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CC - Item 2A - Project Status And Legislative Direction – General Plan And Zoning Code UpdatesROSEMEAD CITY COUNCIL/ PLANNING COMMISSION STAFF REPORT TO: THE HONORABLE MAYOR AND CITY COUNCIL THE HONORABLE CHAIR rPLANNING COMMISSION FROM: BEN KIM, CITY MANA DATE: MAY 22, 2024 SUBJECT: PROJECT STATUS AND LEGISLATIVE DIRECTION — GENERAL PLAN AND ZONING CODE UPDATES SUMMARY In March 2023, the City of Rosemead launched a General Plan and Zoning Code Updates to revise the City's existing Zoning standards to support continued growth and demand for housing and mixed-use projects. Following a Request for Proposals (RFP), the City selected the land use planning firm, Psomas ("Consultant" hereafter), to analyze and update the City's existing General Plan, Zoning Code, and corresponding Environmental Impact Reports (EIR). The Consultant's directives are to: 1) implement the policies of 2021-2029 Housing Element; 2) incorporate consistency with recent California State laws and; and, 3) identify zoning code updates to support further residential, commercial, mixed-use development, and best planning practices citywide. DISCUSSION Over the last year, the Consultant collaborated with City staff and the Commercial Task Force Subcommittee (CTF) to research and analyze the existing physical and regulatory status of the City's General Plan, Zoning Code, and the Garvey Avenue Specific Plan (GASP). The Consultant then prepared a number of options for City consideration, to update the General Plan, Zoning Code, and the GASP to be consistent with the vision and goals of the 2021-2029 Housing Element, CEQA', and California State law as of January 1, 2024. This staff report and the corresponding PowerPoint (Attachment `B") are organized into four sections accompanied by a few attachments: • Section I summarizes the proposed consolidation of the Freeway Commercial Mixed -Use (FCMU) and Residential -Commercial Mixed -Use Development (RC-MUDO) Overlay Zones into a new Mixed -Use Overlay Zone (MUOZ) that would support the expansion of mixed-use citywide in addition to the rezoning of ten parcels identified by the Housing Element to be redeveloped for mixed-use or multi -family development. ' California Environmental Quality Act (CEQA). AGENDA ITEM 2.A City CounciUPlanning Commission Staff Report May 22, 2024 Page 2 of 19 • Section II discusses three scope alternatives for possible CEQA compliance, to be prepared by the Consultant, to support the proposed mixed-use expansion at varying intensities in Section I. The three options range from an FIR Addendum, Supplemental EIR, or a Subsequent EIR. • Section III summarizes General Zoning and Zoning Code Updates and maintenance identified by the Consultant and CTF to provide greater clarity, support residential, commercial, and mixed-use development, best planning practices, and comply with recently enacted California State laws. • Section IV introduces further topics of interest discussed by the CTF and City staff that may be pursued with an approved, expanded scope of work for the Consultant. • Attachment "A": Project Decision Matrix—Attachment "A" outlines key decisions from Sections I-IV for the Planning Commission and City Council to determine during the joint workshop session. These decisions will inform final revisions for the General Plan and Zoning Code Updates, as well as any necessary scope or contract augmentations for the Consultant to complete the work. General Plan and Zoning Code Updates Section I — Expansion of Mixed -Use Overlay Zone (new RMC 17.28 050) and Housing Element Rezoning Efforts In the City's original Request for Proposals (RFP), the City requested an analysis of the existing mixed-use overlay zones in the City and possibly combining them into a single Mixed -Use Overlay Zone (MUOZ). This would provide clarification and consistency in the future design, interpretation, and implementation of mixed-use development through consolidated development standards. In addition, it would also allow the City to expand and connect geographically disparate areas of existing commercial, residential, and mixed-use zones, according to the adopted General Plan policies, excerpted in Attachment "C". At present, the City of Rosemead has three mixed-use overlay zones: 1. Freeway Commercial Mixed Use (FCMU) Overlay Zone (RMC Section 17.28.040). Adopted in 2021, the FCMU Overlay Zone is generally located along the north -south corridors of Del Mar Avenue, San Gabriel Boulevard, Walnut Grove Avenue, and Rosemead Boulevard adjacent to the I-10 Freeway. 2. Residential -Commercial Mixed -Use Design Overlay (RC-MUDO) Overlay Zone (RMC Section 17.28.030). Adopted in 2013, the RC-MUDO Overlay Zone is generally located along the east -west corridors of Valley Boulevard and Garvey Avenue (east of San Gabriel Boulevard). 3. Garvey Avenue Specific Plan Mixed -Use (GSP-MU) Zone (RMC Chapter 17.21). Adopted in 2018, the GSP-MU Zone is generally located along Garvey Avenue (between New Avenue and Charlotte Avenue). City Council/Planning Commission Staff Report May 22, 2024 Page 3 of 19 Together, these mixed-use overlay zones provide pockets of opportunity areas to develop residential and commercial mixed-use projects that support a thriving pedestrian and business - friendly environment. However, as shown below, these areas are located in disconnected pockets across the City, resulting in many commercial and light industrial properties that are ineligible for mixed-use. As requested, the Consultant prepared a Draft Mixed -Use Overlay Zone (MUOZ) (Attachment "D") as a centerpiece of this project that would consolidate the regulations of the FCMU and RC- MUDO. As shown in Figure 2 below, the MUOZ would expand a mixed-use overlay along major corridors in the City, connecting the disparate areas of mixed-use. Figure 1 Figure 2 Existing Mixed -Use Areas Expansion of new Mixed -Use Areas with MUOZ i; r FCMU %•.. a GSP•MU i PC-MUDO+ A` FCMU ■ SPS. MWe_ O MUOZ Law Parcels (2&30 O ac) MUoZ Hipp Panels (40-60 0Wac). 0* Despite being adopted eight years apart, the FCMU and RC-MUDO have similar development standards. Where there is a difference or discrepancy between the FCMU and RC-MUDO overlay zones, the less restrictive standard was used in order to support future residential and mixed-use development. Further, the City's 2010 General Plan provides two levels of residential density for Mixed -Use: • Low Density permitting up to 30 du/acre • High Density permitting up to 60 du/acre City CounciUPlanning Commission Staff Report May 22, 2024 Page 4 of 19 The proposed MUOZ would apply these existing densities in appropriate locations based on the local built context and would only require a minor update to the General Plan Zoning Equivalency Table. No changes are proposed to the Garvey Avenue Specific Plan (GASP) or GSP-MU development standards, as part of this project. The GASP was not included in the original RFP. The original RFP included the rezoning of ten parcels identified by the Housing Element to be redeveloped for mixed-use or multi -family development. However, due to time constraints, the rezoning efforts identified in the Housing Element may be processed separately should the City Council and Planning Commission decide to expand the scope of work requiring additional CEQA efforts (Supplemental EIR or Subsequent EIR). This will ensure the City is in compliance with Government Code Section 65583.4. Section II — CEOA Certification Options Throughout both the General Plan and Zoning Code Update process, the Consultant has been in direct and regular communication with City staff and the CTF to discuss possible strategies to support and encourage mixed-use residential and commercial