties. Translucent/obscured glass or windows with higher sills may be utilized to allow for interior illumination while maintaining privacy. c. Upper-story decks, roof decks, and balconies shall be oriented towards the street to minimize privacy concerns on R-1 and R-2 zoned properties. d. Tall, fast-growing, and evergreen vegetation shall be utilized along the property lines of R-1 and R-2 zones. 2.6.11 Land Use Mix a. Where a project proposes a variety of uses within a single project, non-residential uses shall be provided at ground level facing the street. b. Residential units in a mixed-use project are not permitted at ground level facing a street. c. Live/work uses, whether standalone or as part of a mixed-use project, are allowed at ground level facing the street or facing an on-site street, provided they maintain a commercial aesthetic. Land Use Freeway Corridor Mixed Use Overlay (Public Review Draft) 2- 24 2.6.12 Massing a. Variations in projecting and recessed wall and roof planes shall be provided to break- up the massing of a building. Surface detailing does not substitute for adequate massing. b. Wall planes shall not continue for more than fifty (50) feet without a minimum offset of two (2) feet. c. The mass and bulk of new buildings shall relate to and/or transition from existing buildings. d. Infill buildings that may be wider than existing facades, shall be broken down to provide the appearance of a series of structural bays. 2.6.13 Articulation a. Building design shall incorporate 360-degree architecture, which is includes similar massing, roof forms, wall planes, and detailing on all building elevations. b. Architectural elements that add visual interest, scale, and character shall be provided. Architectural elements include but are not limited to balconies, awnings, shutters, window/door detailing, trellises, among other potential design interventions. c. Use of a minimum of two high-quality materials like smooth finish stucco, brick, wood, metal, and stone are encouraged. d. Anti-graffiti paint or coatings shall be used on street facing facades of primary buildings and accessory structures for the first two stories. 2.6.14 Roofs a. Buildings with flat or low-pitched roofs shall incorporate parapets or other architectural elements to break up long horizontal rooflines. b. Hipped or gabled roofs covering an entire building are preferred to mansard roofs and segments of pitched roofs applied at the building edge. c. Parapets shall be well detailed, be three-dimensional, and of substantial size to complement the building design. Parapets shall include a minimum of one of the following elements: pre-cast elements, continuous banding or projecting cornice, dentils, caps, corner details, or variety in pitch (sculpted). Land Use City of Rosemead 2- 25 d. Penthouses, parapets, stair and elevator enclosures, and air conditioning units and other mechanical equipment shall be fully integrated into the overall architectural design of the building and/or 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 and residentially zoned properties. 2.6.15 Windows and Doors a. Windows and doors shall be selected to complement the selected architectural style. b. Windows shall be articulated with accent trim, sills, shutters, and/or other elements appropriate to the architectural style of the building. c. Where appropriate to the architectural style, windows shall be setback into walls to create distinct patterns of shade and shadow. d. The street-level building frontage shall continue for no more than twenty (20) feet without windows, entrances, or other architectural detailing. e. A minimum of 50% of the ground floor façade facing any street to a height of eight (8) feet shall be visually transparent into the building. f. Anti-graffiti glass or film shall be used on street facing windows and doors of primary buildings and accessory structures for the first two stories. 2.6.16 Entrances a. Primary entries shall be clearly identifiable through the use of enhanced design elements, which shall include a minimum of two of the following: materials/colors, window/door type, awning, signage, among other possible design interventions. b. Where multiple uses are proposed within a building, separate and secure ground floor access entries shall be provided for each use, with entry design differentiated between the residential and nonresidential uses c. Ground floor design shall be high-quality and pedestrian-oriented. 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. Details may 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/or integral signs and sign boards. Land Use Freeway Corridor Mixed Use Overlay (Public Review Draft) 2- 26 d. Storefronts and usable nonresidential space shall be located along the required ground floor street frontages of buildings and shall have a minimum usable depth of forty (40) feet along 60% of the length of the building frontage and shall in no case be less than twenty (20) feet in depth. For small lots under 10,000 square feet, storefronts and usable nonresidential space shall be located along the required ground floor street frontages of buildings and shall have a minimum usable depth of thirty (30) feet along 60% of the length of the building frontage and shall in no case be less than fifteen (15) feet in depth. At a corner lot where storefronts and nonresidential uses are proposed, storefronts and nonresidential spaces shall turn and wrap around the corner for a minimum length of twenty (20) feet. e. Upward rolling, side folding, or movable 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 movable 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; the grill work, regardless of installation method, shall be at least 80% open to perpendicular view. Fixed decorative grillwork and railings are allowed at the ground floor and shall be at least 80% open to perpendicular view. 2.6.17 On-Site Facilities a. A private and secure storage space shall be provided for each dwelling unit within a development. Location of required storage space is preferred within the unit, however, may be located outside of a unit. If required storage space is located outside the unit, it must be accessible from a common hallway, private balcony/ patio, or in a garage. Storage shall be fully enclosed and not visible. 2.6.18 Encroachments a. No part of a structure, permanent attachment, and/or other similar architectural feature may extend into a required yard or minimum distance between buildings for more than two feet. b. No part of a structure, permanent attachment, and/or other similar architectural feature may extend into the public right-of-way without approval of an Encroachment Permit by the Public Works Department. Land Use City of Rosemead 2- 27 2.7 Community Benefits Program The FCMU Overlay provides optional opportunities for increased development intensity concurrent with the delivery of public improvements or other community benefits to satisfy the increased demand for public amenities that come with mixed-use developments. The FCMU Overlay Community Benefits Program is applicable to all properties within the FCMU Overlay. Each zone in the FCMU has development standards detailing the permitted floor area ratio and dwelling units per acre allowed by right. A developer or property owner can increase the floor area ratio and dwelling units per acre allowed by right in each zone, subject to the delivery of community benefits by the developer or property owner. 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 FCMU Overlay Community Benefit Program is based on a point system. Each community benefit type is assigned a number of points, as described in Table 2-5. A project may earn points from a single, or multiple categories, depending on the applicant’s preference. The number of points received is then translated into increased floor area ratio and/or dwelling units per acre. The increases vary by land use type, as shown in Table 2-6. City staff will be responsible for determining points awarded to an applicant when community benefits are provided and an increase in development intensity is requested. Refer to Chapter 5, Section 5.1.5 – Community Benefits Program for administration and findings requirements. Land Use Freeway Corridor Mixed Use Overlay (Public Review Draft) 2- 28 Community Benefits Program Type of Benefit Provided Maximum Points Basis for Calculating Points Lot Consolidation 25 Consolidation of small or undersized properties. For every one or more parcels that are consolidated into a single parcel and recorded with the City, 25 points will be awarded. Public Open Spaces 40 For 10% or more of the site area, the public open space(s) provided is landscaped, provides shade trees, seating areas, bicycle racks, trash receptacles, and/or other amenities. Public open spaces to be located at street level and accessible to the public and may be in the form of plaza, park, courtyard, or paseo. Public Art 30 Inclusion of art/cultural spaces or uses within development projects. Must equal 5% of the construction value of the project. Family Friendly Development 20 Provide more than 10% of total housing units as three bedrooms or larger. Non-Residential Component of Mixed-Use 20 Average commercial tenant size spaces of 2,000 square feet or more to provide national or regional tenant opportunities. The project will receive a 5% increase in residential to make the split 70% residential to 30% commercial. Public Parking 30 Publicly accessible parking spaces provided in excess of minimum on-site required parking. For every 1 standard parking space marked for public use and made permanently available, 2 points will be awarded. Sustainable Design 20 Building achieves CALGreen Tier 1, or equivalent certification. Veteran Housing 25 Provision of deed-restricted housing units within a development, whether for sale or for rent, that are made available to Veterans at the moderate-income level or below, as defined by the U.S. Dept. of Housing and Urban Development. For every Veteran’s unit provided, 25 points will be awarded. Table 2-5: Community Benefits Program Land Use City of Rosemead 2- 29 Maximum FAR or Density Permitted with the Provision of Community Benefits Points Earned All FCMU Zones Commercial Land Use Mixed-Use/Residential Land Use FAR FAR Density 0 0.35 2.00 60 1-20 0.60 3.00 67 21-40 0.60 3.00 74 41-60 0.60 3.00 81 61-80 0.60 3.00 88 81-100 0.60 3.00 95 Table 2-6: Community Benefits Program Points Note: Community Benefits Program Points totaling 21 points and above may be applied for additional flexibility in the land use percentage mix up to 20%. 2.8 Density Bonus As provided by SB 1818 – State Density Bonus Law and outlined locally for implementation in RMC Chapter 17.84 – Density Bonus, applicants may choose to apply for a density bonus as part of a project proposal within FCMU Overlay designated zones, so long as the residential or mixed-use development includes five or more dwelling units. As noted in the RMC 17.84, projects requesting density bonuses, concessions, and/or incentives are required to be approved by the City Council and subject to the provisions of RMC Section 17.84.140 and other applicable requirements of the RMC. Applicants interested in pursuing a density bonus as part of their project should refer to the relevant requirements outlined in RMC Chapter 17.84. If a density bonus under SB 1818 is granted, density or intensity bonus associated with the provision of Community Benefits will not be granted. This page left intentionally blank. Freeway Corridor Mixed Use Overlay (Public Review Draft) 3 Urban Design Urban Design 3-2 Freeway Corridor Mixed Use Overlay (Public Review Draft) 3.1 Public Realm The public realm refers to the area from the back of the curb to the face of a building. The following design standards have been provided to guide the design of the public realm in support of providing an enhanced and enjoyable public realm for residents, visitors and the community at-large. 3.1.1 Sidewalks An interconnected sidewalk network provides safe and convenient access for use by pedestrians, while also providing opportunities for the provision of pedestrian amenities. The following sidewalk requirements are applicable to all projects within the FCMU Overlay. a. The building setback shall be twelve (12) feet, as measured from the curb face, and shall be in the form of both existing right-of-way and/or a recorded pedestrian access and utility easement. b. The building setback area shall include a minimum seven (7) foot-wide detached sidewalk (clear zone) and a minimum five (5) foot wide parkway (amenity zone) adjacent to all public streets. The amenity zone shall be located between the curb face and the clear zone. The clear zone shall be located between the building and the amenity zone. Existing Public Realm conditions along Valley Boulevard (2021). 3 -3 Urban Design City of Rosemead c. The clear zone shall be unobstructed by any permanent element for a minimum width of seven feet and a minimum height of eight (8) feet. However, outdoor/sidewalk dining, a non permanent element, may be allowed as outlined in Section 3.1.4. d. The amenity zone may include street trees, landscaping, public signs, public art, street lighting, street furniture, and/or other pedestrian-oriented amenities. 3.1.2 Street Trees Street trees provide a consistent character along roadways, providing both functional and aesthetic attributes to the built environment. The following street tree requirements are applicable to all projects within the FCMU Overlay. a. Street trees shall be selected based upon the prevailing street trees existing along the primary public roadway adjacent to a project site. Applicant should consult the City’s Urban Forester to assist in determining the most appropriate street trees for a given project location. b. The parkway (amenity zone) shall be planted with street trees at an average spacing not greater than thirty (30) feet on center. c. Where mature trees are proposed to be removed as part of a project proposal, removal shall be subject to review and approval by the City’s Urban Forester. Mature trees that are approved for removal shall be replaced as part of a project with a new tree that has at least a twenty-four (24) inch box and is consistent with the species to be removed and/or as may be approved by the City’s Urban Forester. 3.1.3 Streetscape Furnishings Streetscape furnishings enliven the public realm and facilitate the creation of a “community living room”. Streetscape furnishings include but are not limited to benches, trash cans, bicycle racks, public art, planters, tree grates, among others. a. All streetscape furnishings proposed shall be reviewed and approved by the Public Works Department for durability of materials and ease of maintenance. b. Design and selection of streetscape furnishings shall consider the safety, security, convenience, and comfort of the user. c. Materials and colors of streetscape furnishing shall be selected to create a consistent and coherent aesthetic. Where streetscape furnishings have been recently installed adjacent to a proposed development, said development shall match the streetscape furnishings palette for consistency. Urban Design Freeway Corridor Mixed Use Overlay (Public Review Draft) 3-4 d. Benches and trash receptacles shall be placed at an interval of 200-feet along primary street frontages. e. All streetscape furnishings shall be securely anchored to the ground and a graffiti- resistant coating applied to ensure longevity of installations. f. Where appropriate, streetscape furnishings shall be ground together to facilitate more efficient use of parkway space. 3.1.4 Outdoor/Sidewalk Dining Outdoor/sidewalk dining promotes pedestrian activity and vibrancy of mixed-use areas and is encouraged within the FCMU Overlay area. Location a. Outdoor/sidewalk dining, where permitted, may be located on the public right- of-way adjacent to the restaurant serving the outdoor/sidewalk dining. Approval for outdoor/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 outdoor/sidewalk dining shall leave clear space for pedestrian movement between the outer edge of the dining and the curb line. Outdoor/sidewalk dining located at street intersections shall provide a fifteen (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. c. No outdoor/sidewalk dining shall be located within fifteen (15) feet of a bus stop or bus shelter. Physical Design Requirements a. All furnishings of outdoor/sidewalk dining including, but not limited to, tables, chairs and decorative accessories, shall be readily movable. b. No part of outdoor/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 an outdoor/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. Urban Design City of Rosemead 3 -5 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. Outdoor/sidewalk dining shall not be arranged so as to restrict the use of emergency exits, fire escapes 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 heating or misting equipment may be used only where space permits. h. 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. i. Awnings shall be kept in good repair. j. Seating and accessories and other components of the outdoor/sidewalk dining shall be maintained in a neat and safe manner. k. The height of a railing, fence, or planter (including plantings) used to establish boundaries of seating areas shall be at least twenty-four (24) inches in height but not higher than thirty-six (36) inches. Planters and/or plantings shall be maintained in a neat and orderly manner and shall not encroach past the approved outdoor/ sidewalk dining area. l. Plank-style picnic tables with bench seating are not permitted. Dining Operation Requirements a. Outdoor/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 outdoor/sidewalk dining area and the immediate surroundings of such area each day after the eating and drinking establishment closes. c. Outdoor/sidewalk dining shall not operate earlier than 8:00 a.m. or later than 12:00 a.m. (midnight). Urban Design Freeway Corridor Mixed Use Overlay (Public Review Draft) 3-6 d. If alcoholic beverages are permitted in the outdoor/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. 