Attachment D -PA 24-02 Comment Letter1
MAYOR:
STEVEN LY
MAYOR PRO TEM:
MARGARET CLARK
8838 E. VALLEY BOULEVARD COUNCIL MEMBERS: ROSEMEAD, CALIFORNIA 91770
SANDRA ARMENTA TELEPHONE (626) 569-2100
SEAN DANG
POLLY LOW
March 18, 2024
Diamond Star Associates, Inc.
4100 MacArthur Blvd. Suite 330
Newport Beach, CA 92660
Attn: Donald D. Lamm
SUBJECT: Pre-Application 24-02
8001 Garvey Avenue
Dear Applicant,
Thank you for your interest in the City of Rosemead. On January 3, 2024, the Planning Division
received your Pre-Application submittal for “Central Park Rosemead”, conceptual plans for a
new mixed-use development located in the Garvey Avenue Specific Plan. On March 14, 2024,
revised plans were submitted introducing a Microenterprise Home Kitchen Operations (MEHKO)
concept. The following comments from the Planning and Building and Safety Divisions and the
Public Works Department are based on the preliminary conceptual plans that were submitted.
Staff understands the plans are preliminary for the purpose of the pre-application review.
However, in order for City staff to complete a thorough review of the project the architectural
plans require more detailed information. Please also be aware that additional issues could arise
as more information is received.
Application Requirements
The following entitlement applications and fees for the project will be required. Additional
entitlements may be required once complete sets of plans have been submitted.
1. Tentative Tract Map - $1,503 + $100/lot
2. Possible Specific Plan Amendment or Variance – Specific Plan Amendment: Cost + 10%
and Variance: $1,375 for each variance (Land Use Mix Requirement is not met).
3. Third-Party Geological/Geotechnical Review – Cost plus 10%
Please refer to the attached Geotechnical and Engineering Geology Consultation and
Review Guide.
4. Potential Environmental Review – Cost plus 10%
The includes third party reviews of the environmental document. The applicant will be
required to submit any applicable California Environmental Quality Act fees.
5. Publication - $1046 ($523 for Planning Commission and $523 for City Council) Fee is
subject to change if additional public hearings are required.
City of Rosemead
2
6. LA County Recording Fee - $75.00
7. Development Impact Fees – On June 9, 2015, the City Council adopted Ordinance 949,
to establish Development Impact Fees. The fee for each dwelling unit in a mixed-use
development is $5,197 and $1.242 per 1,000 square feet for retail use and $1.812 per
1,000 square feet for office use.
Project Summary Data
8. The project data summary table should also provide the following information:
i. Name, address, and telephone number of property owner(s), applicant and plan
preparer.
ii. Assessor’s Parcel Numbers
iii. Lot Size (include gross and net square footage)
iv. Landscape/Hardscape calculations
v. Floor Area Ratio (FAR): The maximum floor area ratio in the GSP-MU zone for
mixed-use projects is 1.6:1. However, with the incorporation of the community
benefit incentive, the FAR may be increased to an FAR of 3.0:1. Please provide
the proposed FAR.
9. Name, address, and telephone number of all service providers, including water sewer,
school(s), utility companies, etc.
10. Indicate the type of building construction and occupancy (per Uniform Building Code).
11. Floor-Area Land Use Mix: Per the Garvey Avenue Specific Plan development standards,
the allowable land use mix is 65% residential and 35% nonresidential. However, with
the incorporation of the community benefit incentive, the land use mix may be increased
to 70% residential and 30% nonresidential. Currently, it appears that the conceptual
plans do not meet this requirement. Please provide all residential and nonresidential
square footage in order to calculate the land use mix.
i. Staff acknowledges that conceptual plans for proposed Microenterprise Home
Kitchen Operations (MEHKO). Please be aware that neither the City nor Los
Angeles County has adopted ordinances to permit MEHKO operations. Currently,
the square footage of the proposed MEHKO operations will not count towards the
floor-area land use mix.
Phasing
12. If the project is to be phased, indicate the proposed phases and their sequence of
development and timing.
Site Plan
13. Setbacks: All areas abutting residential use shall comply with the setback requirements
for “Side – Adjacent to Existing Residential, School, or Park Use” and “Rear – Adjacent
to R-1 or R-2 Zoning Districts”. Please see Table 3.4 – Development Standards,
attached. Illustrate that all setbacks and variable height are met on the site and
elevation plans.