uses, and general economic development where appropriate in the City of Rosemead. As described in Section I of this memo, the CTF and City staff recommended consolidating the FMCU and RC-MUDO overlay zones into one combined Mixed -Use Overlay Zone (MUOZ). The proposed MUOZ would foster greater consistency in the future design and development of mixed-use, residential, and commercial uses, and it would simplify the application, review, and enforcement of zoning and design standards by City staff. Further, it would allow the City to geographically expand and connect existing disparate areas of mixed-use, commercial, and residential uses with a mixed-use overlay. However, in order to expand the proposed MUOZ to new areas and corridors of the City, supporting environmental analysis and CEQA Compliance must be completed. The three CEQA Compliance options — organized from the least amount of time and cost to the most — are detailed below and include: an EIR Addendum, a Supplemental FIR, and a Subsequent EIR. As detailed below, the EIR Addendum is the least intensive CEQA option, and was proposed by the Consultant in the original proposal. If the City decides to pursue greater development and intensity, the City Council will have to augment the Consultant's current contract for the Supplemental EIR or the Subsequent EIR. A. Addendum to the Existing General Plan Environmental Impact Report (EIR) (Least intense CEQA Compliance option — included in the original proposal) In the Consultant's original proposal (dated December 19, 2022), an Addendum to the General Plan EIR was identified as the base requirement to fulfill CEQA Compliance for the original Project RFP (No. 2022-35). The proposed total cost for the basic Addendum was anticipated to be $21,570, and approximately 6 months to complete. The proposed Addendum would support modest Zoning Code updates and density increases to be compliant with the adopted General Plan Land Use and Housing Elements City Council/Planning Commission Staff Report May 22, 2024 Page 5 of 19 and would not require a public review to implement.' For example, the Addendum could be used to support: • Minor rezoning efforts identified by the Housing Element EIR to be redeveloped for mixed-use or multi -family development. • Reducing the minimum lot size in the Zoning Code required to allow a "Second Unit' on an R-2 parcel, in order to match the minimum lot size and density allowed by the General Plan. However, there are some significant limitations to a General Plan EIR Addendum. First, an Addendum could not support the application and expansion of a mixed-use overlay zone unless it was studied by the original General Plan EIR or Housing Element. Second, if the requested General Plan or Zoning Code updates would require additional technical reports, the Consultant acknowledged in the proposal that an expanded scope and budget would be provided to the City for the applicable studies and reports. Recommended tasks/technical studies for the Addendum, depending on the level of future buildout, include air quality/GHGs, trip generationNMT, noise, sewer capacity, and water quality. Lastly, if the City desired changes, updates, or intensification to the GASP or other areas of the City not anticipated or studied by the General Plan EIR, the GASP EIR, or the Housing Element, these changes would require a more comprehensive revision to the existing EIR document. In summary, the originally scoped General Plan Addendum can only support modest changes to the General Plan Land Use and Zoning Code, as identified in the 2021-2029 Housing Element. If the City chooses to expand a MUOZ or intensify properties and land uses not originally studied by the General Plan EIR or Housing Element, either a Supplemental or Subsequent EIR, as described in subsections B and C hereafter, would be necessary. B. Supplemental EIR (Moderate CEQA Approach) If the requested changes and intensifications of land uses goes beyond what the adopted General Plan EIR or Housing Element identified, a "Supplemental EIR" may be considered, and would require a revised scope and increased budget between the City and the Consultant. A Supplemental EIR would require an Initial Study and supporting technical studies, and would be narrowly defined to specific locations and corridors in the City where additional development may be most likely based on existing circulation patterns, access to resources, utilities, etc. These possible areas are shown in the Supplemental EIR Map (Attachment "E"). z CEQA. Section 15164(c) Addendum to an EIR or Negative Declaration. Section 21083, Public Resources Code; Reference: Section 21166, Public Resources Code; Bowman v. City of Petaluma (1986) 185 Cal.App.3d 1065; and Benton v. Board of Supervisors (1991) 226 Cal.App.3d 1467. City Council/Planning Commission Staff Report May 22, 2024 Page 6 of 19 The Supplemental EIR would study and analyze any mitigation required for: All zone changes and density increases identified by the Housing Element (as described in subsection A above). Greater expansion of a mixed-use overlay zone, residential uses, and densities in areas of the City (including the GASP), where such expansion would not create significant impacts or require a lengthy environmental to determine. The Consultant estimates that a Supplemental EIR could potentially support the addition of 3,000 to 5,000 residential units and mixed-use. These units would be in addition to the 4,612 residential units already accounted for in the 2021-2029 Housing Element and Regional Housing Needs Assessment (RHNA). The time and budget required to pursue a Supplemental EIR would be approximately 18- 24 months, and approximately $150,000 to $175,000. C. Subsequent EIR (Most Comprehensive CEQA Approach) Should the City determine that a more comprehensive expansion of mixed-use and residential uses is desired citywide along corridors and allowing the conversion of existing commercial and industrial properties and uses, a Subsequent EIR would be necessary. A Subsequent EIR could consider an even more broad buildout of residential and mixed-use development throughout the city, including in the GASP. As shown in Attachment "E", a Subsequent EIR would include all areas covered by the Addendum and the Supplemental EIR and would expand mixed-use beyond the primary commercial corridors and Central Business District to include large commercial, industrial, and institutionally owned properties. Because the potential expansion of mixed-use is more citywide, a Subsequent EIR requires a more in-depth Initial Study, covering all parts of the City, including any significant impacts and mitigations on the environment. There is not necessarily a "limit' of development that could be studied, but the Consultant team has identified several parcels and areas of the City where mixed-use would be most likely given the relative size of properties, location along corridors, and access to resources (as shown in Attachment "E"). The Consultant estimates that a Subsequent EIR could potentially support the addition of 10,000 or more residential units through mixed-use. These units would be in addition to the 4,612 residential units already accounted for in the 2021-2029 Housing Element and the RHNA. The major benefit to a Subsequent EIR is that it would provide a comprehensive buildout, surpassing the 2029 requirements of RHNA, and establish Rosemead well into the future to meet residential market demands that spur economic growth and development. The time and budget required to pursue a Subsequent EIR would be approximately 24 months, and approximately $200,000 to $250,000 to certify. It would create a single CEQA-certified document that covers the entire City. City Council/Planning Commission Staff Report May 22, 2024 Page 7 of 19 Section III — General Zoning Code Updates and Maintenance A. Definitions: The following definitions are introduced or revised in RMC 17.04.050 (draft form only). 