3.2 Private Realm The private realm refers to privately owned property. The following private realm design standards have been provided to guide the design of projects in furthering the character of and in support of the public realm. 3.2.1 Corner Lot The following applies to properties located at key intersection locations within the FCMU Overlay. a. Building architecture at intersection corners, where both streets have four lanes or more, shall receive special treatment to enhance the pedestrian experience and create visual interest within the built environment. Special treatments may include, but are not limited to, building cut-offs, corner entrances, tower elements, decorative landscaping, enhanced hardscape, and/or other design interventions. b. Buildings on corner lots shall address both streets with an equal level of architectural detail. Urban Design City of Rosemead 3 -7 This page left intentionally blank. This page left intentionally blank. Freeway Corridor Mixed Use Overlay (Public Review Draft) 4 Infrastructure and Public Facilities and Services 4 -2 Freeway Corridor Mixed Use Overlay (Public Review Draft) Infrastructure and Public Utilities and Services 4.1 Infrastructure The following section provides high-level information related to infrastructure within the FCMU Overlay. Relevant infrastructure systems include sewer, storm drain, water, utilities, and solid waste and recycling. 4.1.1 Sewer Sewer service within the City is provided by the Consolidated Sewer Maintenance District of Los Angeles. The infrastructure is maintained by the Los Angeles County Department of Public Works. As part of future development proposals, property owners, developers, and applicants will need to coordinate with the City and the Los Angeles County Department of Public Works to ensure adequate sewer capacity is available to support the project and to determine relevant development fees. Existing infrastructure and public facilities in the City (2021). 4-3City of Rosemead Infrastructure and Public Utilities and Services 4.1.2 Storm Drain Storm drain service within the City is provided by the Los Angeles County Flood Control District. The infrastructure is maintained by the City of Rosemead or the Los Angeles County Flood Control District based on a property’s location within the City. As part of future development proposals, property owners, developers, and applicants will need to coordinate with the City and the Los Angeles County Flood Control District to ensure adequate storm drain capacity is available to support the project and to determine relevant development fees. 4.1.3 Water Water service within the City is provided by and the infrastructure maintained by a variety of individual water companies. These water companies include Golden State Water Company, San Gabriel County Water District, San Gabriel Valley Water District, California American Water Company, and Amarillo Mutual Water Company. As part of future development proposals, property owners, developers, and applicants will need to coordinate with the City and the appropriate water service provider to ensure adequate water capacity is available to support the project and to determine relevant development fees. Applicant should request the water service provider map, which identifies the geographic service areas for all water providers operating in the City, to assist in identifying their property’s water service provider. 4.1.4 Utilities Electrical Power service within the City is owned, operated, and maintained by Southern California Edison. Existing power lines supporting the FCMU Overlay identified properties include both overhead and underground facilities. As part of future development proposals, property owners, developers, and applicants will need to coordinate with the City and Southern California Edison to ensure adequate electrical capacity is available to support the project and to determine relevant development fees. Gas Gas service within the City is owned, operated, and maintained by the Southern California Gas Company. As part of future development proposals, property owners, developers, and applicants will need to coordinate with the City and the Southern California Gas Company to ensure adequate gas capacity is available to support the project and to determine relevant development fees. Infrastructure and Public Utilities and Services Freeway Corridor Mixed Use Overlay (Public Review Draft) 4 -4 4.1.5 Solid Waste and Recycling Solid waste and recycling services within the City are provided by Republic Services. As part of future development proposals, property owners, developers, and applicants will need to coordinate with the City and Republic Services to ensure adequate solid waste and recycling capacity is available to support the project and to determine relevant development fees. 4.2 Public Facilities and Services The following section provides high-level information related to public facilities and services within FCMU Overlay area. Relevant public facilities and services include parks, schools, public transit, and public safety. 4.2.1 Parks The City of Rosemead Parks and Recreation Department oversees the City’s six small neighborhood parks, two large community parks, and a sports complex. The Parks and Recreation Department also offers a wide range of services and activities targeted to local residents. As part of future development proposals, property owners, developers, and applicants will need to coordinate with the City to determine relevant development impact fees. 4.2.2 Schools There are four school districts that provide education to students who reside in the City and the surrounding cities of El Monte, San Gabriel, Temple City, Monterey Park, and unincorporated areas of South San Gabriel. These include the Rosemead School District, Garvey School District, El Monte Union High School District, and Alhambra Unified School District. The Rosemead School District and Garvey School District provide transitional kindergarten through eighth grade education, while El Monte Union High School District and Alhambra Unified School District provide ninth through twelfth grade education. As part of future development proposals, property owners, developers, and applicants will need to coordinate with the appropriate school district to determine relevant development fees. 4.2.3 Public Transit METRO METRO is the primary public transit provider operating within the City, providing broader service to larger regional transfer facilities, such as the El Monte Regional Bus Transfer Station, and other destination in the San Gabriel Valley. METRO bus lines service all and/or portions of primary roadways adjacent to the FCMU Overlay with Local, Limited, or Express service, which includes locations on Del Mar Avenue, San Gabriel Boulevard, Walnut Grove Avenue, Valley Boulevard, Rosemead Boulevard, and Temple City Boulevard. Infrastructure and Public Utilities and Services City of Rosemead 4-5 As part of future development proposals, property owners, developers, and applicants will need to coordinate with METRO to determine relevant development fees. Other Public Transit Providers Other local public transit providers operating with the City include the Rosemead Explorer and the Montebello Bus Lines. The Rosemead Explorer operates on a fixed-route system within the City, while also providing Dial-a-Ride service. Fixed routes are currently located on all and/or portions of primary roadways adjacent to the FCMU Overlay area, including Del Mar Avenue, San Gabriel Boulevard, Hellman Avenue, Walnut Grove Avenue, Valley Boulevard, Temple City Boulevard, and Rosemead Boulevard. The Montebello Bus Lines currently operates Line 20 along San Gabriel Boulevard for weekday and weekend service. 4.2.4 Public Safety Fire Services Fire services for the City are provided by the County of Los Angeles Fire Department out of two stations located within the City – Fire Station #4 and Fire Station #42. Fire Station #4 is located on San Gabriel Boulevard south of Garvey Avenue and Fire Station #42 is located on Valley Boulevard east of Rosemead Boulevard. As part of future development proposals, property owners, developers, and applicants will need to coordinate with the County of Los Angeles Fire Department to ensure Fire Code design requirements are met and to determine relevant development fees. Police Services Police services for the City are provided by the Los Angeles County Sheriff’s Department out of their Temple City Station. The Temple City Station is located on Las Tunas Drive, west of Rosemead Boulevard. This page left intentionally blank. Freeway Corridor Mixed Use Overlay (Public Review Draft) 5 Administration and Implementation Administration and Implementation Freeway Corridor Mixed Use Overlay (Public Review Draft) 5-2 5.1 Administration This section describes the FCMU Overlay authority, processing requirements, and administrative procedures required for amendments and/or modifications to the FCMU Overlay. 5.1.1 Authority The FCMU Overlay has been adopted pursuant to Article XI, of the Constitution of the State and in compliance with the requirements of Government Code Title 7, Planning and Zoning Law. 5.1.2 Purpose and Applicability The purpose of this section is to establish the FCMU Overlay that provides for one or more properties to be developed under a plan that provides for better coordinated development and incorporates development standards crafted to facilitate the development of mixed- use and standalone residential projects. City hall (2021). 5-3 Administration and Implementation City of Rosemead The FCMU is an overlay zone that applies to all use and development of properties within the boundaries of the FCMU Overlay. It may be applied to existing zoning districts, as designated in the General Plan. Land classified in the FCMU Overlay shall also be classified in another zone. When such a district is established, the FCMU Overlay shall be shown as an overlay to the underlying districts by the designation of FCMU Overlay on the City’s Zoning Map. 5.1.3 Processing Requirements Proposed developments within the FCMU Overlay will be reviewed pursuant to established development review processes within the City’s Municipal Code. In addition, proposed developments will be required to adhere the City’s Municipal Code regulations and processes for other types of discretionary review, such as those for variances, subdivisions, etc., as may be applicable. The following requirements outline the process for submitting an application under the FCMU Overlay. a. Project’s shall follow the permitting requirements outlined in RMC Chapter 17.136 – Site Plan and Design Review. b. Unless a discretionary use is proposed as part of a project, as noted in Chapter 2, Section 4, projects shall be processed according to 17.136.030.B – Administrative Staff Review. 5.1.4 Permitted Land Uses The Community Development Director, or designee, may determine that a proposed use that is not specifically listed in Table 2-1 herein is in keeping with the vision and intent for the FCMU Overlay and therefore may be allowed if it meets all of the following criteria: a. The characteristics of and activities associated with the proposed use is similar to one or more of the permitted uses in the Table 2-1, and will not involve substantially greater intensity than the other uses permitted within the FCMU Overlay; b. The proposed use will be consistent with the purpose and intent of the FCMU Overlay; c. The proposed use will be compatible with the other uses listed for the FCMU Overlay. 5.1.5 Community Benefits Program Chapter 2, Section 2.7 – Community Benefits Program outlines opportunities for applicants to increase development intensity concurrent with the delivery of public improvements or other community benefits to satisfy the increased demand for public amenities that come with mixed- use developments. When community benefits are proposed to be included as part of a project proposal and an increase in development intensity is requested, City staff shall prepare administrative findings that validate and quantify the amount Administration and Implementation Freeway Corridor Mixed Use Overlay (Public Review Draft) 5-4 of community benefits proposed and subsequently the increase in development intensity allowed. Findings shall also address that the community benefits proposed are consistent with community goals, as envisioned in this FCMU Overlay and in the General Plan. 5.1.6 Amendments RMC Chapter 17.152 establishes the amendment procedure to provide a uniform process for the amendment of the City’s Zoning Code and Zoning Map, which would include the FCMU Overlay. Amendments may consist of textual amendments including changes in applicable procedures or applicable standards or regulations; or zone changes, including changes in the zoning designation or boundaries of overlay zones established on the City’s official Zoning Map. 5.2 Implementation This section outlines implementation for the FCMU Overlay areas. Implementation is envisioned to occur through private developments proposed over time and in collaboration and partnership with the City. 5.2.1 How an Overlay Zone can Attract Private Investment and Provide Public Benefits An effective Overlay Zone typically involves both the public and private sectors. Broadly speaking, the ways in which a municipality can facilitate private development includes: a. Creating a “conducive development environment” that is consistent with market demand for various land uses. This may include the following type of actions: i. Zoning, development standards, etc. that are responsive to market needs. ii. Information about concepts, intent, etc. of the Overlay Zone to prospective investors/tenants. b. Providing focused development support to area businesses, property owners, and key development projects. This could involve the following type of initiatives: i. Financially structuring shared infrastructure improvements that increase the productivity of an area, in ways that are advantageous to development. ii. Investing in specific infrastructure improvements in the Overlay Zone area through CIP processes. 5.2.2 Attracting Private Investment - City’s Role and Tools The following key issues were addressed by the City within the FCMU Overlay Zone in response to stakeholder input and market conditions in the San Gabriel Valley. a. Allowable densities have been revised to facilitate market-driven redevelopment of selected parcels given the land values in the Overlay Zone area. b. Zoning flexibility has been provided to develop desirable land uses for which the future market is uncertain. Administration and Implementation City of Rosemead 5-5 This page left intentionally blank. This page left intentionally blank. Freeway Corridor Mixed Use Overlay (Public Review Draft) Appendix Appendix A-2 Freeway Corridor Mixed Use Overlay (Public Review Draft) Appendix A: General Plan, Zoning Code, and Map Amendments 1. General Plan Text Modifications 2. Revised City General Plan Land Use Map with Mixed-Use Designations 3. Zoning Code Text Modifications 4. Revised City Zoning Map with addition of FCMU Overlay A-3 Appendix City of Rosemead This page left intentionally blank. L A N D U S E Mixed-Use Categories Rosemead has established three Mixed-Use categories to provide options for innovative approaches to land use and development. These categories allow for a mix of land uses in the same building, on the same parcel of land, or side by side within the same area. Such complementary use stimulates business activity, encourages pedestrian patronage, and provides a broader range of options to property owners to facilitate the preservation, re-use and redevelopment of structures. Mixed-Use Residential/Commercial Generally mixed-use development performs best when it is located near other mixed-use development. This configuration gives the residents more retail and office choices located and designed for pedestrian activity. Similarly, business may prefer to locate near each other to gain the synergistic benefits of serving the same clientele. As such, the mixed-use designations are located in such a manner to maximize or capitalize on that synergy. The Mixed-Use Residential/Commercial category allows vertically or horizontally mixed commercial, office, and residential uses, with an emphasis on retail uses along the ground floor. Pedestrian connections among the uses, and as appropriate to surrounding neighborhoods, should be provided. The Mixed-Use designation will allow for mixed use and commercial infill development. Further, parcels may be assembled and consolidated to create larger, integrated development sites. All mixed-use projects are also subject to review and compliance with the City’s adopted mixed-use design guidelines. This designation applies to areas of Rosemead with historically less intensive commercial and office development. The Mixed- Use Residential/Commercial category is located on Valley Boulevard between Muscatel Avenue and Valley Boulevard, and on Garvey Avenue between Charlotte Avenue and Walnut Grove Avenue. Residential densities are limited to a maximum of 25 to 30 units per acre. For stand-alone commercial use and integrated mixed-use projects, the maximum permitted FAR is 1.6:1. The typical population density is approximately 119 persons per acre. Office Development P A G E 2 - 1 5 JULY 23, 2 0 2 1 L A N D U S E Mixed-Use High Density Residential/Commercial Similar to the Mixed-Use Residential/Commercial category, the Mixed-Use High Density Residential/Commercial category permits vertically or horizontally mixed-use commercial, office, and residential uses, but greater residential densities are permitted and encouraged. Retail uses shall be emphasized along the ground floor