3
14. Minimum Building Placement on Lot Frontage: It appears that the requirements have
been met. Please review the requirements in Table 3.4 – Development Standards and
ensure that the final plans meet the requirements. In addition, the project must comply
to the Public Realm and Streetscape requirements listed below:
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.
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
4
b) Includes a shelter, bench and lighting.
Parking
15. Please provide a parking calculation table. Indicate how many off-street parking spaces
will be provided for the residential use, the residential guest parking, and the proposed
commercial use. Please see below for the following requirements:
i. Residential: For residential developments, the project shall provide no less than
1.0 standard sized parking space/dwelling unit.
ii. Residential Guest: In addition to the residential spaces described above, 0.5
standard sized parking space/dwelling unit is required guest parking.
a) Parking provided for residential uses or the residential component of a
mixed-use structure must be covered and secure. Guest parking may
be uncovered. All stalls shall be double stripped and standard sized.
The required parking stalls may include up to 25% of the total stalls as
compact parking.
iii. Restaurants with floor area less than 2,500 s.f. - 1 standard sized parking space
per 400 s.f.
iv. Restaurants with floor area greater than or equal to 2,500 s.f. - 1 standard sized
parking space per 200 s.f.
v. Nonresidential other than Restaurant and Hotel - 1 standard sized parking
space/400 s.f.
16. Please refer to Rosemead Municipal Code Section 17.28.030(D)(2)(c) in regard to
Bicycle Parking. In addition, Bicycle parking spaces provided for residential use must be
covered, secured, and located separately from bicycle parking spaces provided for
nonresidential uses.
17. Access Driveway Width: The minimum width for a two-way access driveway is 24’.
Please label all access driveway widths on the site plan to ensure this requirement is
met.
Landscaping and Open Space
18. Landscaping and tree planting plan including type and location of plant materials to be
used and an irrigation plan, in accordance with the City’s Water Efficient Landscape
Ordinance (RMC Chapter 13.08).
19. Please ensure all landscaped and open space areas are in compliance with Table 3.4 –
Development Standards.
20. Provide a table that includes a breakdown of all square footages associated with the
appropriate category.
a. Usable Public Open Space (Commercial)
i. 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. Usable public open space
does not include libraries, gymnasiums, nor recreation rooms. 50% min.
of usable public open space shall be landscaped.
b. Usable Private Common Open Space. (Residential)
5
i. All usable common open space shall be conveniently located and readily
accessible from all residential units in a residential or mixed-use
development. b. Each usable common open space shall have no side
with a dimension of less than 10’ and may incorporate any areas of the
site except where it is within 5’ 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.
Usable private common open space can occur in the form of a pool area,
tennis courts, private park, or tot lot, etc.
21. Usable Private Open Space. (Residential)
i. Private open space must be open to air, not fully enclosed with walls. Private
open space cannot be covered by a roof by more than 50% of the area; however,
balconies can have up to 100% ceiling coverage. Private open space includes
balconies, patios, or yards. Private open space balcony dimensions shall be a
minimum of 5’ in any direction and private open space ground floor dimension
shall be a minimum of 8’ in any direction. There shall be a minimum of 75 sq. ft.
of usable private open space per unit.
Elevations
22. Ground Floor Height: Please ensure the ground floor height requirements are met.
a. Nonresidential – 14’ minimum
b. Residential – 10’ minimum
23. Please ensure the elevation above street level is compliant with Table 3.4 –
Development Standards.
24. Please ensure the ground floor building design (blank walls and wall glazing) is
compliant Table 3.4 – Development Standards.
25. Please ensure the setbacks for light, air, and privacy are compliant with Table 3.4 –
Development Standards.
26. Please label the height of the building from grade to the highest point (includes elevator
housing, stairways, tanks. Ventilation fans, etc.).
Walls/Fences
27. Walls and Fencing - Indicate the location, height, and type of construction materials of all
walls and fences. The proposed walls shall be decorative and architecturally compatible
with the proposed building’s exterior. Vines shall be planted six (6) feet apart along the
walls to soften the appearance.
Mechanical Equipment
28. Identify all mechanical equipment on the site plan. All ground level and roof top
appurtenances and equipment shall be adequately screened such that they are not
visible from adjacent properties or public right-of-way.
a. Wall mounted equipment shall be flush with the exterior of the building and
painted to match the exterior of the building.