1. Definitions for State Compliance (N) = New definition, not previouslyfound in the RMC. (R) = Revised definition for clarification or compliance with CA State law or best practices. Definition / Term Proposed Teat Emergency Shelter (1) ... shall include the following definitions and uses pursuant to Government Code section 65583: "Bridge Housing" means a facility programmed to offer a short-term place to stay while participants transition to more permanent housing. Participants will receive intensive support services from an experienced non-profit service provider to help them stabilize and develop a plan to secure long-term housing solutions. "Low Barrier Navigation Center" (LBNC) means a housing -first, low -barrier, service -enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing as defined in Government Code Section 65662, which may be updated from time to time. Low Barrier shelters may include options such as allowing pets, permitting partners to share living space, and providing storage for residents' possessions. "Respite or Recuperative Care" means a short-term residential care facility for homeless individuals or those with unstable living situations who are too ill or frail to recover from an illness who no longer require hospitalization, but who still need to heal from an injury or illness (including behavioral health conditions). Recuperative care facilities allow individuals to continue their recovery and receive post -discharge treatment while obtaining access to primary care, behavioral health services, case management, and other supportive social services. Employee Housing (N) .. means housing for six or fewer employees, including farmworkers, that is required to be treated as a single-family structure and permitted in the same manner as other dwellings of the same type in the same zone, pursuant to the California Employee Housing Act, Health and Safety Code (HSC) Section 17000. Farmworker Housing (N) .. means a type of "employee housing" accommodation developed for and/or provided to farmworkers and shall consist of any living quarters, dwelling, boarding house, tent, barracks, bunkhouse, maintenance -of -way car, mobile home, manufactured home, recreational vehicle, travel trailer, or other housing accommodation maintained in one or more buildings and on one or more sites. Farmworker housing shall consist of either a farmworker dwelling unit or a farmworker housing complex. Farmworker housing does not include a hotel, motel, bed and breakfast lodging or recreational vehicle park. Farmworker housing shall comply with the provisions of the California Employee Housing Act, Health and Safety Code (HSC) Section 17000. City Council/Planning Commission Staff Report May 22, 2024 Paee 8 of 19 Definition / Term Proposed Teat Junior ADU (R) ... means a unit that is no more than five hundred (500) square feet in size and must be contained within the walls or attached to the single-family residence or an attached accessory structure, such as a garage. A junior accessory dwelling unit may include separate sanitation facilities, or may share sanitation facilities with the existing structure. Major Transit Stop (N) ... means a site containing an existing rail transit station, a ferry terminal served by (related to AB 2097) either a bus or rail transit service, or the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods, per California Public Resource Code 21064.3. Manufactured Housing ,,,means a structure that was constructed on or after June 15, 1976, is transportable Unit (R) in one or more sections; that is certified under the National Manufactured Housing Construction and Safety Standards Act of 1974; that is eight feet or more in width and forty (40) feet or more in length, in the traveling mode, or, when erected on site, is 320 or more square feet, is built on a permanent chassis and designed to be used as a single-family dwelling with or without a foundation when connected to the required utilities, and includes the plumbing, heating, air conditioning, and electrical systems contained therein. A manufactured home on a permanent foundation is included under the definition of "Single -unit dwelling." Mobile Housing Unit (R) , , , means a structure that that was constructed prior to June 15, 1976 ,is transportable in one or more sections; that is over eight feet in width and forty (40) feet in length, with or without a permanent foundation when connected to the required utilities, and includes the plumbing, heating, air conditioning, and electrical systems contained therein. A "Mobile home" does not include a commercial modular, factory built housing, a manufactured home, a multi -family manufactured home, or a recreational vehicle. A mobile home on a permanent foundation is included under the definition of "Single -unit dwelling." Residential Care Facility ...means a twenty four (24) hour residential care facility, licensed by the State, for (R) persons with chronic, life threatening illness who are eighteen (18) years or older or are emancipated minors, and for family units. In the event the provisions of state law are updated, this section shall be interpreted and applied in conformity with State law. Residential Care Facility .,.means atwenty four (24) hour housing arrangement, licensed by the State, chosen for the Elderly (1) voluntarily by the residents, the resident's guardian, conservator, or other responsible person; where seventy five percent (75%) of the residents are at least sixty two (62) years of age, or, if younger, have needs compatible with other residents; and where varying levels of care and supervision are provided, as agreed to at time of admission or as determined necessary at subsequent times of appraisal. In the event the provisions of state law are updated, this section shall be interpreted and applied in conformity with State law. Supportive Housing (R) ,,,means housing with no limits on the length of stay that is occupied primarily by persons with disabilities and individuals or families that are homeless at the time approved for occupancy, and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, thereby improving the resident's health status, providing reasonable accommodations, and maximizing his or her ability to live and, when possible and applicable, work in the community. Supportive housing is a residential use that is allowed by -right in all zones where City Council/Planning Commission Staff Report May 22, 2024 Page 9 of 19 Definition / Term Proposed Text (R) = Revised definition for clarification or compliance with CA State law or best practices. multifamily and mixed -uses are pennitted and is subject only to those restrictions that apply to other residential dwellings of the same type in the same zone pursuant to Government Code Section 65651. Transitional Housing (R) ...means a residential use that is allowed by -right in all zones where multifamily and mixed -uses are permitted and is subject only to those restrictions that apply to other residential dwellings of the same type in the same zone, pursuant to Government Code Section 65651 and 65654. 