of street frontages, and pedestrian connections among the uses and surrounding neighborhoods should be provided. This designation applies to the eastern end of Valley Boulevard and south of Garvey Avenue, just west of the eastern boundary, and portions of Del Mar Avenue, San Gabriel Boulevard, and Hellman Avenue south of Interstate 10, and Rosemead Boulevard and Valley Boulevard north of Interstate 10, as shown on the Land Use Policy Map. Residential densities are limited to a maximum of 36 to 60 units per acre. For stand-alone commercial use and integrated mixed-use projects, the maximum permitted FAR is 2:1. The typical population density is approximately 191 persons per acre. Mixed-Use Industrial/Commercial The Mixed-Use Industrial/Commercial category accommodates light industry, research and development, and office uses. The emphasis is on businesses that provide career-oriented and trade jobs. Commercial uses should be limited to those that support the primary industrial and office uses. Areas designated for Mixed-Use Industrial/Commercial are limited to properties along San Gabriel Boulevard south of Hellman Avenue to Park Street, along San Gabriel Avenue south of the SCE easement to Rush Street, and on Garvey Avenue from Walnut Grove to Muscatel Avenue (south side of Garvey Avenue) or City limit (north side of Garvey Avenue). The maximum FAR is 2.5:1. Site design shall take into consideration any adjacent residential neighborhoods with regard to parking lot entrances, location of parking and loading facilities, building massing, and lighting. P A G E 2 - 1 6 JULY 23, 2 0 2 1 L A N D U S E Table 2-5 General Plan and Zoning Ordinance Consistency General Plan Land Use Category (a) Corresponding Zone Districts (b) LDR Low Density Residential R-1 P-D MDR Medium Density Residential R-2 P-D FCMUO HDR High Density Residential R-3 P-D P-O D-O FCMUO C Commercial C-1 C-3 CBD P-D P D-O FCMUO HIC High Intensity Commercial C-4 FCMUO MRC Mixed-Use Residential/Commercial CBD RC-MUDO P-D P D-O C-3 FCMUO MHRC Mixed-Use High Density Residential/Commercial CBD RC-MUDO P-D P D-O C-3 FCMUO MIC Mixed-Use Industrial/Commercial P-D P C-3 D-O M-1 OLI Office/Light Industrial C-3 P-O M-1 P-D D-O PF Public Facilities All Zones OS Open Space/Natural Resources O-S CEM Cemetery O-S Notes: a) This table compares the General Plan land use categories with the zoning districts and overlay districts. It is anticipated that the Zoning Ordinance will be updated and these zoning districts, shown here, may be changed. b) Zone Districts: R-1: Single Family Residential R-2: Medium Multi-Density Residential R-3: Medium Multiple Residential C-1: Neighborhood Commercial C-3: Medium Commercial C-4: Regional Commercial CBD: Central Business District P-O: Professional Office M-1: Light Manufacturing RC-MUDO: Residential/Commercial Mixed-Use Development Overlay FCMUO: Freeway Corridor Mixed-Use Overlay CI-M: Commercial/Industrial Mixed OS: Open Space P-D: Planned Development D-O: Design Overlay P A G E 2 - 2 5 JULY 23, 2 0 2 1 L A N D U S E Action 2.1 Prepare a specific plan, development standards, and/or design guidelines to plan for future development and for both private and public realm design features in the High Intensity Commercial areas. Action 2.2 Create incentive programs to encourage the renovation and rehabilitation of older commercial areas. Action 2.3 Prepare a specific plan, design guidelines, and/or development standards to plan for existing development’s revitalziation and for future development and to plan for both private and public realm design features in the Mixed- Use area located on Valley Boulevard between Walnut Grove and Rosemead Boulevard. Action 2.4 Implement the Rosemead Downtown Vision Plan or other urban design plans, if adopted by the City Council, for new projects and the rehabilitation and revitalization of existing development on Valley Boulevard. Action 2.5 Prepare development standards encouraging the inclusion of public plazas and spaces in new and existing commercial areas. Action 2.6 Develop a marketing program that identifies needed commercial goods and services; actively pursue such businesses to locate within existing commercial and new mixed-use areas. Goal 3 Creation of vibrant, attractive mixed-use development Action 3.1 Encourage, whenever appropriate, land use conversion from marginal commercial, industrial or residential uses to mixed-use development along major arterials in areas of the City designated for Mixed-Use Residential/Commercial. Mixed-use development of this type should be encouraged when a proposal will result in the following:  The assembling of existing lots;  A reduction of the number of access points or “curb cuts” along an arterial;  No negative impact on surrounding land uses. P A G E 2 - 3 0 JULY 23, 2 0 2 1 L A N D U S E Criteria for evaluating a proposal within these guidelines could include:  Conformance to Residential/Commercial Mixed-Use Overlay and Freeway Corridor Mixed-Use Overlay development standards and adopted Mixed-Use Design Guidelines. Action 3.2 Require an integrally-colored decorative six foot tall CMU block wall, landscaped buffers with mature landscaping, and/or a vine-covered wall, on those sides abutting a residentially zoned area. Agreements between property owners should be encouraged whereby the applicant installs the wall and/or landscaping and the adjacent property owner maintains it because the wall is on their property. The landscaped buffer strip will have a minimum width of three feet between the property line wall and adjacent property. Action 3.3 Encourage land use conversions to commercial uses, particularly along major arterials, only when a proposal:  Assembles contiguous lots;  Limits the number of curb cuts along major arterials;  Provides adequate on-site parking and on- site circulation;  Operates in conformance with the City’s Noise Ordinance and other applicable environmental regulations; and  Will not negatively impact surrounding land uses. Action 3.4 Whenever and wherever possible, encourage the grouping of certain types of commercial activities that would benefit from this type of a development. Action 3.5 To maximize commercial synergy and to minimize the development of small, stand alone commercial buildings, such as mini-malls, direct new commercial development smaller than 5,000 square feet of gross floor area to shopping centers with a combined floor area of at least 15,000 square feet. This implementation action shall not preclude the development of or P A G E 2 - 3 1 JULY 23, 2 0 2 1 Chapter 17.28 OVERLAY ZONES        Rosemead, California, Code of Ordinances   (Supp. No. 33, 12‐20)    Page 1 of 37  Chapter 17.28 OVERLAY ZONES  17.28.010 Purpose.  The purpose of the individual overlay zones and the manner in which they are applied are as follows:   A. Overlay Zone Districts. An overlay zone is a zoning district that applies special requirements to a  portion of other zoning districts. The city of Rosemead has designated certain areas within the city to  be subject to overlay zones in order to supplement the base zones in these areas with special purpose  regulations. Each overlay zone specifies the uses and developments that are subject to such special  requirements. Uses and developments not specified are subject only to the requirements of the base  zone district.   B. Design Overlay (D‐O) Zone. The purpose of the design overlay zone is to promote orderly development  so that buildings, structures, signs and landscaping will be harmonious within a specified area; to  prevent the development of structures or uses which are not of acceptable exterior design or  appearance or are of inferior quality or likely to have a depreciating or negative effect on the local  environment or surrounding area by reasons of use, design, appearance or other criteria affecting  value.   C. Residential/Commercial Mixed‐Use Development Overlay (RC‐MUDO) Zone. The purpose of the  Residential/Commercial Mixed‐Use Development Overlay Zone (RC‐MUDO) is to provide opportunities  for well‐designed development projects that combine residential with nonresidential uses, including  office, retail, business services, personal services, public spaces and uses, and other community  amenities designated with the mixed‐use land use designations in the city of Rosemead General Plan,  and consistent with the policy direction in the General Plan. The intent of this overlay zone is to  accomplish the following objectives:   1. Create a viable, walkable urban environment that encourages pedestrian activity and reduces  dependence on the automobile, through a streetscape that is connected, attractive, safe and  engaging.   2. Provide complementary residential and commercial uses within walking distance of each other.   3. Develop an overall urban design framework to ensure that the quality, appearance and effects of  buildings, improvements and uses are compatible with the City design criteria and goals.   4. Create quality residential/commercial mixed‐use development that maintains value through  buildings with architectural qualities that create attractive street scenes and enhance the public  realm.   5. Provide a variety of open space, including private, recreation areas and public open space and  parks.   6. Revitalize commercial corridors with residential/commercial mixed‐use developments that  attract and encourage market‐driven private investment.   7. Encourage parking solutions that are incentives for creative planning and sustainable  neighborhood design.   D. Freeway Corridor Mixed‐Use (FCMU) Overlay Zone. The purpose of the Freeway Corridor Mixed‐Use  (FCMU) Overlay Zone is to provide new opportunities for housing, economic revitalization, and attractive  placemaking at strategic locations along primary City corridors that are in general proximity to Interstate  10 Freeway. The intent of the overlay zone is to accomplish the following objectives:            Created: 2021‐03‐12 10:07:41 [EST]  (Supp. No. 33, 12‐20)    Page 2 of 37  1. Provide attractive gateway developments at key locations along Interstate 10 Freeway.  2. Create opportunities for new mixed‐use and standalone housing types and options at varying income  levels.  3. Encourage mixed‐use commercial and residential developments that will serve as catalysts for new  economic activity with services and employment that support the local community.  4. Establish development and design standards that contribute to community character and quality  building designs.  5. Enhance the public realm to provide an improved pedestrian environment and foster a greater sense  of place.  6. Promote reinvestment and redevelopment in the identified areas of the community.  (Ord. No. 931, § 5(Exh. A), 10‐22‐13)  17.28.020 Design overlay zone.  A. Jurisdiction.   1. No building permit shall be issued for any building structure or other development of property or  appurtenance thereto, on any property for which a precise plan of design is required, until the precise  plan of design covering the parcel or parcels to be so used shall be approved and adopted as herein  provided. Design review procedures shall be followed for all improvements requiring a building permit  or visible changes in form, texture, color, exterior facade or landscaping.   a. Exceptions. The following development shall be exempt from the design overlay standards:   1) Residential, Commercial, Industrial, and Institutional. Minor structural repairs and  maintenance to existing residential, commercial, industrial, and institutional structures  provided such minor maintenance and repairs meet the standards of the underlying zone.  Minor repairs and maintenance to nonconforming structures shall comply with Chapter  17.72 (Nonconforming Uses, Structures, Lots, and Parking Facilities).   2) Commercial. Additions to existing commercial structures provided such additions do not  exceed fifty (50) percent of the existing floor area or two thousand (2,000) square feet,  whichever is less, and do not affect the front facade of the building.   3) Industrial. Additions to existing industrial structures provided such additions do not exceed  fifty (50) percent of the existing floor area or two thousand (2,000) square feet, whichever  is less, and do not affect the front facade of the building.   B. Application filing, processing, and review.   1. Application Filing. An application for a Design Review shall be filed and processed in compliance with  Chapter 17.120 (Applications and Processing). The application shall include the information and  materials specified in the handout for Design Review applications, together with the required fee, as  established by City Council resolution. It is the responsibility of the applicant to provide evidence to  support the findings required by Subsection "C" (Findings and Decision) below. Initial review of the  application, including time requirements and requests for information, shall be provided in accordance  with Section 17.120.070 (Initial Application Review and Completeness).   2. Application Review.   a. Each application for a Design Review shall be reviewed to ensure that the application is  consistent with the purpose of this chapter; applicable development standards and regulations of           (Supp. No. 33, 12‐20)    Page 3 of 37  this Zoning Code; and any adopted design guidelines and policies that may apply. Upon receipt of  a complete application, the applicable review authority shall review the design, location, site plan  configuration, and the effect of the proposed development on surrounding development by  comparing the project plans to established development standards, regulations, and applicable  design guidelines.   b. If the Community Development Director determines that the plans conform to the provisions of  this chapter, and the policies adopted by the City Council hereunder, the Community  Development Director shall endorse his or her approval thereon in writing to the Planning  Commission for them to approve, conditionally approve, or deny. When the plans for an approval  do not substantially alter the appearance of the property, the only approval required shall be  that of the Community Development Director. Non‐substantial alterations include, but are not  limited to:   1) Façade or exterior improvements for property maintenance (inclusive of color changes that  are primary building colors of existing buildings on the street);   2) Fences and walls;   3) Landscaping;   4) Restriping of parking lots;   5) Signs (excluding new pole and monument signs);   6) Sign face changes on existing pole and monument signs;   7) Roof pitch changes that are consistent with the existing roof shape to accommodate  electrical equipment, such as air condition units; and   8) Screening of any mechanical equipment.   c. After the Design Review application has been deemed complete, the review authority shall either  approve or deny the precise plan of design and, if approved, may impose conditions deemed  reasonable and necessary to protect the public health, safety and general welfare and ensure  compliance with this chapter and various regulations of the City in compliance with Subsection  "C" (Findings and Decision), below.   3. Standards of Review. When reviewing development plans that are subject to a Design Review, the  following criteria, in addition to other principles of good design, shall be considered as part of the  review:   a. Compatibility. Compatibility shall be determined by use of the following criteria:   1) The proposed development should protect the development site as well as surrounding  properties from noise, odor, vibration, and other impacts that might have an adverse  impact.   2) The location and configuration of structures should minimize interference with the privacy  and views of occupants of surrounding structures.   b. Architectural Design and Detail. Architectural design and detail shall be provided in all proposed  development and shall be determined by the use of the following criteria and in compliance with  all other applicable provisions of this Zoning Code:   1) New structure design is encouraged to follow a recognized and established architectural  style utilizing massing, materials, details, and similar elements of that style.            (Supp. No. 33, 12‐20)    Page 4 of 37  2) Long, plain, building walls should be avoided by incorporating building articulation (e.g.,  arcades, decks, material variation, porches, public art, roofline variation, varied setbacks,  and windows) and other similar methods.   3) Roof‐mounted equipment shall be fully screened. Acceptable methods of screening may  include parapet walls or some other creative feature such as an architectural solution.  Individual equipment screens may only be used for structures after all other methods of  screening have been explored.   4) Rooflines on a structure should create design interest and be compatible throughout the  structure and also with existing structures and surrounding development.   5) The design of the structures, driveways, landscaping, lighting, loading facilities, parking  areas, signs, solar facilities (except for solar energy systems under Chapter 15.10) and other  site features should show proper consideration for the functional aspects of the site (such  as, automobile, pedestrian and bicycle circulation) and the visual effect of the development  on surrounding areas.   6) Amenities (such as, arbors, architectural lighting, fountains, hardscape, public art, and  trellis) and other design features should be provided on larger development projects.   7) Green building practices should be used whenever feasible.   8) Electrical rooms with switchgear and similar items should be located within an electrical  room and integrated into the building footprint.   9) Interior roof access shall be used.   c. Landscape, Lighting, Parking, Signs, and Other Design Details. Landscaping, lighting, parking,  signs, and other design details shall be provided in all proposed development and shall be  determined by use of the following criteria:   1) Equipment and Utilities.   