6
b. Ground and pad mounted mechanical equipment and other such equipment shall
be screened from all public rights of way and adjacent properties by architectural
building features, fencing or landscaping
c. Provide a cross section of roof parapets which indicates the height of the parapet
wall in relation to the proposed solar panels and any new mechanical equipment.
Trash
29. Trash Enclosures – Illustrate the location and provide dimensions of the trash enclosure.
Per RMC Section 17.32.050, solid waste and recyclable materials storage areas are
subject to the following criteria:
a. Architectural Design - Enclosed solid waste collection areas shall be conveniently
located and shall be an integral part of the architectural development of
properties with three or more residential units and all properties with
nonresidential development. The enclosure areas shall be of the same
architectural style of the development by the use of colors, materials, and design.
b. Minimum Dimensions - Enclosure dimensions shall be a minimum of six feet six
inches in depth by ten (10) feet eight inches in width for single bin enclosures,
and a minimum of six feet six inches in depth by eighteen (18) feet eight inches
in width for double bin enclosures. Trash enclosures shall be constructed with
reinforced masonry block walls not less than six feet in height and shall be
equipped with self-closing, solid, doors and a solid roof. The roof should provide
adequate clearance to allow complete access of waste bins. The enclosure shall
be designed to accommodate individual bins or containers that protect contents
from adverse environmental conditions that might render recyclable materials
unmarketable.
c. Location. No trash enclosure shall be located in any required parking stall,
vehicle back-up aisle, or required landscaped area.
d. Adequate vehicular access to and from the solid waste collection area shall be
provided.
e. Solid waste collection areas shall be maintained in a closed manner at all times
to prohibit the visibility from public right-of-way or adjacent property. Doors shall
be properly secured to prevent access by unauthorized persons and minimize
scavenging, while allowing authorized persons' access for disposal and collection
of materials.
f. Please contact Republic Services to ensure that onsite waste storage is
adequate.
Lighting
30. Please note the following requirements on the plans:
c. 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.
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. In
residential/commercial mixed-use and commercial/industrial mixed-use
7
development, the lighting for commercial uses shall be appropriately shielded so
that it does not negatively impact the on-site residential units.
e. 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.
f. Lighting shall be integrated with landscaping wherever possible.
Misc.
31. Per Garvey Avenue Specific Plan Section 3.3.4., a market study is required for all mixed-
use project applications. The market study must affirm or support the land use mix and
the extent of the proposed land uses. The market study must be prepared by a reputable
market professional or firm. The City of Rosemead staff will affirm the market
professional or firm’s credentials to prepare such study and affirm the study’s findings.
Staff acknowledges that a market study was provided, however, a revised market study
will have to be submitted once the plans are finalized and near the approval stage.
Comments from Reviewing Agencies
32. Enclosed with this letter are copies of the comment letters from the following agencies:
a. City of Rosemead Public Works Department
b. City of Rosemead Building and Safety Division
Please review the attached comments and respond accordingly as such comments may affect
the proposed project. Staff would like to meet with you to discuss the comment letter and debrief
all comments and direction given at the special joint workshop with the City Council and
Planning Commission.
Please feel free to contact me at (626) 569-2144 or alao@cityofrosemead.org if you have any
questions regarding this matter. Rosemead City Hall is open from 7:00 a.m. to 6:00 p.m.,
Monday through Thursday. City Hall is closed on Fridays.