2. Definitions for Clarifications & Best Practice (N) = New definition, not previously found in the RMC. (R) = Revised definition for clarification or compliance with CA State law or best practices. Definition / Term Proposed Text Architectural Projection ...means a building feature that is mounted on, and/or extends from the surface of (1) the building wall or fagade, typically above ground level. Examples of architectural projections include balconies, bay windows, lighting fixtures, a marquee, porch, canopy or similar pnojection of a building. Artist Studio (R) Artist Studios do not include residential uses. When an Artist Studio and residence are combined the are designated as "Artist Live/Work". Artist Live/Work (N) .._means a unit that combines an "Artist Studio" and incidental residential occupancy by a single household in a structure that has been constructed or converted from commercial or industrial use and structurally modified to accommodate residential and work activities in compliance with the California Building Code. Basement (R) ...means a portion of a building that is fully orpartially below the existing and no more than four (4) feet above a property's existingrgrade Basements shall be subject to the California Building Code requirements, but will not count against a building or property's story limit. Family (R) ... means two or more persons that occupy a dwelling unit and live together as the functional equivalent of a family where the residents may share living expenses, chores, eat meals together and are a close group with social, economic, and psychological commitments to each other. A family may include, for example, the residents of residential care facilities and group homes for people with disabilities. A family does not include larger institutional group living situations such as dormitories, fraternities, sororities, monasteries, nunneries, or boarding houses. Tandem Parking Stall ...means a parking stall design where one vehicle is parked behind another. When (R) associated with residential uses, tandem parking stalls shall serve the same dwelling unit. When associated with commercial uses, tandem parking stalls shall serve the same commercial tenant and provide a parking attendant or valet during business hours to independently access and move a vehicle. City Council/Planning Commission Staff Report May 22, 2024 Page 10 of 19 B. Updates for State Law Compliance 1. ADU Laws (updates RMC 17.30.190) Since the last Zoning Code Update in August 2022, a number of new California State bills have been introduced to modify ADU laws. The Consultant revised RMC 17.30.190 accordingly: a. Assembly Bill (AB) 976 (effective 1/1/2024): Revises 17.30.190.C.10 to permanently extend provisions that prohibit owner -occupancy requirements on ADUs. b. Senate Bill (SB) 897 (effective 1/1/2023): Revises Table 17.30.190.1 to increase maximum height limits for attached and detached ADUs and revises 17.30.190.C.11 to prohibit the requirement to correct nonconforming zoning conditions for ADU or JADU construction permit approval. c. AB 2221 (effective 1/1/2023): Revises 17.3 0.190.C. 13 to require jurisdictions to act on an application for the creation of an ADU within 60 days. d. AB 1033 (effective 1/1/2024): Mandates jurisdictions to allow separate sell or conveyance of ADUs as a condominium from its primary residence. 2. Density Bonus Law Update (updates RMC 17.84) The Consultant revised the City's Bonus Density section to comply with revised State law: a. AB 2345 (effective 1/1/2023): Increases Maximum Density Bonus limits per State requirements: i. Max. density bonus for Very Low -Income units = 35% 50% ii. Max. density bonus for Lower -Income units = 330 50% iii. Max. density bonus for Moderate -Income units = 33°A 50% iv. Decreases percentage of Lower -Income Units that must be provided to receive two (2) incentives or concessions from 20% to 17% v. Decreases percentage of Lower -Income Units that must be provided to receive three (3) incentives or concessions from 30% to 24% b. AB 1287 (effective 1/1/2024): The Consultant is working on updates for compliance with a new "stackable density bonus" allowing for up to a 100% density bonus if a development provides additional Very -Low-, Lower-, and Moderate -Income Units, as prescribed by AB 1287. c. Parking Standards Updates (Revises RMC 17.84.080.A) Mandates the City to require one (1) on-site parking space for studio and one bedroom units City Council/Planning Commission Staff Report May 22, 2024 Paee l 1 of 19 ii. Mandates the City to require one and one-half (1.5) on-site parking spaces for two to three bedrooms; iii. Mandates the City to require two and one-half (2.5) parking spaces for four or more bedrooms. AB 2162 (effective 1/1/2019): Transitional, Supportive Housing, and Low Barrier Navigation Centers will be allowed by -right in all zones where multi -family and mixed uses are permitted. C. Permitted Uses Tables City Staff and the Consultant revised the Permitted Uses Table(s) and added uses to comply with the 2021-2029 Housing Element and State law. Residential Uses (updates Table 17.12.020.1) a. Employee Housing (including Farmworker Housing) permitted in R-1, R-2, and R-3 zones b. Manufactured Housing Units permitted in R-1, R-2, and R-3 zones Commercial Uses (updates Table 17.16.020.1) a. Eating and Drinking Establishments With "On -Site Sales": i. Require an Administrative Use Permit (AUP) in the C-1, C-3, C-4, and CBD Zones for sit-down restaurants that sell beer/wine for on-site consumption. The 1,000 square foot or larger threshold for sit-down restaurants has been removed. ii. Require a Conditional Use Permit (CUP) in the C-1, C-3, C-4, and CBD Zones for sit-down restaurants that sell distilled spirits for on-site consumption. A regional or national chain restaurant larger than 6,000 square foot is permitted to serve alcohol without a CUP, provided that a valid license from the California Department of Alcoholic Beverage Control is obtained. b. Beauty Health Spas require a CUP instead of an AUP in the C-3 and CBD Zones if services include massage. c. Mixed -Use Developments are permitted in P -O, C-1, C-3, C-4, and CBD Zones where a Mixed -Use Overlay Zone is present d. Emergency Shelters are permitted in P -O, C-1, C-3, and CBD Zones e. Low Barrier Navigation Centers permitted in P -O, C-1, C-3, and CBD Zones D. Updated Development and Design Standards The Consultant updated residential development and design standards in the RMC to facilitate and encourage new residential development. Residential Development Standards (updates Table 17.12.030.1) a. Required Lot Area/Unit reduced from 4,500 square feet to 3,630 square feet in the R-2 Zone. City CounciUPlanning Commission Staff Report May 22, 2024 Paee 12 of 19 Residential Driveways (updates RMC 17.12.30(B)(c)) The Consultant revised driveway standards in the RMC to provide further clarity and greater driveway uniformity in the R-1 and R-2 Zoning Districts. The updated RMC will: a. Limit interior lots to a maximum of one driveway from the front property line. b. Limit corner lots to a maximum of one driveway, total, from either the front property line or the side property line. c. Allow existing permitted circular driveways to be maintained or replaced, and prohibit new circular driveways on R-1 and R-2 properties. d. Require through lots to have one driveway located on the lot's primary frontage, and allow a second driveway located on the lot's rear or secondary frontage. e. Require new driveways or nonconforming driveways to be replaced or rebuilt to have a minimum width of nine feet, unless existing conditions or reasonable accommodations prevent the standard from being met. f Require a maximum width of 10 feet, excluding driveway aprons, for a single -lane driveway, 22 feet for a two -car garage, or 35 feet for a three -car garage. 