a) Utility boxes and other similar equipment should be located where they are  well screened from public view.   b) Mechanical equipment on the site shall be appropriately screened from view.   2) Fences/Walls.   a) Fencing, walls, solid waste enclosures, and accessory structures should be  harmonious with the principal structure and other structures on the site.   3) Landscaping. Landscaping should be designed in a way as to accent the property. Special  effort should be given to colorful, creative, and varied planting designs that use native and  native‐compatible species that provide visual interest and water efficiency. Attention shall  be given to selecting parking lot trees that provide shade. All landscaping shall conform to  the provisions of Chapter 13.08 (Water Efficient Landscapes).   d. Lighting.   1) Lighting shall be located so as to avoid glare and to reflect the light away from adjoining  property and rights‐of‐way while recognizing the importance of security.   2) Wall‐mounted lighting fixtures should be decorative and be compatible with the  architectural style of the structure(s). Wall packs and fixtures that spread uncontrolled light  shall be prohibited.            (Supp. No. 33, 12‐20)    Page 5 of 37  3) Pole‐mounted lighting should be of an appropriate scale to compliment the structure that  it serves. Wherever possible, decorative poles and fixtures should be used.   C. Findings and Decisions. The Planning Commission or the Community Development Director where  authorized, may approve, approve with conditions, or disapprove any application based on the following  criteria:   1. The plans indicate proper consideration for the relationship between the proposed building and site  developments that exist or have been approved for the general neighborhood;   2. The plan for the proposed building and site development indicates the manner in which the proposed  development and surrounding properties are protected against noise, vibrations and other factors  which may have an adverse effect on the environment, and the manner of screening mechanical  equipment, trash, storage and loading areas;   3. The proposed building or site development is not, in its exterior design and appearance, so at variance  with the appearance of other existing buildings or site developments in the neighborhood as to cause  the nature of the local environment to materially depreciate in appearance and value;   4. The proposed building or structure is in harmony with the proposed developments on land in the  general area, especially in those instances where buildings are within or adjacent to land shown on the  General Plan as being part of the Civic Center or in public or educational use, or are within or  immediately adjacent to land included within any precise plan which indicates building shape, size or  style;   5. The proposed development is in conformity with the standards of this Code and other applicable  ordinances in so far as the location and appearance of the buildings and structures are involved; and   6. The site plan and the design of the buildings, parking areas, signs, landscaping, luminaires and other  site features indicates that proper consideration has been given to both the functional aspects of the  site development, such as automobile and pedestrian circulation, and the visual effect of the  development when viewed from the public streets.   D. Appeals. The applicant or any person aggrieved by the decision of the Planning Commission may file an  appeal to the City Council on any ruling by the Planning Commission by filing a written request in compliance  with appeal procedures outlined in Chapter 17.160.   E. Issuance of Other Required Permits and Approvals.   1. Grading shall not be commenced and no structure shall be altered, enlarged, erected, moved, or rebuilt  subject to the provisions of this chapter, except in compliance with the approved development plans  and the conditions imposed on the review.   2. Expiration. Construction of improvements permitted by a Design Review approval shall be "exercised"  or commenced within twelve (12) months of the actual date of approval, provided that this time limit  may be increased or decreased, at the time of granting the approval, in order to allow the time limit to  be concurrent with any other entitlement to construct identified in this Zoning Code.   3. Extension. An extension of time for a Design Review maybe granted by the Planning Commission upon  the written request of an interested person filed with the Community Development Department prior  to the expiration of such 12‐month period. Such request shall set forth the reasons, supported by  factual data, why the plan has been unused, abandoned, or discontinued. No extension of time shall be  granted unless the Commission finds the facts to be substantially true as set forth and to constitute  justifiable cause for such extension. A fee shall be paid to the City upon the filing of each request for an  extension in an amount established by the City Council from time to time by resolution, for the  purpose of defraying the expenditures incidental to the proceedings set forth in this chapter.            (Supp. No. 33, 12‐20)    Page 6 of 37  (Ord. No. 931, § 5(Exh. A), 10‐22‐13; Ord. No. 954, § 3, 8‐11‐15)  17.28.030 Residential/commercial mixed‐use development overlay (RC‐MUDO) zone.  A. Applicability.   1. The RC‐MUDO is an overlay zone, which may be applied to existing zoning districts as designated in the  General Plan.   2. Land classified in a RC‐MUDO overlay zone shall also be classified in another zone. When such a district  is established, the Residential/Commercial Mixed‐Use Development Overlay Zone shall be shown as an  overlay to the underlying districts by the designation of RC‐MUDO on the zoning map. A RC‐MUDO may  overlay several base districts, however, the uses permitted in each base district are limited to the  boundaries of that base district, except as otherwise provided herein. The RC‐MUDO Zone district shall  provide the option of developing under the base zone district or developing a residential/commercial  mixed‐use development under the overlay zone.   3. Residential/commercial mixed‐use development shall be a development that combines and integrates  residential uses with commercial, institutional, and office uses utilizing a strong pedestrian orientation.  The mix of uses may be combined in a vertical residential/commercial mixed‐use building or combined  in separate buildings located on one property and/or under unified control. The mix of uses percentage  shall be as designated in the General Plan.   B. Approval Procedure.   1. A precise plan of design for a residential/commercial mixed‐use development shall be submitted, and  approved in accordance with the requirements of Chapter 17.28, Section 17.28.020 (Design Overlay (D‐ O) Zone).   2. The Site Plan and Design Review must comply with the provisions of this chapter and the Mixed‐Use  Design Guidelines.   3. Only one application for a Site Plan and Design Review shall be required for a residential/commercial  mixed‐use development in the D Design Overlay Zone.   C. Permitted Uses.   1. The following uses are permitted in a residential/commercial mixed‐use development: retail stores and  businesses, provided there is no manufacturing, processing or treatment of products other than what  is clearly incidental to the retail business conducted on the premises, and not more than twenty (20)  percent of the floor area of the building shall be used in the manufacturing, processing or treatment of  products, and that such operations or products are not objectionable due to noise, odor, dust smoke,  vibration or other similar causes;   • Art studios;   • ATM facilities subject to the requirements of Section   17.28.030.E.2;   • Bakery products shops;   • Banks, savings and loan associations, and financial institutions, excluding check cashing or other pay  day loan services;   • Barber shops, beauty shops and manicure parlors;   • Book stores;               (Supp. No. 33, 12‐20)    Page 7 of 37  • Clothing and shoe stores;   • Confectionery retail shops;   • Department and variety stores;   • Drug stores and pharmacies;   • Dry cleaning stores, drop‐off and pick‐up only;   • Electric appliance stores and repairs;   • Employment agencies;   • Fabric and yardage stores;   • Florist shops;   • Food stores, bakery shops, delicatessens and markets;   • Furniture stores, limited to new furniture, except that used furniture taken in trade may be sold  provided used furniture sales do not exceed twenty‐five (25) percent of the gross floor area or twenty‐ five (25) percent of total retail floor area, whichever is less;   • Grocery, fruit and vegetable stores;   • Hardware stores;   • Health centers, and similar personal service establishments, with massage as an incidental use and  occupying no more than twenty‐five (25) percent of the floor area (Administrative Use Permit  Required);   • Hobby shops;   • Interior decorating shops;   • Jewelry stores;   • Music stores;   • Paint stores;   • Pet supply stores;   • Photo‐copy, printing, or office supply stores;   • Photographic studio, supply shop, or film pick‐up and drop‐off point;   • Radio and television stores and repair;   • Restaurants, take‐out and other eating establishments;   • Retail sales of automotive parts without installation and no outside storage;   • Self‐service laundries subject to the requirements of Section 17.28.030.E.5;   • Shoe stores or shoe repair shops;   • Tailor, clothing or wearing apparel shops; and   • Travel agencies.   2. The following professional and business office uses are permitted in a residential/commercial mixed‐ use development:               (Supp. No. 33, 12‐20)    Page 8 of 37  • Accountant;   • Acupuncturist and acupressure, without massage or retail sales;   • Advertising agency;   • Architect;   • Attorney;   • Auditor;   • Bookkeeping service;   • Business consultant;   • Chiropodist;   • Chiropractor;   • Dental office;   • Engineer;   • Governmental buildings and offices;   • Insurance agency;   • Optician;   • Optometrist;   • Ophthalmologist;   • Osteopath;   • Physician;   • Psychiatrist, Psychologist, or   Counseling Services;   • Real estate broker;   • Secretarial service;   • X‐ray technician.   3. Similar professional business uses may be permitted subject to the Community Development Director  making the findings set forth in Section 17.04.040.   4. The following uses shall be the only uses for which a Conditional Use Permit may be applied for and  granted in a residential/commercial mixed‐use development:   • Any commercial use that operates after midnight;   • Any eating establishment with outdoor seating;   • Any establishment having an off‐sale license for alcoholic beverages;   • Any establishment having an on‐sale license for alcoholic beverages;   • Commercial recreation and entertainment;   • Convenience markets subject to the requirements of Section 17.28.030.E.3; and   • Libraries and museums.               (Supp. No. 33, 12‐20)    Page 9 of 37  5. Residential units shall be permitted in a residential/commercial mixed‐use development provided that  the densities shall be consistent with the General Plan.   6. Location of Uses.   a. Commercial uses shall be permitted on the ground floor or second floor in a  residential/commercial mixed‐use development.   b. Commercial uses shall not be permitted above any professional and business office uses or  residential uses.   c. Professional and business office uses shall be permitted above the commercial component of a  street frontage building, behind the commercial component on the first floor or on second floor  or above with same use street frontage but below any residential uses in a  residential/commercial mixed‐use development.   1) Exception. If a residential/commercial mixed‐use development is located at corner that  abuts a local residential street, professional office uses may be permitted on the first floor  within the portion of the development that abuts the local residential street, provided that  the corner tenant is reserved for a commercial retail use.   d. Residential uses shall be located either above the commercial and/or office components of a  street frontage building or located behind the commercial or office component on any floor  where there is a distinct separation of uses and access, provided pedestrian connections are  furnished as part of a unified development theme.   D. Development Standards.   1. Public Realm and Streetscape.   a. Public Sidewalks. The following shall apply to public sidewalks:   1) The minimum building setback shall be twelve (12) feet as measured from the curb face,  and shall be in the form of both existing right‐of‐way and a recorded pedestrian access and  utility easement;   2) The minimum building setback area shall include a minimum seven‐foot wide detached  sidewalk (clear zone) and a minimum five‐foot wide parkway (amenity zone) adjacent to all  streets. The amenity zone shall be located between the curb face and the clear zone. The  clear zone shall be located between the building and the amenity zone;   3) The sidewalk in the clear zone shall be constructed of concrete, comply with ADA  accessibility standards and be subject to the review of the City Engineer;   4) The clear zone shall be unobstructed by any permanent or nonpermanent element for a  minimum width of seven feet and a minimum height of eight feet; and   5) The amenity zone shall include street trees, landscaping, public signs, public art, street  lighting, street furniture, and other pedestrian‐oriented amenities, as appropriate.   b. Street Trees.   1) All species of mature oak trees shall be preserved or otherwise dealt with in accordance  with Article 4, Chapter 17.104.   2) The removal of other mature trees shall be subject to the review and approval of the Urban  Forester.               (Supp. No. 33, 12‐20)    Page 10 of 37  3) Mature street trees that are approved for removal by the Urban Forester shall be replaced  with a minimum of three new mature box trees that have at least a 24‐inch box and are the  same species of the replaced mature street trees or a species approved by the Urban  Forester. The City reserves the right to increase the number of trees if it deems necessary  in order to compensate for mature tree loss.   4) The amenity zone shall be planted with street trees at an average spacing not greater than  thirty (30) feet on center.   c. Transit Stops.   1) Transit stops shall be designed as integral elements of a residential/commercial mixed‐use  development by collocating them with pedestrian‐oriented amenities, such as pocket  parks, courtyards, plazas, etc., whenever possible.   2) When an existing transit stop is located on a sidewalk adjacent to the location of a  development, a shelter for transit patrons shall be constructed that:   a) Incorporates architectural features of the development and is compatible with  the development; and   b) Includes a shelter, bench and lighting.   d. Corner Lot.   1) On intersection corners, where both streets have four lanes:   a) Building architecture on intersection corners, where both streets have four  lanes or more, shall receive special treatment to enhance the pedestrian  experience, and create visual interest and focal points at the entryways, such  as, but not limited to, building cut‐offs and corner entrances with additional  architectural detail, decorative landscaping, hardscape, planters, canopy,  overhang or other architectural covering over the building entry; and   b) Buildings shall have a five‐foot angled corner setback measured from both  intersecting property lines.   2) On intersection corners, regardless of the number of lanes on each street:   a) Retail and office uses within buildings facing two or more streets shall have at  least one customer entrance facing the primary street and one customer  entrance facing the second street or instead of two entrances, a corner  entrance; and   b) Buildings on corner lots shall address both streets with an equal level of  architectural detail.   e. Outdoor Seating.   1) No permanent seats or structures shall be placed in the public right‐of‐way without the  review and approval of the City Engineer.   2) Outdoor seating furniture shall not be located within the clear zone without prior review  and approval of the City Engineer.   3) Outdoor seating furniture shall be a minimum of ten (10) feet from the nearest transit stop.   4) Any outdoor dining area may be separated from the sidewalk only with planters, shrubs, or  fencing with a maximum height of forty‐two (42) inches.               (Supp. No. 33, 12‐20)    Page 11 of 37  f. Undergrounding of Utilities.   1) Utility lines to a development from the building to the property line, including, but not  limited to, electric, communications, street lighting and cable television shall be placed  underground.   2) Utility lines within the right‐of way shall be placed underground to the maximum extent  practicable. The requirements of this section may be waived by the Planning Commission  upon recommendation from the City Engineer if it is determined that topographical, soil or  any other conditions make such underground installations unreasonable or impractical.   2. Site Design and Circulation.   a. Lot Size. The minimum lot size for a residential/commercial mixed‐use development shall be  thirty thousand (30,000) square feet.   b. On‐Site Tree Preservation.   1) All species of mature oak trees shall be preserved or otherwise dealt with in accordance  with Article 4, Chapter 17.104.   2) The removal of other mature trees shall be subject to the review and approval of the  Planning Commission.   