Sincerely,
Annie Lao
Associate Planner
Cc: Case File: Pre-App 24-02
Enclosures
GARVEY AVENUE SPECIFIC PLAN, FEBRUARY 2018 3 - 20 LAND USE, ZONING, AND DEVELOPMENT STANDARDSSpecific Plan StandardsGSP-OS/PGSP-R/CGSPGSP-MUCommentsDEVELOPMENT INTENSITY AND NEIGHBORHOOD COMPATIBILITYMinimum Lot SizeSee RMC Section 17.08.050 regarding lot area and dimension requirements for direction on an undeveloped, substandard, or nonconforming lot.None6,500 s.f.5,000 sq.Mixed-Use 10,000 s.f.Other 5,000 s.f.Minimum Lot Width50’ 70’ 70’ 100’Maximum DensityWithout the Provision of Community BenefitsN/A 7 dwelling units/gross acre N/A 25 dwelling units/gross acreMaximum DensityWith the Provision of Community BenefitsN/A 25 dwelling units/gross acre N/A 80 dwelling units/gross acreMinimum Unit SizeStudioN/A 600 s.f. N/A 600 s.f.One-BedroomN/A 600 s.f. N/A 600 s.f.Two-BedroomN/A 800 s.f. N/A 800 s.f.Each Additional BedroomAn additional 200 s.f./ bedroom N/A An additional 200 s.f./ bedroomCOMMERCIAL DEVELOPMENT INTENSITYFloor Area Ratio (FAR) Without the Provision of Community BenefitsNone 0.75 maximum 0.75 maximumCommercial: 0.75 maximumMixed-Use: 1.6 maximumFAR With the Provision of Community BenefitsNone 1.0 maximum 1.0 maximum Commercial: 1.0 maximumMixed-Use: 3.0 maximumRequired Floor Area of the Ground Floor Space in a Vertical Mixed-Use Building located along Garvey AvenueN/A N/A N/A Lots with 50’ or less of street frontage: 800 s.f., minimumLots with 51’ or more of street frontage: 20% of the lot area, minimum.A minimum of 20% of the building footprint shall be dedicated to ground floor space.REQUIRED MIXED-USE LAND USE SPLITFloor-Area Land Use Mix N/A N/A N/A65% Residential Use and 35% Nonresidential Use (Mixed-Use Development Only)See Table 3.5 Community Benefit Amenities and Associate PointsTable 3.4 Development StandardsTBDTBDPlease see comment in email.
GARVEY AVENUE SPECIFIC PLAN, FEBRUARY 2018 3 - 21 LAND USE, ZONING, AND DEVELOPMENT STANDARDSSpecific Plan StandardsGSP-OS/PGSP-R/CGSPGSP-MUCommentsBUILDING HEIGHT AND FORMMaximum HeightMaximum height is calculated to the top of roofline or roof structures including but not limited to elevator housing, stairways, tanks, ventilating fans, roof signs, etc.35’ 35’ 75’ 75’Height ExceptionAn additional 5’ beyond the height limit is allowed for unique architectural elements as determined by the Community Development Director.Section 3.4.2 of this Specific PlanMaximum Building LengthBuilding façade lengths may not exceed 300’.BUILDING RELATIONSHIP TO STREETMinimum Building Placement on Lot FrontageMinimum lot frontage that must be developed by a buildingSection 3.4.4 of this Specific PlanNone60% 60%Less than 1.00 acre site – 60%1.00 acre site to 6.99 acre site – 60%xThe 60% requirement may be satisfied with:building placement on the property line(nonresidential) or setback line (residential)for 60% of the lot width,ORxBuilding placement on the property line(nonresidential) or setback line (residential)equal to a minimum of 25% of the lotfrontage, andxVertical feature placement on the propertyline (nonresidential) or setback line(residential) equal to a maximum of 35% ofthe lot frontage. Vertical features satisfyingthis requirement are: (1) highly landscapeddecorative wall, which screens parking areafrom view of the public right-of-way, or (2)a highly landscaped public plaza/publicamenity space incorporating a decorativewall. The vertical feature’s and/ordecorative wall’s design and placementAll decorative walls shall be a maximum of 3’ in height.TBDTBDTBD