3. Security Features (updates RMC 17.08.050(K)) The Consultant added a new section to the RMC that provides requirements for security features, to enhance public safety and to ensure that buildings with security features maintain visual compatibility with the surrounding community character. • Security bars, gates, grilles, or wire mesh must be fully hidden from view during business hours, by concealing them in the architectural elements of the building, such as concealed side pockets and ceiling cavities. Security lighting and related lighting elements are to be installed and designed to encourage a safe pedestrian -oriented environment at all times of the day and night. • Allow video security cameras, motion sensors, and similar devices on building exteriors, if they comply with the following: o Prohibited from monitoring abutting buildings or properties. o Signs shall inform the community that the property is under surveillance. o Cameras shall record video for a minimum of 30 days and be available to law enforcement officers upon request. 4. Drive -Through Businesses (updates RMC 17.30.110) The Drive -Through Businesses section has been revised to enhance vehicular and pedestrian safety, minimize impact on abutting residential uses, and allow the Director of Community Development to modify standards to accommodate site-specific conditions. City Council/Planning Commission Staff Report May 22, 2024 Page 13 of 19 5. Lighting Standards Updates (updates RMC 17.88) This section has been updated to include additional standards that will better support pedestrian safety and architectural compatibility. These standards will promote enhanced visibility at night, while also minimizing glare and reflections that could disturb residential units and adjacent properties by requiring shielded and recessed lighting design. Revisions to Lighting Standards: a. Allow spotlights and floodlighting to emphasize architectural accents or details on buildings, sculptures, or landscaping, as long as it does not create light trespass or spillover lighting into adjacent properties. b. Requires lighting to be installed and designed to be compatible with a property's architectural style and scale, and to encourage a safe pedestrian environment. c. Requires exterior lighting to be provided in parking areas, alleys, and on the public frontages of the first floor of nonresidential and mixed-use building(s). d. Requires that in residential/commercial mixed-use and commercial/industrial mixed-use development, lighting supporting commercial and nonresidential uses must be appropriately shielded so that there is no direct view the light source (bulb), and it does not negatively impact the on-site residential units or adjacent properties. e. Requires lighting for non-residential and mixed-use properties to be affixed and integrated into the building's design and shall not have exposed wire, conduit, or raceway. f. Requires lighting to be mounted between 8 and 15 feet above the sidewalk or right-of-way elevation. g. Require fixtures to be placed between every 10 to 30 feet along a building's public frontages or within a building's overhang. It. Require lighting to be static; flashing, pulsating, strobe, or other dynamic lighting is not permitted. i. City Planning will coordinate with property owners and tenants to determine which lights may stay lit overnight to support public safety and visibility. 6. Signage Standards Updates (updates RMC 17.116) a. Definitions: The following definitions have been added to this section: "Construction Sign (Banner)" means any temporary sign, posted during an approved pre -development or construction process, identifying firms involved in the construction site, future tenants, primary applicant or contractor contact information, or announcing the development. "Creative Sign Permit" means a sign permit for a single property, use, or tenant that is approved by the City through a discretionary process to allow a business owner or tenant to design a sign or display that requests relief from general sign development standards in order to City Council/Planning Commission Staff Report May 22, 2024 Page 14 of 19 achieve a unique design that exhibits a high degree of imagination, inventiveness, consistency with the character or the community, and thoughtfulness. "Digital Sign (Display)" means a sign face, building face, and/or any building or structural component that displays still images, scrolling images, moving images, flashing images, including messages, video and animation, through the use of grid lights, cathode ray projections, light emitting diode (LED) displays, plasma screens, liquid crystal displays, fiber optics, or other electronic media or technology that is either separate from, attached to, integrated into, or projected onto a building or structure. Digital Sign (Displays) shall require the approval of a Creative Sign Permit. "Illumination" means lighting or light sources used with signs, including internal and external light sources. "Neon Illumination" means neon tubing lighting used to create a sign, words, outline buildings, emphasize architectural elements of a building or sign, and will be subject to review and approval through the Creative Sign Permit. b. Updates to Prohibited Sign Types / Materials (updates RMC 17.116.050) The following sign types and materials shall be prohibited: • Signs with exposed wire, conduit, raceway, junction boxes, or transformers. • Cabinet Signs, New: Any new sign with a plastic, acrylic, or similar material face (panel) attached or inset with a metal or plastic, acrylic frame (cabinet). • Foam signs, typically formed from pressed or die -cut high-density foam and similar materials. • Signs with simulated materials, i.e. wood grained, plastic laminate, wall coverings, paper, or cardboard. • Signs made wholly or partially of highly reflective material and mirrored glazing. • Banners made with vinyl, mesh, or similar material, advertising vacancy, supported and attached to a wall by an adhesive and/or by using stranded cable and eyebolts and/or similar materials or methods. • Signs which emit sound or odor or visible matter. • Abandoned signs. City Council/Planning Commission Staff Report May 22, 2024 Paee 15 of 19 c. New Creative Sign Permit (new section, RMC 17.116.075) This section will introduce the option to apply for relief or a waiver from the standardized sign regulations to encourage more unique and creative signage within non-residential and mixed-use zones. • An application for a Creative Sign Permit shall be subject to review and approval or disapproval by the Director of Community Development. • Permitted in the P -O, C-1, C-3, C-4, CBD, CI -MU, M-1, P -D, and Mixed -Use Overlay Zones. • Applicants are limited to one creative sign located on the primary frontage per business. • Requires six (6) findings to describe and justify the design quality and compatibility with surrounding tenants and uses. 7. Updated Parking Standards (updates RMC 17.112) a. Compact Parking (updates RMC 17.112.090) • This section is updated to specify compact spaces measuring (8'x15'). • Allows residential parking to have one standard and one compact space. • Mixed-use and non-residential uses will be allowed to provide up to 25% of their total required parking as compact spaces. b. Tandem Parking (updates RMC 17.112.090) • Allows for tandem parking with an approved parking management plan and parking assignments. • For residential uses, tandem stalls must serve the same dwelling unit or tenant. • For non-residential uses with 9 or more parking spaces, providing a parking valet and attendant will be required. Section IV — Topics Recommended for Augmented Scope Since work began on the General Plan and Zoning Code Updates in the fall of 2022, the Consultant, City staff, and CTF members have discovered a number of additional regulatory topics to possibly explore and provide the Consultant with an augmented contract to incorporate into the regulatory updates. These topics include: A. Comprehensive Update