3) Mature trees that are approved for removal by the Planning Commission shall be replaced  with new mature trees that have at least a 24‐inch box and are the same species of the  replaced mature trees.   c. Bicycle Parking.   1) Bicycle parking spaces shall be equal to ten (10) percent of required off‐street parking, with  a minimum of eight bicycle parking spaces per residential/commercial mixed‐use  development. Bicycle parking facilities shall be:   a) Securely anchored to the lot surface so they cannot be easily removed and shall  be of sufficient strength to resist theft;   b) Separated by a physical barrier to protect the bicycle from damage by motor  vehicles if located within a vehicle parking area; and   c) Motor vehicle entrances shall display adequate signs to indicate the availability  and location of the bicycle parking facilities.   d. Access and Location of Off‐Street Parking.   1) At‐grade parking shall not be located between any building and the street frontage.   2) Vehicular access to corner lot developments shall be from an alley or from a side street.   3) Access to parking on interior lots shall have only one vehicular access, which shall not be  from the street if the lot abuts an alley. A second vehicular access may be allowed for lots  that have a street frontage of three hundred fifty (350) feet or more and do not abut an  alley. Developments on those lots may have additional driveways that are not closer than  three hundred (300) feet apart.   3. Parking Requirements.   a. Residential:   1) Two parking spaces shall be provided for every dwelling unit;               (Supp. No. 33, 12‐20)    Page 12 of 37  2) One guest parking space shall be provided for each two dwelling units in a multiple‐family  dwelling project;   3) Residential parking shall be separate from commercial parking and accessed through a  secure gated entrance; and   4) A reduction in the number of residential parking spaces may be approved upon the  determination by the Planning Commission that a parking demand analysis prepared by a  competent traffic and transportation engineer demonstrates, that the required number of  spaces exceeds actual expected demand.   b. Commercial.   1) The parking requirements shall be provided in accordance with Chapter 17.112; and  commercial parking shall be separate from residential parking by a secure gated entrance  to the residential areas.   4. Separation of Access to Residential and Commercial. Access to floors with residential units shall be  secure and through a locking gate or entryway.   5. Trash and Loading Areas. Trash and refuse collection, and recycling areas shall comply with the  following provisions in addition to the requirements set forth in Article 3, Chapter 17.32 (Accessory  Structures).   a. All trash enclosures shall be fully enclosed with self‐closing and self‐latching doors, and each  enclosure shall accommodate both trash and recycling bins.   b. Trash enclosures shall be an integral part of the building design whenever possible.   c. Trash enclosures shall be of the same architectural style as the development.   d. Trash chutes are encouraged. However, chute access must be screened from public view, be fully  contained within a "chute closet" that is accessible by a self‐ latching door, and have a safety  hatch that is necessary to pull in order to dispose of trash.   e. Loading areas shall be clearly designated.   f. Loading areas shall be screened from public view to avoid negative noise, visual, and illumination  impacts on the residential portion of the development and may be accomplished by the  construction of six‐foot high perimeter walls that are architecturally compatible with the primary  structures and on‐site landscaping.   g. All screening walls shall be landscaped using vines, hedges, or other plant material necessary to  provide a minimum fifty (50) percent coverage.   h. Trash pick up and loading activities are permitted only during the hours of seven a.m. to seven  p.m.   6. Ground Floor Access.   a. Commercial uses that have street frontage shall be accessible to the public through the street  front entrance during all hours the business is open.   b. Residents of a development shall have a separate and secure street access to the residential  units.   c. Pedestrian walkways or sidewalks shall connect all primary building entrances to one another.  Pedestrian walkways shall also connect all on‐site common areas, parking areas, storage areas,  open space, and recreational facilities.               (Supp. No. 33, 12‐20)    Page 13 of 37  7. Open Space and Recreation.   a. Usable Common Open Space.   1) Each residential/commercial mixed‐use development shall have at least one hundred fifty  (150) square feet of usable common open space per dwelling unit.   2) All usable common open space shall be conveniently located and readily accessible from all  residential units in a residential/commercial mixed‐use development.   3) Each usable common open space shall have no side with a dimension of less than ten (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, utility areas, or on any rooftop where  mechanical equipment is located.   4) Forty‐five (45) percent of the required usable common open space shall provide active  recreation facilities such as recreational buildings, sports courts and swimming pools,  children's play areas, and barbeque and picnic areas. The remainder of the required usable  common open space shall be landscaped, accessible and available to all of the residents of  the residential/commercial mixed‐use development for outdoor activities.   5) There shall be a minimum distance of fifteen (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.   6) Courtyards internal to a project, or enclosed on at least three sides, shall have a minimum  width of forty (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.   7) All required usable common open space shall be developed and professionally maintained  in accordance with approved landscape and irrigation plans.   b. Usable Private Open Space.   1) Each dwelling unit shall also have a private patio or balcony for usable private open space  that is not less than sixty (60) square feet in area, and shall have an average depth of not  less than five feet.   2) 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 forty‐eight (48) or more consecutive hours  on a patio or balcony.   8. Landscaping.   a. A landscape and irrigation plan shall be prepared by a professional landscape architect and shall  be submitted and approved by the Planning Division along with the application for a Site Plan and  Design Review.   b. All usable open space, such as pedestrian walkways, separations between buildings, yard areas,  and common recreation areas shall be landscaped and provided with permanent, moisture‐ sensing devices, control timer, and underground irrigation systems.               (Supp. No. 33, 12‐20)    Page 14 of 37  c. Said landscaping shall be developed in accordance with the submitted and approved landscaping  plan and shall include a plan for continued maintenance. The landscape plan shall satisfy the  following requirements:   1) The landscaping plan shall consist of a combination of trees, shrubs and groundcovers with  careful consideration given to size at maturity.   2) The minimum planting material size standards for identified landscaped or open areas are:   a) Specimen size tree materials (30‐inch box) shall be provided for the ultimate  coverage of no less than ten (10) percent of the area to be devoted to  landscaping, or ten (10) trees, whichever is greater.   b) Tree material (15‐gallon) shall be provided for the ultimate coverage of fifteen  (15) percent of the area devoted to landscaping, or twenty (20) trees,  whichever is greater.   c) All shrubs shall be a minimum of five gallons in size and shall be used to  enhance all entrances, walkways, building walls, and separation walls in a  manner which compliments the entire project.   3) The landscape and irrigation plan shall make use of moisture sensors and controlled timing  devices in regard to landscape irrigation concept for one hundred (100) percent watering  to all planted areas.   d. Landscape design must incorporate energy and water conservation measures, and comply with  RMC Chapter 13.08, Water‐Efficient Landscapes, where applicable.   e. Non‐deciduous trees shall be planted in uncovered surface parking lots at a minimum of one tree  per ten (10) spaces or to provide a fifty (50) percent shade canopy coverage within a minimum of  ten (10) years after planting. All trees within the parking area shall be a minimum of 24‐inch box  size at planting. However, larger trees (e.g., 36‐inch box and 48‐inch box) may be required by the  Planning Commission. Each tree shall have a deep root watering system and a root barrier.   f. The developer and subsequent owners shall be responsible for maintaining the landscaping as  shown on the approved plan. Maintenance shall include regular irrigation, weeding, fertilizing,  and pruning and replacement of dead materials.   9. On‐Site Facilities.   a. A laundry area shall be provided in each unit, or a common laundry area shall be provided. Such  facilities shall consist of not less than one automatic washer and dryer for each five units or  fraction thereof.   b. A single area of private and secure storage space shall be provided for each dwelling unit. Such  storage may be co‐located with a utility closet so long as the required storage space remains  clear of mechanical equipment and appurtenances, be located outside of the unit accessible from  a common hallway or balcony/patio, or in the garage, provided it does not interfere with  automobile parking.   10. Lighting.   a. A photometric survey (lighting plan) shall be approved by the Planning Commission for each  mixed‐use development.   c. All residential/commercial mixed‐use developments shall have exterior lighting that provides  adequate visibility at entrances, public sidewalks and open areas with a safe level of illumination  at night.               (Supp. No. 33, 12‐20)    Page 15 of 37  d. Exterior lighting shall be of low intensity and shielded so that light will not spill out onto  surrounding properties or project above the horizontal plane.   e. Lighting shall not blink, flash, oscillate or be of unusually high intensity of brightness. Exposed  neon or unshielded or uncovered lighting shall be prohibited.   f. Lighting for commercial uses shall be appropriately shielded to not negatively impact the on‐site  residential units.   g. All lighting shall be integrated with landscaping wherever possible.   11. Walls and Fences.   a. A six‐foot high masonry wall shall be constructed along the property line of any lot where  construction of any residential/commercial mixed‐use development is adjacent to property  zoned and or used for residential purposes. Said wall shall be limited in height to forty‐two (42)  inches where it abuts the required front yard setback on the adjacent property zoned or used for  residential purposes.   b. Walls shall have a decorative texture that matches the walls of the development. Vines shall be  planted six feet apart along all masonry walls to soften a wall's appearance.   c. Chain‐link, wood fences, barbed wire, razor‐wire, and spikes shall be prohibited.   12. Building Form.   a. Setbacks.   1) Interior Lot Lines. The minimum setback area from an interior side lot line may be zero but  shall be a minimum of ten (10) feet if more than zero. If the site abuts residential uses,  school or park a minimum 10‐foot setback is required.   2) Side Street. No minimum setback is required except where rear of lot abuts side of  residential uses, school or park, in which case a setback of twenty (20) feet shall be  maintained within twenty‐five (25) feet of the established common property line. This  required setback area may be used to meet the landscaping requirements, or for required  open space, so long as all other provisions in this Code are satisfied.   3) Rear.   a) If the site abuts residential uses, school or park a minimum ten‐foot setback is  required.   b) If the site abuts nonresidential uses, the minimum setback from the rear lot line  may be zero but shall be a minimum of ten (10) feet if more than zero.   (1) If the site abuts an alley, the minimum setback from the property line  shall be ten (10) feet, provided the setback does not contain an egress or  ingress access way to or from a covered parking structure. If an egress or  ingress access way is provided to or from a covered parking structure, the  minimum setback from the property line shall be twenty (20) feet within  the access way area.   4) Front.   a) The front setback on an arterial street may be zero with a maximum setback of  three feet.               (Supp. No. 33, 12‐20)    Page 16 of 37  b) In any case where the public sidewalk setback results in a greater setback, the  sidewalk setback shall prevail.   c) The setback area for the ground floor may be expanded beyond three feet up  to an additional ten (10) feet to provide enhanced building entrances, outdoor  dining areas, courtyards, pedestrian arcades, and/or landscaping, etc.   5) Parking Lot Abutting Public Street. Any area of a surface parking lot that abuts a public  street shall be set back from the sidewalk a minimum of ten (10) feet and screened by  landscaping and a decorative three‐foot high masonry wall. Landscaping shall include trees  planted a maximum of twenty‐five (25) feet on center and other plantings to achieve sixty  (60) percent ground coverage within two years of planting.   b. Variable Height Setback. All residential/commercial mixed‐use developments shall have a  variable height limitation when abutting R‐1 and R‐2 zones in accordance with Section  17.08.050.I.   c. Encroachments.   1) No part of the structure, permanent attachment or other similar architectural feature:   a) May extend into a required front, side or rear yard or minimum distance  between buildings for more than two feet; and   b) May extend into the public right‐of‐way without approval of an encroachment  permit.   2) Hedges or any other shrubs or landscaping shall not encroach onto a curb or sidewalk or  over a lot line.   d. Building Mass.   1) The maximum floor area ratio (FAR) and the number of dwelling units per acre for any  residential/commercial mixed‐use development shall be as established by the General Plan  and referenced below.   2) Mixed‐Use: Residential/Commercial shall be developed with twenty‐five (25) to thirty (30)  dwelling units per acre and a maximum 1.6:1 FAR. The project shall consist of a 67‐percent  residential and 33‐percent commercial land use mix. Deviations from the land use  percentage mix may be approved by the Planning Commission.   3) Mixed‐Use: High Density Residential/Commercial shall be developed with forty (40) to sixty  (60) dwelling units per acre and a maximum 2.0:1 FAR. The project shall consist of a 75‐ percent residential and 25‐percent commercial land use mix. Deviations from the land use  percentage mix may be approved by the Planning Commission.   13. Height.   a. The maximum height of a residential/commercial mixed‐use development shall be consistent  with the land use element of the General Plan as outlined below.   1) Mixed‐Use: Residential/Commercial (twenty‐five (25) to thirty (30) du/ac; three) stories)  shall have a maximum height of forty‐five (45) feet.   2) Mixed‐Use: High Density Residential/Commercial (forty (40) to sixty (60) du/ac; four  stories) shall have a maximum height of fifty‐five (55) feet.   a) Maximum Height Limit Exception. The Planning Commission may allow the  overall height requirement, indicated as maximum feet in this section, to              (Supp. No. 33, 12‐20)    Page 17 of 37  exceed the maximum by no more than five feet upon recommendation from  the Community Development Director if it is determined that the additional  height would provide unique architectural elements that would enhance the  project overall.   14. Screening.   a. Rooftops should be designed in a way that acknowledges their visibility from other buildings and  the street. Equipment shall be screened on all four sides from both the street and neighboring  buildings using parapets or similar architectural features and from the top where visible from an  adjacent building of greater height.   b. Service and loading zones where visibility from public streets and views from neighboring  buildings and properties shall be screened by the use of decorative walls and/or dense  landscaping that will serve as both a visual and a noise barrier.   15. Land Use.   a. Ground Floor Uses.   1) Notwithstanding Section 17.28.030.C.6.c.1), the ground floor uses on the street frontage  shall be commercial.   2) Outdoor seating may be allowed on private property with a conditional use permit.   3) When alcoholic beverages are permitted in outdoor seating areas that are immediately  adjacent to a public pedestrian way, the landscape separation physical design and plant  material should compliment the design of the building and prevent passing or carrying  alcoholic beverages outside the restaurant seating area and a sign shall be posted.   b. Vertical Compatibility of Uses.   1) Commercial uses shall be designed and operated such that neighboring residents of  residential units on the floors above are not exposed to offensive noise, especially from  traffic, trash collection, routine deliveries or late night activity.   2) A conditional use permit shall be required for commercial uses that operate after midnight.   3) No use, activity or process shall produce continual vibrations or noxious odors that are  perceptible without instruments at the property lines of the site or within the interior of  residential units on the site.   16. Noise Abatement.   a. Loudspeakers, bells, gongs, buzzers, or other noise attention or attracting devices that exceed  sixty (60) decibels between the hours of seven a.m. and ten p.m. or forty‐five (45) decibels  between the hours of ten p.m. and seven a.m. at any one time beyond the boundaries of the  property or within office or residential uses on the floors above shall not be permitted.   