GARVEY AVENUE SPECIFIC PLAN, FEBRUARY 2018 3 - 22 LAND USE, ZONING, AND DEVELOPMENT STANDARDSSpecific Plan StandardsGSP-OS/PGSP-R/CGSPGSP-MUCommentsmust be approved by the Community Development Director7.00 acre or greater site – 60%Ground Floor Height14’minimum 10’ minimum 14’ minimumNonresidential: 14’ minimumResidential: 10’ minimumSection 3.4.8 of this Specific PlanElevation Above Street LevelGround Floor Living SpaceN/A2’ minimum3’ maximumN/A2’ minimum3’ maximumSection 3.4.8 of this Specific PlanGround Floor Nonresidential0’ minimum2’ maximumNonresidential FaçadeHeight at or near Street FrontageMinimum height for nonresidential building façade at or near the street frontage, measured to the top of the façade. For single story buildings, a false front or parapet should be used to achieve this minimum height. Where exterior frontage heightvaries along the building frontage, the minimum height shall be considered to be the average height of the building frontage.Section 3.4.8 of this Specific Plan and Figure 3.9N/A25’ minimum25’ minimum25’ minimumGROUND FLOOR BUILDING DESIGNGround Floor Blank WallsThe amount of the ground level wall area directly visible from the street allowed to be left blank. The ground level wall areais defined as that portion of the building elevation from grade to a height of 9’.25% maximumFigure 3.8 of this Specific PlanGround Floor Wall GlazingThe area of ground level wall area that must be glazed with clear glass display windows and entries.Nonresidential: 50% minimumResidential: 40% minimumSection 3.4.5 and 3.4.8 of this Specific Plan and Figure 3.7SETBACKS FOR LIGHT, AIR, AND PRIVACYFrontN/ANonresidential: No minimumResidential: 10’No minimumNonresidential: No minimumGround Floor Residential: 10’Side – Adjacent to Nonresidential Use or Zoning District Other Than R-1 and R-2N/A5’ minimumNo minimum unless required by Community Development Director, Public Works Director, City Manager or his/her designee, or other reviewing agency. In such No minimum unless required by Community Development Director, Public Works Director, City Manager or his/her designee, or other reviewing agency. In such a case, the minimum setback will be determined by the Community Development Director, City Engineer, City Manager, or other reviewing agency.TBDTBDTBDTBDTBDL/W, so nonresidential @ no minimum setback
GARVEY AVENUE SPECIFIC PLAN, FEBRUARY 2018 3 - 23 LAND USE, ZONING, AND DEVELOPMENT STANDARDSSpecific Plan StandardsGSP-OS/PGSP-R/CGSPGSP-MUCommentsa case, the minimum setback will be determined by the Community Development Director, City Engineer, City Manager, or other reviewing agency.Side – Adjacent to Existing Residential, School, or Park UseN/A 10’ minimumSide – Adjacent to R-1 or R-2 Zoning DistrictAll residential, nonresidential, and mixed-use developments shall have a side variable height when abutting R-1 or R-2 zone.This specifies a setback minimum of 10’ from the property line, with the height increasing at a 60 degree angle from that point.N/A10’minimumRearN/ANonresidential: 20’ minimum if abutting residential, otherwise no minimum requiredResidential: The lesser of 20’ or 20% of lot depth20’ minimum if abutting existing residential use, school, or park; otherwise, no minimum required20’ minimum if abutting existing residential use, school, or park, otherwise no minimum requiredRear – Adjacent to R-1 or R-2 Zoning DistrictsAll residential, commercial, and mixed-use developments shall have a rear variable height when abutting R-1 or R-2 zones.This specifies a setback minimum of 25’ from the property line, increasing at a 60 degree angle from that point.PEDESTRIAN-FRIENDLY AUTO CIRCULATION & ACCESSAccess Driveway WidthOne Way: 14’ minimum, 20’ maximumTwo Way: 24’ minimum, 30’ maximumCurb Cuts 1 curb cut/lot, if lot has less than 300’ of lot frontage.1 curb cut/300’ of lot frontage, if lot frontage is greater than or equal to 300’, unless approved by Community Development Director and City Engineer, or City Manager.Example: 450’ lot frontage is allowed 1 curb cut; 600’ lot frontage is allowed 2 curb cuts.Section 3.4.9 of this Specific Plan and Figure 3.11Frontage Dedicated to Parking and/or Driveways 30% of lot frontage maximum 20% of lot frontage maximumPARKINGMinimum Nonresidential Vehicle ParkingRestaurantN/A N/A1 standard sized parking space/300 s.f.Restaurants with floor area less than 2,500 s.f.: 1 standard sized parking space per 400 s.f.All stalls shall be double Side yard setback along east property line is adjacent to residential use (mobile home park)Side yard setback along northwest property line is adjacent to R-2 zone.Please see comment in email. Rear yard setback along north property line is adjacent to R-2 zone.