to the Garvey Avenue Specific Plan The RFP, as issued, did not include an analysis or any work dedicated to the Garvey Avenue Specific Plan. City Council/Planning Commission Staff Report May 22, 2024 Paee 16 of 19 • However, as City staff shared, in recent years there has been a lack of development activity and investment in the GASP on some of the larger sites (i.e. Auto Auction Site). • Further, because many sites within the GASP, between Del Mar and New Avenue are zoned GSP, they are not eligible for mixed-use or residential uses by -right. CTF Suggestions: • City Council should consider Updating the GASP to expand the GASP's mixed-use zone (GSP-MU) throughout the specific plan, allowing a by -right density of 25 du/ac (not including any Density Bonus). • At this base density, the GSP-MU could unlock up to 400 dwelling units. • This effort would require a new scope from the Consultant for the specific plan updates and the associated CEQA analysis and certification. CTF recommends an augmented scope for the Consultant to explore the GASP Updates not included in the original Request for Proposal. B. Food Truck Zoning Standards CTF recommends studying and creating development standards for Food Trucks and associated uses. CTF and City staff request the City Council authorize the Consultant (Psomas) to submit an Add Service Request (ASR) outlining the scope, goals, and deliverables for this effort. Food Truck development standards may include: • Permitted use/operation locations on private property • Hours of operation • Parking and overnight parking regulations • Outdoor seating, lighting, noise standards • Special Events Permits • Use of public parks, parking lots, facilities • Signage C. Permitting Condos in the R-2 zone In California, there has been a growing political trend to increase homeownership, especially by subdividing smaller residential lots. • In 2022, the state passed SB 9, which allows the subdivision and conveyance of single-family properties. City Council/Planning Commission Staff Report May 22, 2024 Page 17 of 19 Currently, condominium conversions are permitted in the RC-MUDO, P -D, GSP-MU, FCMU-B, FCMU-C, and R-3 zones. • While SB 9 would allow a condo conversion or subdivision of an R-1 property, there is no current mechanism to allow it in the R-2 zone. • Several CA cities currently allow for condo conversions (i.e. Redondo Beach and Huntington Beach) • This effort would explore this as a possibility for Rosemead to increase housing and extend the opportunity for homeownership. CTF recommends expanding the Zoning Code Update for the Consultant to analyze and prepare updates necessary to allow by -right condo conversions in the R-2 zone. D. Permitting Small Lot Subdivision in the R-2 zone and Garvey Avenue Specific Plan In California, there has been a growing political trend to increase homeownership, especially by subdividing smaller residential lots. • In 2022, the state passed SB 9, which allows the subdivision and conveyance of single-family properties. Currently, Small Lot Subdivisions are permitted in the R-3, P -D, FCMU-B, and FCMU-C zones. • While SB 9 would allow the subdivision of an R-1 property, there is no current mechanism to allow it in the R-2 zone. • Small Lot Subdivisions allow for fee -simple housing production with no HOA fees. CTF recommends expanding the Zoning Code Update for the Consultant to analyze and prepare updates necessary to allow Small Lot Subdivisions in the R-2 zone and Garvey Avenue Specific Plan. E. Reducing the minimum lot size for a residential Planned Development (P -D) Currently, existing development standards require a P -D to be at least 1 acre (43,560 square feet). • Residential P -D projects can contribute to the City's Regional Housing Needs allocation (RHNA) of 4,612 units. Staff recommends a reduction of the minimum lot size for a residential P -D to approximately 20,000 square feet. City Council/Planning Commission Staff Report May 22, 2024 Page 18 of 19 STAFF RECOMMENDATION Staff is recommending that the City Council and Planning Commission discuss the General Plan and Zoning Code Updates and provide direction on the following items: 1. Whether to allow residential -only projects in the Mixed -Use Overlay Zone; 2. Selecting a level of mixed-use overlay expansion and corresponding CEQA compliance (EIR Addendum, Supplemental EIR, or a Subsequent EIR). Based on the level of mixed- use overlay expansion and corresponding CEQA compliance, the original scope of work for the Professional Services Agreement with Psomas may require revisions, which would be brought back to the City Council for approval; and 3. Whether to revise the Professional Services Agreement with Psomas to include the additional items discussed in Section IV. FISCAL IMPACT None. ENVIRONMENTAL ANALYSIS This agenda item does not constitute a project under the CEQA, and it can be seen with certainty that it will have no impact on the environment. As such, this matter is exempt under CEQA. STRATEGIC PLAN IMPACT The General Plan and Zoning Code Updates are consistent with Goal H — Land Use and Zoning: Rosemead will continue to create policies that encourage new development, respond to the changing housing needs of residents, promote activation along our major corridors, and support the local business community. PUBLIC NOTICE PROCESS This item has been noticed through the regular agenda notification process, which includes publication in the local newspaper and posting of the notice at six (6) public locations. Prepared by: Gabriel Barreras, Consultant - Psomas City Council/Planning Commission Staff Report May 22, 2024 Page 19 of 19 Reviewed by: Annie Lao, Associate Planner 4-R - Lily Valenzuela, Deputy Director of Community Development Submitted by: Stan Wong, Interim Director of Community Development ATTACHMENTS: Attachment A: Project Decision Matrix for Planning Commission and City Council Attachment B: PowerPoint Presentation: General Plan & Zoning Code Updates Attachment C: Excerpts — General Plan Policies Supporting Mixed -Use Expansion Attachment D: Draft MUOZ Zoning Code Section Attachment E: Conceptual Maps for Mixed -Use Expansion Areas Attachment A Project Decision Matrix for Planning Commission and City Council V =O O Q tV b0 C Y n > O E.3 a r1 to °cq L X 72 o a•° s> V V �— E —'m o u m E c ° y U v o Lo u v x a°qi aT QN u w° 3 wNv� 5 Q at+ C E.E m E 7 U N C •L L m p y T'iO,�-.0, m p O O H �' L C E lO [��' �? y V L .-t S. s'. 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Action 3.1 Encourage, whenever appropriate, land use conversion from marginal commercial, industrial, or residential uses to mixed-use * MUZO prioritized along development along major arterials in areas of the City designated for Valley Blvd., Garvey Ave., Mixed -Use Residential/Commercial. San Gabriel Blvd., Walnut *Policy 2.5: Discourage the rezoning of commercial and industrial Grove Ave. districts to residential uses. Policy 3.2: Use the Mixed -Use High Density Residential/Commercial ' Reconnect gaps between land use designation as a vehicle to help strengthen and revitalize existing mixed-use centered Rosemead's central business district. on intersection Valley Blvd. and Rosemead Blvd. Policy 3.3: Provide adequate buffering between existing residential and • Target densities based on commercial or light industrial uses within designated Mixed -Use areas, General Plan High/Low Mixed-Use to be applied as well as in adjacent areas. based on context Policy 3.4: Encourage pedestrian friendly commercial and residential * MUZO overlays will planned developments wherever possible. increase development options throughout Policy 3.5: Promote lively and attractive ground -floor retail uses that will 'Proposed commercial uses create