b. All windows in residential units in a residential/commercial mixed‐use development shall be  double‐paned.   c. Mechanical equipment shall be set back a minimum of four feet from any residential property  line and shall be insulated to prevent any noise disturbance.   d. Residential portions of the project shall be designed to limit the interior noise caused by the  commercial and parking elements of the development. Proper design may include, but shall not  be limited to, building orientation, double or extra‐strength windows, wall and ceiling insulation,  and orientation and insulation of vents.               (Supp. No. 33, 12‐20)    Page 18 of 37  17. Architecture.   a. Ground Floor Facade.   1) There shall be articulated facades at the ground floor street frontage, which may include  such measures as indentation in plane, change of materials in a complimentary manner,  and sensitive composition and juxtaposition of openings.   2) A building shall have no more than twenty (20) feet of continuous linear street‐level  frontage that is without windows or entrances or other architectural detail.   3) A minimum of fifty (50) percent of the ground floor facade facing any arterial street to a  height of eight feet shall be visually transparent into the building or provide a minimum  depth of three feet for window merchandise display. Any deviation may be reviewed and  approved by the Community Development Director.   b. Window Placement. Windows of residential units in residential/commercial mixed‐use  developments shall not directly face windows of other residential units within the  residential/commercial mixed‐use development, unless there is a distance of eighty (80) feet or  more between such windows. Windows of residential/commercial mixed‐use developments shall  not directly face windows of residential units on lots that abut the residential/commercial mixed‐ use development in order to maximize privacy.   c. Design Differentiation Between Floors. The area where the first floor meets the second floor shall  clearly define a change in materials, colors, and style between the first and second floors.   18. Signs.   a. A uniform sign program shall be approved by the Planning Division for each  residential/commercial mixed‐use development.   b. Permitted sign types shall be limited to wall, window, awning and monument signs and shall not  be located above the first floor.   c. Building‐mounted signs, including wall, window and awning, shall not exceed a cumulative total  of one square foot of sign area per one lineal foot of building frontage of each business.   d. Pole signs shall be prohibited.   e. A monument sign shall be used only to identify multiple businesses in the commercial portion of  a residential/commercial mixed‐use development based on the following criteria:   1) One‐third square foot of monument sign area per one lineal foot of lot frontage with a  maximum of fifty (50) square feet.   2) The entire sign structure shall be considered as sign area.   3) The sign copy area shall not exceed sixty (60) percent of the background wall area.   4) All monument signs shall contain only the name of the development and/or the names of  the businesses.   5) Monument signs shall not encroach into any required landscaped setback area when  abutting open areas or encroach more than one‐half the required landscaped setback area  when located in front of a building.   6) Sign copy shall be back‐lit or indirectly lit.   7) The background wall of the monument sign shall not exceed six feet in height.               (Supp. No. 33, 12‐20)    Page 19 of 37  8) A maximum of one sign per development.   9) The monument sign shall be setback a minimum of three feet from the property line at a  location where the building is setback a minimum of ten (10) feet.   19. Roofline Variation.   a. Flat roofs are preferred and shall be screened with parapets on all sides of the building. If no  rooftop equipment exists or is proposed the parapet shall be a minimum of three feet in height.   b. Where architecturally appropriate, sloped roofs shall provide articulation and variations to divide  the massiveness of the roof. Sloped roofs shall include eaves, which are a minimum of eighteen  (18) inches in width. Sloped roofs shall screen mechanical equipment by providing a "roof‐well",  or by placing the equipment within the roof structure.   c. All rooflines in excess of forty (40) feet wide must be broken up through the use of gables,  dormers, plantons, cutouts or other appropriate means.   20. Awnings.   a. Awnings may encroach into the public right‐of‐way by extending over the sidewalk or parkway  with review and approval from the City Engineer and Building Official.   b. Awnings, arcades, and galleries may encroach into the sidewalk within two feet of the curb but  must clear the sidewalk vertically by at least eight feet.   c. Projections beyond the front or exterior side lot line of a corner lot shall require the review and  approval of the City Engineer and the Building Official.   21. Mechanical Equipment.   a. Wall‐mounted equipment shall be flush with the exterior building walls and painted to match the  color of the exterior of the building and screened from the view of any public right‐of‐way.  Window‐mounted air conditioners or exterior‐mounted fans shall be prohibited.   b. Ground‐mounted and pad‐mounted mechanical or utility equipment and other such similar  equipment shall be screened from view from all public rights‐of‐way and adjacent properties by  architectural building features, fencing or landscaping.   E. General requirements.   1. Use of Green Construction Materials and Energy and Water Conservation Features. The following types  of green building practices are encouraged:   a. Developments that use materials composed of renewable, rather than nonrenewable resources  (green construction materials).   b. Developments that construct buildings that exceed minimum statewide energy construction  requirements beyond Title 24 energy requirements.   c. Developments that employ passive heating and cooling design strategies to the maximum extent  feasible. Strategies to be considered include orientation; natural ventilation, including cross‐ ventilation in residential units, high insulation values, energy efficient windows including high  performance glass, light‐colored or high‐albedo (reflective) roofing and exterior walls, window  shading, and landscaping that provides shading during appropriate seasons.   d. Developments that implement U.S. EPA Certified Water Sense labeled or equivalent faucets and  high‐efficiency toilets (HETs) in residential uses, and implement water conserving shower heads  to the extent feasible.               (Supp. No. 33, 12‐20)    Page 20 of 37  e. Developments that provide Energy‐Star rated appliances in the residential units.   2. Automated Teller Machines (ATMs) and Walk‐Up Bank Services.   a. ATM facilities shall be located only on the public street side of a residential/commercial mixed‐ use development.   b. The ATM shall be set back three feet into an alcove adjacent to the public sidewalk to provide a  privacy area.   c. Adequate lighting for the ATM shall be provided.   d. The ATM shall provide rear‐view mirrors and cameras that can record activity and have quality  color video capabilities for surveillance purposes.   e. The ATM shall comply with ADA accessibility standards.   f. A trash receptacle shall be immediately accessible to the ATM.   g. ATMs and walk‐up bank services are subject to the approval of the Planning Division.   h. When the ATM is removed, the structure's facade shall have a finished appearance consistent  with the existing structure, and be subject to the approval of the Planning Division.   3. Convenience Markets.   a. A convenience market in a residential/commercial mixed‐use development shall be a market or  grocery store having an enclosed gross floor area of less than three thousand (3,000) square feet  and engaged primarily in the sale of a limited range of food items, a limited range of household  items, magazines, off‐sale alcoholic beverages and similar items but not including produce or  fresh meat.   b. Convenience markets in a residential/commercial mixed‐use development shall satisfy the  following criteria:   1) A convenience market shall be permitted with a conditional use permit.   2) No exterior vending machines shall be permitted.   3) No video, electronic or other amusement devices or games shall be permitted on the  premises.   4) No outdoor storage or stacking of shopping carts shall be permitted.   5) No storage, display, or sales of any merchandise, fixtures or other material shall be  permitted outside the building.   4. Household Pets. If permitted by the property owner, or specifically allowed by the right granted in the  covenants, conditions and restrictions (CC&Rs) of the project, household pets subject to the  requirements of Title 6 of the Rosemead Municipal Code may be allowed in the residential units of a  residential/commercial mixed‐use development.   5. Self‐Service Laundries.   a. Any self‐service laundry in a residential/commercial mixed‐use development shall be operated  with at least one attendant on‐site during all hours of operation.   b. The restroom facilities located within the self‐service laundry shall remain locked at all times until  access is provided to customers by means of a key provided by the self‐service laundry attendant.               (Supp. No. 33, 12‐20)    Page 21 of 37  c. Signs shall be posted in a conspicuous place inside the self‐service laundry that notifies patrons  that loitering, panhandling and/or the consumption of alcoholic beverages upon the premises is  prohibited.   d. Window signs shall not be permitted.   e. All laundry carts shall remain inside the building.   f. No video, electronic or other amusement devices or games shall be permitted in the self‐service  laundry.   g. There shall be a maximum of three vending machines at the self‐service laundry and all of the  vending machines shall be located inside the building.   h. Clear windows shall be provided at the entry and along the storefront to provide visibility into  the unit.   6. Special Activities.   a. The sale of any goods on a sidewalk or alley adjacent to a residential/commercial mixed‐use  development may be permitted in compliance with Chapter 17.76 (Outdoor Sales and Garage  Sales).   b. Traditional noncommercial holiday decorations that do not contain advertising shall be  permitted.   c. The display of no more than three of any of the following flags shall be permitted at the same  time at any single location on a residential/commercial mixed‐use development:   1) The flag of the United States;   2) The flag of the state of California or its political subdivisions.   7. Used Goods.   a. Used goods, furniture, appliances, equipment and machinery may not be displayed or sold unless  such goods have been taken in trade on new sales made at the same location.   b. All sales of used goods, furniture, appliances, equipment and machinery shall be incidental to the  permitted uses of the overlay zone and shall be a minor part of the business conducted on the  premises.   (Ord. No. 931, § 5(Exh. A), 10‐22‐13)  17.28.040 Freeway Corridor Mixed‐Use (FCMU) Overlay Zone.  A. Applicability.  1. The FCMU is an overlay zone that applies to all use and development of properties within the boundaries  of the FCMU Overlay. It may be applied to existing zoning districts, as designated in the General Plan.  Land classified in the FCMU Overlay shall also be classified in another zone. When such a district is  established, the FCMU Overlay shall be shown as an overlay to the underlying districts by the designation  of FCMU Overlay on the City zoning map.   B.  Approval Procedure and Permit Requirements.  1.  Proposed developments within the FCMU Overlay will be reviewed pursuant to established development  review processes within the City’s Municipal Code. In addition, proposed developments will be required  to adhere the City’s Municipal Code regulations and processes for other types of discretionary review,              (Supp. No. 33, 12‐20)    Page 22 of 37  such as those for variances, subdivisions, etc., as may be applicable. The following requirements outline  the process for submitting an application under the FCMU Overlay.  a. Project’s shall follow the permitting requirements outlined in RMC Chapter 17.136 – Site Plan and  Design Review.  b. Unless a discretionary use is proposed as part of a project, as noted in Chapter 2, Section 4,  projects shall be processed according to RMC 17.136.030.B – Administrative Staff Review.  C.  Permitted Uses.  1.  The following land uses identified in the Table below apply to individual properties based on the location  and application of the FCMU Overlay zones. For ease of reference, land uses are grouped based on the  general use category. Property owners, developers, and applicants should refer to the Freeway Corridor  Mixed‐Use Overlay document to verify their property’s relevant FCMU Overlay zone.   2.   The Community Development Director, or designee, may determine that a proposed use that is not  specifically listed in the table below is in keeping with the vision and intent for the FCMU Overlay and  therefore may be allowed if it meets all of the following criteria:  a.  The characteristics of and activities associated with the proposed use is similar to one or more of  the permitted uses in the table below, and will not involve substantially greater intensity than the  other uses permitted within the FCMU Overlay;  b.  The proposed use will be consistent with the purpose and intent of the FCMU Overlay;  c.  The proposed use will be compatible with the other uses listed for the FCMU Overlay.     FCMU‐C FCMU‐B NOTES  RESIDENTIAL  Home Occupations, including Cottage  Food Operations P P   Live/Work  P P Refer to RMC Section 17.30.210 – Live/Work  Multi‐Family Dwellings (standalone) P P   Multi‐Family Dwellings   (as part of a Mixed‐Use Project) P P   Residential Accessory Uses   and Structures P P   Single Room Occupancy CUP CUP   Veteran Housing P P   Small Lot Subdivision P P   Supportive Housing P P   Transitional Housing P P   CARE USES  Child care, small P P   Child care, large AUP AUP   Residential Care Facilities (6 or fewer) P ‐    Residential Care Facilities (7 or more) CUP ‐    PUBLIC AND CIVIC  Colleges and Universities ‐ P   Community Garden P P               (Supp. No. 33, 12‐20)    Page 23 of 37   FCMU‐C FCMU‐B NOTES  Cultural Institutions CUP CUP   Educational Institution (Private) CUP CUP   Park and Recreation Facilities P P   Places of Religious Assembly CUP ‐    Public Utility Facilities AUP AUP   Telecommunication Facilities/  Wireless Telecommunication Facilities CUP CUP   COMMERCIAL  Animal Grooming Services P P   Automobile Car Wash/ Detailing ‐ ‐    Automobile Sales/Rentals –   New or Used ‐  ‐    Automobile Service Station ‐ ‐    Eating and Drinking Establishments:  Drive‐Thru’s P P  Drive‐thru access aisles should provide sufficient space  before the menu board(s) to accommodate at least  five (5) waiting vehicles and at least five (5) waiting  vehicles between the menu board(s) and the drive‐up  service window.  Eating and Drinking Establishments:   No Alcoholic Beverage Sales P P   Eating and Drinking Establishments:   With “On Sale” ABC License  CUP CUP  A sit‐down restaurant larger than 4,000 s.f.is  permitted to serve alcohol without a CUP, provided  that a valid license from the CA Dept. of Alcoholic  Beverage Control is obtained. See RMC 17.04.050 for  definition of sit‐down restaurant.  Financial Services P P   Food and Beverage Retail Sales P P   Health/Fitness Club (small) P P   Health/Fitness Club (large) AUP AUP   Motel (49 or less guest rooms) ‐ ‐    Hotel (50+ guest rooms) CUP CUP   Medical Office P P   Office P P   Personal Care, Barber and Beauty  Shop P P Massage use is not permitted in any overlay zones.  Personal Care, Nail Salon P P  Personal Care, Beauty Health  Spa/Health Centers AUP AUP Massage as an incidental use and occupying no more  than 25% of the floor area.  Repair Service (including bicycles,  excluding automotive) P P   Retail Sales (General) P P   Outdoor/Sidewalk Dining   (accessory use to eating and drinking  establishments)  P P  Refer to RMC 17.28.040.H.4.  Tutoring Services (small) P P   Tutoring Services (large) AUP AUP   Veterinary P P   ACCESSORY              (Supp. No. 33, 12‐20)    Page 24 of 37   FCMU‐C FCMU‐B NOTES  Height Exceptions for Roof  Projections AUP AUP  Parapet not to exceed five (5) feet in height to screen  rooftop equipment and structures from public view.  If  the rooftop is accessible to the public (e.g., open  space, recreational amenities, etc.), a five (5) foot  wide landscaped planter shall be constructed along  the inside perimeter of the parapet for additional  screening from the public view.    Projections to allow rooftop access and use amenities  with maximum height of ten (10) feet (e.g., elevator  housing, stairways, trellis, etc.) may be allowed by the  Community Development Director subject to the  approval of an AUP application.  Tour Bus Parking   (Hotel Only) P P  Two parking spaces designed for and identified as  “tour bus parking only” are required to be provided by  a hotel facility.  “‐“ – Not Permitted  P – Permitted Use  AUP – Administrative Use Permit  CUP – Conditional Use Permit    D.  Development Standards.  1.     The following development standards identified below apply to individual properties based on the  location and application of the designated FCMU Overlay zones. Property owners, developers, and  applicants should refer to the Freeway Corridor Mixed‐Use Overlay document to verify their property’s  relevant FCMU Overlay zone.         