GARVEY AVENUE SPECIFIC PLAN, FEBRUARY 2018 3 - 24 LAND USE, ZONING, AND DEVELOPMENT STANDARDSSpecific Plan StandardsGSP-OS/PGSP-R/CGSPGSP-MUCommentsRestaurants with floor area greater than or equal to 2,500 s.f.: 1 standard sized parking space per 200 s.f.Outdoor seating area utilized in conjunction with an approved eating and/or drinking establishment shall not count towards calculations for off-street parking requirements. However, if the outdoor area is utilized in conjunction with nonresidential use, other than eating and/or drinking establishment, such outdoor area shall count towards calculations for off-street parking requirements.striped and standard sizedHotelN/A N/A N/A1 standard sized parking space per living or sleeping unit plus:1 standard sized parking space for every 50 s.f. of dance hall, exhibition space, meeting room;1 standard sized parking space per 300 s.f. for restaurant space; and1 standard sized parking space per 400 sq. of all other uses within the hotelAll stalls shall be double striped and standard sizedNonresidential other than Restaurant and HotelN/A1 standard sized parking space/300 s.f.1 standard sized parking space/300 s.f.1 standard sized parking space/400 s.f.All stalls shall be double striped and standard sized. The required parking stalls may include up to 25% of the total stalls as compact parkingMinimum Residential Vehicle ParkingResidential (includes guest parking)N/AFor residential developments, the project shall provide no less than 1.0 standard sized parking space/dwelling unit.N/AFor residential developments, the project shall provide no less than 1.0 standard sized parking space/dwelling unit.All stalls shall be double stripped and standard sized. The required parking stalls
GARVEY AVENUE SPECIFIC PLAN, FEBRUARY 2018 3 - 25 LAND USE, ZONING, AND DEVELOPMENT STANDARDSSpecific Plan StandardsGSP-OS/PGSP-R/CGSPGSP-MUCommentsIn addition to the residential spaces described above, 0.5 standard sized parking space/dwelling unit is required guest parking.Parking provided for residential uses must be covered and secure. Guest parking may be uncovered.In addition to the residential spaces described above, 0.5 standard sized parking space/dwelling unit is required guest parking.Parking provided for residential uses or the residential component of a mixed-use structure must be covered and secure. Guest parking may be uncovered.may include up to 25% of the total stalls as compact parking.Minimum Bicycle ParkingBicycle ParkingSee RMC Section 12.32.030 (B). See RMC Section 12.32.030 (B).Bicycle parking spaces provided for residential use must be covered, secure, and located separately from bicycle parking spaces provided for nonresidential uses.See RMC Section 12.32.030 (B).See RMC Section 17.28.030(D)(2)(c).Bicycle parking spaces provided for residential use must be covered, secured, and located separately from bicycle parking spaces provided for nonresidential uses.LANDSCAPING AND OPEN SPACELandscaping N/ANonresidential: 6% MinimumResidential: 20% minimum.6% minimum 6% minimumUsable Public Open Space –Nonresidential Uses or Nonresidential Component of Mixed-UseN/A 5% of total parcel area, minimumSection 3.4.11 of this Specific PlanRequired Landscaping of Public Open Space for Nonresidential Uses or Nonresidential Component of Mixed-UseN/A40% of usable public open space, minimum40% of usable public open space, minimum50% of usable public open space, minimumSection 3.4.11 of this Specific Plan (Additional landscaping may be required outside open space areas)Usable Private Common Open Space – Residential Uses and Residential Component of Mixed-UseN/A 150 s.f./dwelling unit minimum N/A150 s.f./dwelling unitminimumSection 3.4.11 of this Specific PlanPrivate Usable Open Space Private open space must be open to air, not fully enclosed with walls. Private open space cannot be covered by a roof by more than 50% of the area; however, balconies can have up to 100% ceiling coverage. Private open space includes balconies, patios,or yards.N/A75 s.f./dwelling unit minimumOR1. 60 s.f./dwelling unit minimum;N/A75 s.f./unit minimumOR1. 60 s.f. /dwelling unit minimum;Section 3.4.11 of this Specific PlanTBDTBDTBDTBDTBDTBDPlease providebicycle parking.
GARVEY AVENUE SPECIFIC PLAN, FEBRUARY 2018 3 - 26 LAND USE, ZONING, AND DEVELOPMENT STANDARDSSpecific Plan StandardsGSP-OS/PGSP-R/CGSPGSP-MUComments2. Private usable open space squarefootage per unit and usable privatecommon open space square footageper unit shall total at least 350 s.f./unit; and3. Approval of the CommunityDevelopment Director.Sidewalks, walkways, equipment areas associated with usable private open space are not eligible for inclusion in the calculation.2. Private usable open space square footage perunit and usable private common open spacesquare footage per unit shall total at least 350s.f./ unit; and3. Approval of the Community DevelopmentDirector.Sidewalks, walkways, equipment areas associated with usable private open space are not eligible for inclusion in the calculation.Private Open Space Ground Floor DimensionN/A 8’ in any direction minimum N/A 8’ in any direction minimumSection 3.4.11 of this Specific PlanPrivate Open Space Balcony DimensionN/A 5’ in any direction minimum N/A 5’ in any direction minimumSection 3.4.11 of this Specific PlanTBDTBDTBD