public revenues needed to provide for City services and the City's in mixed-use developments tax base. will contribute to the City's tax base. Policy 5.1: Encourage revitalization of Garvey Avenue east of the SCE • Supports mixed-use easement by promoting mixed-use development that integrates between existing gaps on commercial uses with higher -density multiple -family residential uses. Garvey Ave. Policy 5.2: Encourage revitalization of the San Gabriel Boulevard • Commercial Task Force corridor south of Hellman Avenue to Park Street and then again south of Subcommittee (CTF) the SCE easement to Rush Street by promoting mixed-use development prefers to expand High - Density mixed-use to this that integrates light industrial and office/business park uses. area (60 du/ac) Policy 5.3: Preserve the established Central Business District along o Consistent with Policy 3.2 Valley Boulevard and establish opportunities for large commercial and above residential mixed-use developments. Policy 5.7: Encourage development of high-quality mixed-use center in . CTF prefers to expand the vicinity of the intersection of Valley Boulevard and Temple City High -Density mixed-use to Boulevard. this area (60 du/ac) Attachment "D" 17.28.050 Mixed -Use Overlay Zone (MU -OZ). A. Applicability. 1. The Mixed -Use Overlay Zone (MU -OZ) is an overlay zone, which may be applied to existing zoning districts as designated in the General Plan and Zoning Ordinance Consistency Table 2-5. 2. Land classified in a MU -OZ shall be shown as an overlay to the underlying zoning districts on the zoning map. The MU -OZ may overlay a variety of 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 MU -OZ shall provide the option of developing under the base zone district or developing a mixed-use development under the MU -OZ standards. 3. 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 required mix of uses percentage is provided herein, but the Community Development Director has the authority to adjust this standard if justified and warranted for a particular project. 4. The MU -OZ provides two levels of mixed-use intensity: a. MU -OZ Low, permitting a mixture of nonresidentialfresidential uses, with residential densities up to 30 dwelling units / acre (du/ac). b. MU -OZ High, permitting a mixture of nonresidential/residential uses, with residential densities up to 60 du/ac. C. Residential densities may be exceeded through the application of the MU -OZ Community Benefits Program (RMC Section 17.28.050.1), State Density Bonus programs (RMC Section 17.84), or other applicable State laws. B. Approval Procedure and Permit Requirements. Proposed developments within the MU -OZ will be reviewed pursuant to the established development review processes and standards within the City's Municipal Code. Some proposed developments and uses may require other types of discretionary review such as those for variances, subdivisions, etc., as may be applicable. The following requirements outline the standard process for submitting an application under the MU -OZ: a. Projects 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 RMC Chapter 2, Section 4, projects shall be processed according to RMC Chapter 17.136.030.B—Administrative Staff Review. C. Permitted Uses. The land uses identified in Table 17.28.050-1 below apply to individual properties within the MU -OZ. For ease of reference, land uses are grouped based on the general use category. Property owners, developers, and applicants should refer to the City's Zoning Map to verify their property's existence in the MU -OZ boundaries. 2. Unless listed as "-" (Not Permitted) in the table below, the permitted uses of the underlying zones are also permitted. If a permitted use involves any of the following operations or performance standards, a Conditional Use Permit (CUP) or Administrative Use Permit (AUP) may be required: a. Any commercial use that operates after midnight; b. Any establishment having an off -sale license for alcoholic beverages; and, C. Commercial recreation and entertainment. 4. 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 MU -OZ and therefore may be allowed if it meets all of the following criteria: a. The characteristics 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 MU -OZ; b. The proposed use will be consistent with the purpose and intent of the MU -OZ; and, C. The proposed use will be compatible with the proposed mixed-use development and the other uses listed for the MU -OZ. Table 17.28.050 - 1 Permitted Uses in the MU -OZ Overlay Zone MU -OZ MU -OZ NOTES Low High RESIDENTIAL USES Home Occupations, including Cottage P P Food Operations Live/Work P P See Section 17.30.210 for (including Artist Live/Work) development standards. Multiple -family Dwellings To be To be (Residential Only) determined determined Multiple -family Dwellings P P See the Development Standards table (as part of a Mixed -Use Project) in RMC Section 17.28.050.D for required residential / nonresidential land use mix. Residential Accessory Uses and P P See RMC Section 17.32 (Accessory Structures Structures), and RMC Section 17.12.030 for development standards. Single Room Occupancy CUP CUP See RMC Section 17.30.200. (as defined by §17.30.200) Veteran Housing P P Small Lot Subdivision P P Supportive Housing P P See RMC Section 17.04.050 — pursuant Government Code Section 65583 and 65650. Transitional Housing P P See RMC Section 17.04.050 — pursuant Government Code Section 65583 and 65650. CARE USES MU -OZ Low MU -OZ High NOTES Child care, small P P Child care, large AUP AUP Low Barrier Navigation Centers P P Permitted in nonresidential and mixed- use zoning districts that allow multiple -family dwelling units, pursuant to Government Code Section 65662. Residential Care Facilities (6 or fewer) P P Residential Care Facilities (7 or more) CUP CUP PUBLIC AND CIVIC USES MU -OZ Low MU -OZ High NOTES Colleges and Universities - P Community Garden P P Cultural Institutions CUP CUP Educational Institution (Private) CUP CUP Libraries and Museums CUP CUP Park and Recreation Facilities P P Places of Religious Assembly AUP AUP Public Utility Facilities AUP AUP Telecommunication Facilities/ Wireless Telecommunication Facilities CUP CUP COMMERCIAL USES: The following uses are permitted in residential/commercial mixed-use developments, 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. MU -OZ Low MU -OZ High NOTES Animal Grooming Services P P Artist Studios P P ATM facilities P P Subject to the requirements of Section 17.28.050.F.1 Automobile Car Wash/ Detailing Automotive parts retail sales, without P installation and no outside storage Automobile Sales/Rentals - New or Used Automobile Service Station Bakeries, confectionery product shops P P Banks, financial institutions/services P P Check cashing or other pay day loan services are not permitted. Convenience markets Subject to the requirements of RMC Section 17.28.050.F.2 Eating and Drinking Establishments AUP AUP Drive-thru establishments shall be with Drive-Tbroughs subject to the Specific Land Use requirements of RMC Section 17.30.110. A CUP may be required for late-night or 24-hour services. Drug stores and pharmacies P P Dry cleaning stores, drop-off and pick- P P up only Eating and Drinking Establishments: P P No Alcoholic Beverage Sales Eating and Drinking Establishments C L P C t P A regional or national chain restaurant With "On -Site Sales" ABC License larger than 6,000 square feet is (Distilled Spirits) permitted to serve alcohol without a CUP, provided that a valid license from the California Department of Alcoholic Beverage Control is obtained. Eating and Drinking Establishments: AUP AUP With "On -Site Sales" ABC License (Beer and Wine) Employment agencies P P Food and beverage