FCMU‐C FCMU‐B NOTES  Minimum Lot Size  (excl. existing legal  nonconforming lots)  10,000 s.f. 30,000 s.f. For Small Lot Subdivision, see  development standards on page 25.  Minimum Density 20 du/ac 30 du/ac   Maximum Density 40 – 60 du/ac   Maximum Floor   Area Ratio 2.0   Land Use Mix  Requirement for Mixed‐ Use  65% residential,   35% non‐residential  1. Up to 5% of the non‐residential land  use mix requirement may be satisfied by  the provision of common residential  laundry, mail, or other common usable  space located at ground level and facing  the street, as approved by the Community  Development Director.    2. Deviations from the land use  percentage mix up to 10% may be  approved by the Director of Community  Development.    3. Additional deviations from the land use  percentage mix up to 20% may be  allowed through the provision of the  Community Benefits Program. Refer to  17.28.040.F.              (Supp. No. 33, 12‐20)    Page 25 of 37         FCMU‐C FCMU‐B NOTES  Maximum Height  Mixed‐Use: 65 ft.   Residential: 35 ft.  1. No story requirement. Story  requirements of underlying base zone  does not apply.    2.  Up to 5 ft. beyond the height limit is  allowed for unique architectural elements  as determined by the Community  Development Director. Parapets (up to 5  ft. in height) may be permitted for  buildings with roof access. To alleviate  bulk and mass, parapets shall be set in  equal to the height of the parapet or shall  consist of a different material from the  building wall, per approval by the  Community Development Director.  Ground Floor    Minimum Height;   Minimum Glazing     14 ft.;   50%  Residential only projects are exempt from  the 14 ft. minimum ground floor height  requirement.  Setbacks  Front  MU: 0 ft.   Res: 10 ft. min.  For small lot development under 10,000  s.f., porches, stoops, or other building  frontage types serving as an entry to a  residential unit(s) may encroach 5 ft. into  the required front setback.  Side  MU: 0 ft.   Res: 5 ft. min.    Side Adjacent to R‐1 or   R‐2 Zones  10 ft. min.; A wall plane over two stories shall  be setback 15 ft. min. from the property line; A  wall plane over three stories shall be setback  20‐ft. min. from the property line.  1. Refer to Exhibit 1.    2. Properties located along an alley,   where the alley separates said property  from an adjacent R‐1 or R‐2 zone, are not  required to comply with this requirement.  Rear  Mixed‐Use: 20 ft. min.   Residential: 20 ft. min.    Rear Adjacent to R‐1 or   R‐2 Zones  20 ft. min.; A minimum of thirty percent of the  wall plane over two stories shall be setback 25  ft. from the property line; A minimum of fifty  percent of the wall plane over three stories  shall be setback 30 ft. from the property line.  1. Refer to Exhibit 2.    2. Properties located along an alley,  where the alley separates said property  from an adjacent R‐1 or R‐2 zone, are not  required to comply with this requirement.  Open Space   Minimum Common   Minimum Private     150 s.f./du   50 s.f./du     150 s.f./du   60 s.f./du    Minimum Landscaping 6%   Small Lot Subdivision    Dwelling Unit Per Lot: One (1)  Minimum Lot Area: 1,250 s.f.  Minimum Lot Width: 20 ft.  Minimum Lot Depth: 50 ft.  Minimum Lot Coverage: 70% of the small lot                (Supp. No. 33, 12‐20)    Page 26 of 37           Exhibit 1: Side Setbacks Adjacent to R‐1 and R‐2 Zones                 Exhibit 2: Rear Setbacks Adjacent to R‐1 and R‐2 Zones    Parking  Residential (incl. Guest) – For residential portion, project shall provide no less than 1.0 spaces/du.  Residential   Studio & One  Bedroom   2‐Bedroom +   Guest   Live/Work     1 space/du     2 space/du   0.5 space/du   Refer to RMC Section 17.30.110    1. All stalls shall be double striped and  standard sized.    2. The required parking stalls may  include up to 25% of the total stalls as  compact parking.    3. Required residential guest parking  may be shared with the non‐residential  portion of a mixed‐use project.    4. For small lot development under  10,000 s.f., guest parking may be  reduced to 0.25 spaces/du with approval  by the Director of Community  Development.  Non‐Residential  Non‐Residential   Restaurant <2,500 s.f.   Restaurant >2,500 s.f.   Non‐Residential   (no restaurant/hotel)   Hotel           Shopping Center   1 space/400 s.f.   1 space/200 s.f.   1 space/400 s.f.     1 space/Sleeping Unit; plus  o 1 space/50 s.f. of meeting room,   exhibition space, dance hall  o 1 space/300 s.f. of restaurant  o 1 space/400 s.f. of all other uses  A shopping center that has four (4) or less tenants  is parked by use. If a shopping center has more  than four (4) tenants, then it is parked at the  following ratios:   Up to 100,000 s.f. of floor area:   1 space/250 s.f.   Over 100,000 s.f. of floor area:   1 space/280 s.f.  1. All stalls shall be double striped and  standard sized.    2. Other than restaurants or hotels, the  required parking stalls may include up to  25% of the total stalls as compact  parking.    3. For small lot development under  10,000 s.f., on‐street parking spaces may  be counted towards the non‐residential  parking requirements. Only full‐length  on‐street parking spaces along the  parcel frontage will be applied.  Driveways   One‐Way   Two‐Way   Min. 14‐ft., Max. 20‐ft.   Min. 24‐ft., Max. 30‐ft.  For existing parcels under 10,000 s.f.,  driveway widths shall be governed by  RMC 17.112.090.              (Supp. No. 33, 12‐20)    Page 27 of 37  E.  Design Standards.  The following site and building design standards identified below apply to all properties within the FCMU  Overlay.   Site Design  1.  Access and Parking  a.  Vehicular access for corner lots shall be from a side street or from an alley, if feasible.  b.  Access to parking on interior lots shall only have one (1) vehicular access point, unless the property  has more than three hundred (300) feet or more of street frontage.  c.  Up to 30% of required parking may be located along a public street frontage. All other required parking  shall not be located between any building and public street frontage.  d.  Residential parking shall be separate from non‐residential parking and accessed through a secure  gated entrance. However, parking areas for required residential guest parking may be combined with  required non‐residential parking.  e.  On‐site 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 (5) feet in‐depth  landscape buffer. Further, parking that is visible from the public right‐of‐way shall be buffered from  the street, sidewalk or lot line by a minimum five (5) feet in‐depth landscape buffer that includes a  decorative wall no higher than three (3) feet to screen the vehicles.   f.  Tandem parking within allowed parking areas may be allowed with an AUP for multi‐family projects  and the residential component of mixed‐use projects. Tandem parking is permitted for nonresidential  uses. When a nonresidential use’s tandem parking is permitted, an affidavit shall be signed for the  valet parking use.  g.  On the same premises with every building, structure or part thereof erected or occupied for  manufacturing, storage, warehouse, goods display, department store, wholesale or retail market,  hotel, restaurant, hospital, laundry, dry cleaning plant, or other uses similarly involving the receipt or  distribution of vehicles carrying materials or merchandise, there shall be provided and maintained on  the lot a minimum of one off‐street or off‐alley loading space for each six thousand (6,000) square  feet of floor area of building for standing, loading and unloading services in order to avoid undue  interference with the public use of the streets or alleys. Required loading space may be included  within the required parking space adjacent to a building.  h.  Parking stalls shall be striped with three‐inch double lines, six inches apart. The stall width shall be  measured from the center point of each double striped marking.  i.  Customer parking shall be a minimum dimension of nine feet wide by eighteen (18) feet deep. Parking  stalls may overhang landscape planters by two feet.  j.  Compact car parking standards. The use of compact car parking shall be allowed only for  manufacturing, industrial, commercial and office uses. The number of compact car parking stalls may  consist of 25% of the total number of required parking stalls. Each compact car parking space shall be  eight feet wide and sixteen (16) feet long. All stalls must be identified by painting "Compact" in each  stall using letters no less than ten (10) inches in height. Support columns and/or lighting standards  shall not intrude into the minimum dimensions. Compact car parking shall be, as much as is practical,  grouped in a common location subject to the approval of the Community Development Director.              (Supp. No. 33, 12‐20)    Page 28 of 37  k.  Support columns and/or lighting standards shall not intrude into the minimum parking stall  dimensions. Where a parking stall is located abutting a wall, column, or similar structure, the stall  width shall be increased by two feet.  l.  Design standards for handicapped parking stalls shall be provided in accordance with accepted State  standards and shall be considered as part of the parking space requirements for the given facility.  2.  Open Space  Each type of open space has a different purpose and user; the requirements for one type of open space  cannot be satisfied by another.  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 usable public open space than is  required, see RMC Section 17.28.040.F.  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 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 ten (10) feet and  may incorporate any areas of the site except where it is within five (5) 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, pool equipment, or utility areas.  c.  Usable 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 fifteen (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 two sides, shall have a minimum width of forty  (40) feet, for lots more than sixty feet in width and 20’ in width for lots less than sixty feet in width  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  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              (Supp. No. 33, 12‐20)    Page 29 of 37  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.  Usable private open space must be open air, not fully enclosed with walls. Usable private open space  may be enclosed with a three (3) foot high wrought iron rail, partial wall, or other complementary  material as permitted by the Community Development Director. Usable private open spaces cannot  be covered by a roof by more than 50% of the area; however, balconies can have up to 100% ceiling  coverage.  3.  Landscaping  a.  All landscape and irrigation plans shall comply with the requirements found in RMC Chapter 13.08 –  Water Efficient Landscapes.  b.  Landscape plans shall consist of a combination of trees, shrubs, and groundcover.  i.  Tree material shall be a minimum of fifteen (15) gallon in size and comprise a minimum of 15% of  the area devoted to landscaping.  ii.  All shrubs shall be a minimum of five (5) gallon in size.  iii.  Accent plantings shall be utilized at primary site and building entries for enhance project  aesthetic.  4.  Walls and Fences  a.  A six‐foot high masonry wall shall be constructed along the property line of any lot where a mixed‐use  development is adjacent to property zoned and/or used for residential purposes. Said wall shall be  limited in height to forty‐two (42) inches where it abuts the required front yard setback on an adjacent  property zoned or used for residential purposes.  b.  All walls on a property shall complement the architectural style and design of the primary building of  a development.  c.  Chain‐link, wood, barbed wire, razor‐wire, and spiked fence‐types are prohibited.  5.  Lighting  a.  A photometric survey (lighting plan) may be required at the discretion of the Community Development  Director for new lighting proposed in a development.  b.  All developments shall have exterior lighting that provides adequate visibility at entrances, public  sidewalks, open areas, and parking lots with a safe level of illumination at night.  c.  Exterior lighting shall be of low intensity and shielded so that light will not spill out onto surrounding  properties or project above the horizontal plane. In residential/commercial mixed‐use and  commercial/industrial mixed‐use development, the lighting for commercial uses shall be  appropriately shielded so that it does not negatively impact the on‐site residential units.  d.  Flashing, revolving, or intermittent exterior lighting visible from any property line or street shall be  prohibited, except if approved in conjunction with a public art project or as an accessory feature on a  temporary basis in conjunction with a special event permit.  e.  Lighting shall be integrated with landscaping wherever possible.  6.  Trash and Loading  a.  Trash and recycling areas shall comply with the relevant provisions of RMC Section 17.32.050.              (Supp. No. 33, 12‐20)    Page 30 of 37  b.  Where loading areas are proposed on‐site, they shall be clearly marked and identifiable.   7.  Mechanical Equipment, Loading Zones, and Service Area Screening  a.  Wall‐mounted equipment shall be flush with the exterior building walls and painted to match the color  of the exterior of the building and screened from the view of any public right‐of‐way. Window‐ mounted air conditioners or exterior‐mounted fans shall be prohibited.  b.  Ground‐mounted and pad‐mounted mechanical or utility equipment and other such similar  equipment shall be screened from view from all public rights‐of‐way and adjacent properties by  architectural building features, fencing or landscaping.  c.  Rooftops should be designed in a way that acknowledges their visibility from other buildings and the  street. Equipment shall be screened on all four sides from both the street and neighboring buildings  using parapets or similar architectural features and from the top where visible from an adjacent  building of greater height.  d.  Service and loading zones where visible from public streets and views from neighboring buildings and  properties shall be screened by the use of decorative walls and/or dense landscaping that will serve  as both a visual and a noise barrier.  8.  Noise  a.  To minimize noise disturbance, mechanical equipment shall be insulated and shall be setback a  minimum of four (4) feet from any adjacent property zoned or used for residential purposes.  b.  Residential portions of a mixed‐use project shall be designed to limit the interior noise of the non‐ residential portions of the project. Design interventions to limit interior noise may include but are not  limited to building orientation, double paned windows, enhanced wall and ceiling insulation, and/or  orientation and insulation of vents, among others.  9.  Signs  a.  A uniform sign program shall be approved by the Planning Division for each development.  b.  Permitted sign types shall be limited to wall, window, awning, and monument signs and shall not be  located above the first floor.   c.  Building‐mounted signs, including wall, window, and awning, shall not exceed a cumulative total of  one (1) square foot of area per one lineal foot of building frontage of each business.  d.  A monument sign shall be used only to identify multiple businesses in the commercial portion of a  mixed‐use development based on the following criteria:  i.  One‐third (1/3) square foot of monument sign area per one lineal foot of lot frontage with a  maximum of fifty (50) square feet.  ii.  The entire sign structure shall be considered as sign area.  iii.  The sign copy area shall not exceed 60% of the background wall area.  iv.  All monument signs shall contain only the name of the development and/or the names of the  businesses.  v.  Monument signs shall not encroach into any required landscaped setback area when abutting  open areas or encroach more than one‐half the required landscaped setback area when located  in front of a building.  vi.  Sign copy shall be backlighted or indirectly lighted.              (Supp. No. 33, 12‐20)    Page 31 of 37  vii.  The background wall of the monument sign shall not exceed six feet in height.  viii.  A maximum of one (1) sign per development.  ix.  The monument sign shall be setback a minimum of three feet from the property line at a location  where the building is setback a minimum of ten (10) feet.  e.  For a list of prohibited sign types within the FCMU Overlay, refer to RMC 17.116.050.  Building Design  1.  Good Neighbor  a.  Buildings shall be designed to maximize privacy of adjacent R‐1 and R‐2 zoned properties through  appropriate placement of windows, doors, decks, roof decks, and balconies.  b.  Windows shall be located so that sight lines maximize privacy on adjacent R‐1 and R‐2 zoned  properties. Translucent/obscured glass or windows with higher sills may be utilized to allow for  interior illumination while maintaining privacy.  c.  Upper‐story decks, roof decks, and balconies shall be oriented towards the street to minimize privacy  concerns on R‐1 and R‐2 zoned properties.  d.  Tall, fast‐growing, and evergreen vegetation shall be utilized along the property lines of R‐1 and R‐2  zones.  2.  Land Use Mix  a.  Where a project proposes a variety of uses within a single project, non‐residential uses shall be  provided at ground level facing the street.  b.  Residential units in a mixed‐use project are not permitted at ground level facing a street.   c.  Live/work uses, whether standalone or as part of a mixed‐use project, are allowed at ground level  facing the street or facing an on‐site street, provided they maintain a commercial aesthetic.  3.  Massing  a.  Variations in projecting and recessed wall and roof planes shall be provided to break‐up the massing  of a building. Surface detailing does not substitute for adequate massing.  b.  Wall planes shall not continue for more than fifty (50) feet without a minimum offset of 2‐feet.  c.  The mass and bulk of new buildings shall relate to and/or transition from existing buildings.  d.  Infill buildings that may be wider than existing facades, shall be broken down to provide the  appearance of a series of structural bays.  4.  Articulation  a.  Building design shall incorporate 360‐degree architecture, which is includes similar massing, roof  forms, wall planes, and detailing on all building elevations.  b.  Architectural elements that add visual interest, scale, and character shall be provided. Architectural  elements include but are not limited to balconies, awnings, shutters, window/door detailing, trellises,  among other potential design interventions.  c.  Use of a minimum of two high‐quality materials like smooth finish stucco, brick, wood, metal, and  stone are encouraged.  d.  Anti‐graffiti paint or coatings shall be used on street facing facades of primary buildings and accessory  structures for the first two stories.              (Supp. No. 33, 12‐20)    Page 32 of 37  5.  Roofs  a.  Buildings with flat or low‐pitched roofs shall incorporate parapets or other architectural elements to  break up long horizontal rooflines.  b.  Hipped or gabled roofs covering an entire building are preferred to mansard roofs and segments of  pitched roofs applied at the building edge.  c.  Parapets shall be well detailed, be three‐dimensional, and of substantial size to complement the  building design. Parapets shall include a minimum of one of the following elements: pre‐cast  elements, continuous banding or projecting cornice, dentils, caps, corner details, or variety in pitch  (sculpted).  d.  Penthouses, parapets, stair and elevator enclosures, and air conditioning units and other mechanical  equipment shall be fully integrated into the overall architectural design of the building and/or 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 and residentially zoned  properties.  6.  Windows and Doors  a.  Windows and doors shall be selected to complement the selected architectural style.  b.  Windows shall be articulated with accent trim, sills, shutters, and/or other elements appropriate to  the architectural style of the building.  c.  Where appropriate to the architectural style, windows shall be setback into walls to create distinct  patterns of shade and shadow.  d.  The street‐level building frontage shall continue for no more than twenty (20) feet without windows,  entrances, or other architectural detailing.  e.  A minimum of 50% of the ground floor façade facing any street to a height of eight (8) feet shall be  visually transparent into the building.  f.  Anti‐graffiti glass or film shall be used on street facing windows and doors of primary buildings and  accessory structures for the first two stories.   7.  Entrances  a.  Primary entries shall be clearly identifiable through the use of enhanced design elements, which shall  include a minimum of two of the following: materials/colors, window/door type, awning, signage,  among other possible design interventions.  b.  Where multiple uses are proposed within a building, separate and secure ground floor access entries  shall be provided for each use, with entry design differentiated between the residential and  nonresidential uses  c.  Ground floor design shall be high‐quality and pedestrian‐oriented. 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. Details may 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/or integral signs and sign boards.  d.  Storefronts and usable nonresidential space shall be located along the required ground floor street  frontages of buildings and shall have a minimum usable depth of forty (40) feet along 60% of the  length of the building frontage and shall in no case be less than twenty (20) feet in depth. For small  lots under 10,000 square feet, storefronts and usable nonresidential space shall be located along the              (Supp. No. 33, 12‐20)    Page 33 of 37  required ground floor street frontages of buildings and shall have a minimum usable depth of thirty  (30) feet along 60% of the length of the building frontage and shall in no case be less than fifteen (15)  feet in depth. At a corner lot where storefronts and nonresidential uses are proposed, storefronts and  nonresidential spaces shall turn and wrap around the corner for a minimum length of twenty (20)  feet.  e.  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; the grill  work, regardless of installation method, shall be at least 80% open to perpendicular view. Fixed  decorative grillwork and railings are allowed at the ground floor and shall be at least 80% open to  perpendicular view.  8.  On‐Site Facilities  a.  A private and secure storage space shall be provided for each dwelling unit within a development.  Location of required storage space is preferred within the unit, however, may be located outside of a  unit. If required storage space is located outside the unit, it must be accessible from a common  hallway, private balcony/patio, or in a garage. Storage shall be fully enclosed and not visible.  9.  Encroachments  a.  No part of a structure, permanent attachment, and/or other similar architectural feature may extend  into a required yard or minimum distance between buildings for more than two feet.   b.  No part of a structure, permanent attachment, and/or other similar architectural feature may extend  into the public right‐of‐way without approval of an Encroachment Permit by the Public Works  Department.  F.  Community Benefits Program  The FCMU Overlay provides optional opportunities for increased development intensity concurrently with the  delivery of public improvements or other community benefits to satisfy the increased demand for public  amenities that come with mixed‐use developments. The FCMU Overlay Community Benefits Program is  applicable to all properties within the FCMU Overlay.   Each zone in the FCMU has development standards detailing the permitted floor area ratio and dwelling units  per acre allowed by right. A developer or property owner can increase the height, floor area ratio, and dwelling  units per acre allowed by right in each zone, subject to the delivery of additional amenities by the developer  or property owner. 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 FCMU Overlay Community Benefit Program is based on a point system. Each community benefit type is  assigned a number of points, as described in in the table below. A project may earn points from a single, or  multiple categories, depending on the applicant’s preference. The number of points received is then translated  into increased height, floor area ratio, and dwelling units per acre. The increases vary by zone and land use  type, as shown in the table below.  City staff will be responsible for determining points awarded to an applicant when community benefits are  provided and an increase in development intensity is requested. When community benefits are proposed to  be included as part of a project proposal and an increase in development intensity is requested, City staff shall  prepare administrative findings that validate and quantify the amount of community benefits proposed and              (Supp. No. 33, 12‐20)    Page 34 of 37  subsequently the increase in development intensity allowed. Findings shall also address that the community  benefits proposed are consistent with community goals, as envisioned in this FCMU Overlay and in the General  Plan.    Type of Benefit  Provided  Maximum  Points Basis for Calculating Points  Lot Consolidation 25  Consolidation of small or undersized properties. For every one or more  parcels that are consolidated into a single parcel and recorded with the  City, 25 points will be awarded.  Public Open  Spaces 40  For 10% or more of the site area, the public open space(s) provided is  landscaped, provides shade trees, seating areas, bicycle racks, trash  receptacles, and/or other amenities. Public open spaces to be located at  street level and accessible to the public and may be in the form of plaza,  park, courtyard, or paseo.  Public Art 30 Inclusion of art/cultural spaces or uses within development projects. Must  equal 5% of the construction value of the project.  Family Friendly  Development 20 Provide more than 10% of total housing units as three bedrooms or larger.  Non‐Residential  Component of  Mixed‐Use  20  Average commercial tenant size spaces of 2,000 square feet or more to  provide national or regional tenant opportunities. The project will receive  a 5% increase in residential to make the split 70% residential to 30%  commercial.  Public Parking 30  Publicly accessible parking spaces provided in excess of minimum on‐site  required parking. For every 1 standard parking space marked for public use  and made permanently available, 2 points will be awarded.  Sustainable Design 20 Building achieves CALGreen Tier 1, or equivalent certification.  Veteran Housing 25  Provision of deed‐restricted housing units within a development, whether  for sale or for rent, that are made available to Veterans at the moderate‐ income level or below, as defined by the U.S. Dept. of Housing and Urban  Development. For every Veteran’s unit provided, 25 points will be  awarded.    Maximum FAR or Density Permitted with the Provision of Community Benefits  Points  Earned  All FCMU Zones  Commercial Land Use Mixed‐Use/Residential Land Use  FAR FAR Density  0  1‐20  21‐40  41‐60  61‐80  81‐100  0.35  0.60  0.60  0.60  0.60  0.60  2.00  3.00  3.00  3.00  3.00  3.00  60  67  74  81  88  95  Note: Community Benefits Program Points totaling 21 points and above may be applied for additional flexibility in the land use  percentage mix up to 20%.                    (Supp. No. 33, 12‐20)    Page 35 of 37  G.       Density Bonus  As provided by SB 1818 – State Density Bonus Law and outlined locally for implementation in RMC Chapter  17.84 – Density Bonus, applicants may choose to apply for a density bonus as part of a project proposal  within FCMU Overlay designated zones, so long as the residential or mixed‐use development includes five or  more dwelling units. As noted in the RMC 17.84, projects requesting density bonuses, concessions, and/or  incentives are required to be approved by the City Council and subject to the provisions of RMC Section  17.84.140 and other applicable requirements of the RMC. Applicants interested in pursuing a density bonus  as part of their project should refer to the relevant requirements outlined in RMC Chapter 17.84. If a density  bonus under SB 1818 is granted, density or intensity bonus associated with the provision of Community  Benefits will not be granted.  H. Urban Design.  Public Realm  The public realm refers to the area from the back of the curb to the face of a building. The following design  standards have been provided to guide the design of the public realm in support of providing an enhanced and  enjoyable public realm for residents, visitors and the community at‐large.   1.  Sidewalks  An interconnected sidewalk network provides safe and convenient access for use by pedestrians, while  also providing opportunities for the provision of pedestrian amenities. The following sidewalk  requirements are applicable to all projects within the FCMU Overlay.  a.  The building setback shall be twelve (12) feet, as measured from the curb face, and shall be in the  form of both existing right‐of‐way and/or a recorded pedestrian access and utility easement.  b.  The building setback area shall include a minimum seven (7) foot‐wide detached sidewalk (clear zone)  and a minimum five (5) foot wide parkway (amenity zone) adjacent to all public streets. The amenity  zone shall be located between the curb face and the clear zone. The clear zone shall be located  between the building and the amenity zone.  c.  The clear zone shall be unobstructed by any permanent element for a minimum width of seven (7)  feet and a minimum height of eight (8) feet. However, outdoor/sidewalk dining, a nonpermanent  element, may be allowed as outlined in RMC Section 17.28.040.H.4.  d.  The amenity zone may include street trees, landscaping, public signs, public art, street lighting, street  furniture, and/or other pedestrian‐oriented amenities.  2.  Street Trees  Street trees provide a consistent character along roadways, providing both functional and aesthetic  attributes to the built environment. The following street tree requirements are applicable to all projects  within the FCMU Overlay.  a.  Street trees shall be selected based upon the prevailing street trees existing along the primary public  roadway adjacent to a project site. Applicant should consult the City’s Urban Forester to assist in  determining the most appropriate street trees for a given project location.  b.  The parkway (amenity zone) shall be planted with street trees at an average spacing not greater than  thirty (30) feet on center.  c.  Where mature trees are proposed to be removed as part of a project proposal, removal shall be  subject to review and approval by the City’s Urban Forester. Mature trees that are approved for  removal shall be replaced as part of a project with a new tree that has at least a twenty‐four (24) inch              (Supp. No. 33, 12‐20)    Page 36 of 37  box and is consistent with the species to be removed and/or as may be approved by the City’s Urban  Forester.   3.  Streetscape Furnishings  Streetscape furnishings enliven the public realm and facilitate the creation of a “community living room”.  Streetscape furnishings include but are not limited to benches, trash cans, bicycle racks, public art,  planters, tree grates, among others.  a.  All streetscape furnishings proposed shall be reviewed and approved by the Public Works Department  for durability of materials and ease of maintenance.  b.  Design and selection of streetscape furnishings shall consider the safety, security, convenience, and  comfort of the user.  c.  Materials and colors of streetscape furnishing shall be selected to create a consistent and coherent  aesthetic. Where streetscape furnishings have been recently installed adjacent to a proposed  development, said development shall match the streetscape furnishings palette for consistency.  d.  Benches and trash receptacles shall be placed at an interval of 200‐feet along primary street frontages.  e.  All streetscape furnishings shall be securely anchored to the ground and a graffiti‐resistant coating  applied to ensure longevity of installations.  f.  Where appropriate, streetscape furnishings shall be ground together to facilitate more efficient use  of parkway space.   4.  Outdoor/Sidewalk Dining  Outdoor/sidewalk dining promotes pedestrian activity and vibrancy of mixed‐use areas and is encouraged  within the FCMU Overlay area.   Location  a.  Outdoor/sidewalk dining, where permitted, may be located on the public right‐of‐way adjacent to the  restaurant serving the outdoor/sidewalk dining. Approval for outdoor/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 outdoor/sidewalk dining shall leave clear space for pedestrian movement between the outer edge  of the dining and the curb line. Outdoor/sidewalk dining located at street intersections shall provide  a fifteen (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.  c.  No outdoor/sidewalk dining shall be located within fifteen (15) feet of a bus stop or bus shelter.  Physical Design Requirements  a.  All furnishings of outdoor/sidewalk dining including, but not limited to, tables, chairs and decorative  accessories, shall be readily movable.  b.  No part of outdoor/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 an outdoor/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.              (Supp. No. 33, 12‐20)    Page 37 of 37  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.  Outdoor/sidewalk dining shall not be arranged so as to restrict the use of emergency exits, fire escapes  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 heating or misting equipment may be used only where space permits.  h.  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.  i.  Awnings shall be kept in good repair.  j.  Seating and accessories and other components of the outdoor/sidewalk dining shall be maintained in  a neat and safe manner.  k.  The height of a railing, fence, or planter (including plantings) used to establish boundaries of seating  areas shall be at least twenty‐four (24) inches in height but not higher than thirty‐six (36) inches.  Planters and/or plantings shall be maintained in a neat and orderly manner and shall not encroach  past the approved outdoor/sidewalk dining area.  l.  Plank‐style picnic tables with bench seating are not permitted.  Dining Operation Requirements  a.  Outdoor/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 outdoor/sidewalk dining area and the immediate surroundings of  such area each day after the eating and drinking establishment closes.  c.  Outdoor/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 outdoor/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.  Private Realm  The private realm refers to privately owned property. The following private realm design standards have been  provided to guide the design of projects in furthering the character of and in support of the public realm.  1. Corner Lot  The following applies to properties located at key intersection locations within the FCMU Overlay.  a.  Building architecture at intersection corners, where both streets have four lanes or more, shall receive  special treatment to enhance the pedestrian experience and create visual interest within the built  environment. Special treatments may include, but are not limited to, building cut‐offs, corner  entrances, tower elements, decorative landscaping, enhanced hardscape, and/or other design  interventions.  b.  Buildings on corner lots shall address both streets with an equal level of architectural detail.