retail sales P P Furniture stores, limited to new P P Used furniture taken in trade may be famiture 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. See Used Goods, RMC Section 17.28.050.F.6. Grocery, fruit and vegetable stores P P Hardware and/or paint stores P P Outdoor storage, lumber and material yards not permitted. Health/Fitness Club (small), including dance, martial arts, and similar uses. P P CUP shall be required if proposed use includes Massage Services. Health/Fitness Club (large), including dance, martial arts, and similar uses. AUP AUP CUP shall be required if proposed use includes Massage Services. Interior decorating shops/showrooms p p Hotel (50+ guest rooms) CUP CUP Hotel (as part of Mixed -Use Project) CUP CUP Laundromats, self-service P P Subject to the requirements of Section 17.28.050.F.4 Medical Office P P Includes acupuncturist and acupressure, does not include massage Motel (49 or less guest rooms) - - Music stores P P CUP shall be required if shop hosts performances and events with live music Office, Professional or Governmental Services P P Outdoor/Sidewalk Dining (accessory use to eating and drinking establishments) P P Refer to RMC Section 17.28.050.I.I.e. Personal Care, Barber, Beauty shops P P CUP shall be required if proposed use includes Massage Services. Personal Care, Nail Salon P P Personal Care, Beauty Health Spa/Health Centers AUP AUP CUP shall be required if proposed use includes Massage Services. Photo -copy, printing, or office supply stores P P Repair Service (including bicycles, appliances, electronics) P P Automotive repair services are not permitted. Retail Sales (General) P P Shoe stores or shoe repair shops P P Tailor, clothing or apparel shops P P Travel agencies P P Tutoring Services (small) P P Tutoring Services (large) AUP AUP Veterinary office and clinic P P A CUP may be required for late-night Minimum Lot Size 10,000 s.f. 30,000 s.f. or 24-hour services ACCESSORY USES MU -OZ MU -OZ NOTES nonconforming lots) Low High 25. Height Exception for Roof Projections ALP AUP Parapet not to exceed 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 Maximum Density 30 du/ac 60 du/ac amenities, etc.), a 5 foot wide landscaped planter shall be constructed along the inside perimeter of the parapet for additional screening from the public view. Height Exception for Roof Access AUP AUP Projections to allow rooftop access and use amenities with maximum height of 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 2 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. The following development standards identified below apply to individual properties based on the location and application of the designated MU -OZ. Property owners, developers, and applicants should refer to the City's Zoning Map to verify their property's relevance to the MU -OZ. Development Standard MU -OZ -Low MU -OZ -High Notes Minimum Lot Size 10,000 s.f. 30,000 s.f. For Small Lot Subdivision, see (excluding existing legal development standards on page nonconforming lots) 25. Minimum Density 20 du/ac 30 du/ac Community Development Director has authority to reduce minimum density required if justified as necessary for the project. Maximum Density 30 du/ac 60 du/ac Residential units shall be permitted in a residential/commercial mixed-use development provided that the densities shall be consistent with the General Plan. Maximum Floor 3.0 3.0 Area Ratio Land Use Mix 67% residential, 75% residential, 1. Deviations from the land use Requirement for Mixed- 33% non-residential 25% non-residential percentage mix up to 10% may be Use approved by the Director of Community Development. 2. 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. 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 17.28.050.J. Maximum Height Mixed -Use: 55 ft. Mixed -Use: 65 ft. 1. No story requirement. Story Residential Only: 35 Residential Only: 35 requirements of underlying base ft. ft. zone do 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 (3 to 5 ft. in height) may be permitted for buildings with roof access. 3. All mixed-use developments shall have a variable height limitation when abutting R -I and R-2 zones in accordance with Exhibits 1 and 2 below. Ground Floor Minimum Height 14 ft. 14 ft. Minimum Glazing 50% of front fagade 50% of front fagade SETBACKS MU -OZ -Low MU -OZ -High Notes Front Mixed -Use: 0 ft. For small lot developments (lots Residential only: 10 ft. min. 10,000 s.f. or less), 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 only: 5 ft. min. Side Adjacent to R-1 10 ft. min. 1. Refer to Exhibit 1 below. and R-2 Zones A wall plane over 2 stories shall be setback 15 2. Properties located along an ft. min. from the property line; alley, where the alley separates A wall plane over 3 stories shall be setback 20 said property from an adjacent R - ft. min. from the property line. 1 or zone, are not required to comply with this requirement. Rear Mixed -Use: 20 ft. min. Residential only: 20 ft. min. Rear Adjacent to R-1 15 ft. min.; 1. Refer to Exhibit 2 on page 26. or R-2 Zones A minimum of 30 percent of the wall plane over 2. Properties located along an 2 stories shall be setback 20 ft. from the property alley, where the alley separates line; said property from an adjacent R- A minimum of 50 percent of the wall plane over I or R-2 zone, are not required to 3 stories shall be setback 25 ft. from the property comply with this requirement. line. OPEN SPACE MU -OZ -Low MU -OZ -High Notes Minimum Common 150 s.f/du 150 s.f./du Refer to 17.28.050.E.Lb.(2) Minimum Private 50 s.f./du 60 s.f./du Refer to 17.28.050.E.1.b.(3) Minimum 6% 6% Refer to 17.28.050.E.1.c. Landscaping SMALL LOT SUBDIVISION MU -OZ -High U -OZ -High Notes Dwelling Unit Per Lot: 1 Subject to Government Code Minimum Lot Area: 1,250 s.f. Sections 66452, 65852, and Minimum Lot Width: 20 ft. 66411.7. Minimum Lot Depth: 50 ft. Maximum Lot Coverage: 70% of the small lot 17.28.050.D — Exhibit 1 Variable Height Requirements THREE STORIES TWO STORIES Exhibit 1: Side Setbacks Adjacent to R-1 and R-2 Zones Zones 15-n MW. THREE TWO Exhibit 2: Rear Setbacks Adjacent to R-1 and R-1 E. Design Standards. The following site and building design standards identified below apply to all properties within the MU -OZ Overlay. Site Design. a. Vehicular Access and Parking Design. 1) Vehicular access for corner lots shall be from a side street or from an alley, if feasible. 2) 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 (3 00) feet apart. 3) Up to thirty (30) percent 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. 4) 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. 5) 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 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 feet in-depth landscape buffer that includes a decorative wall no higher than three feet to screen the vehicles. 6) Tandem parking spaces are permitted in the MU -OZ pursuant to RMC Section 17.112.090.A.4. 7) 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. 8) 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. 9) 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. 10) Compact car parking standards. The use of compact car parking shall be allowed for manufacturing, industrial, retail, commercial and office uses. The number of compact car parking stalls may consist of twenty-five (25) percent 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. 11) 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. 12) 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. b. Bicycle Parking. 1) Bicycle parking spaces shall be equal to ten (10) percent of provided off-street parking, with a minimum of eight bicycle parking spaces per residential/commercial mixed-use development. Bicycle parking facilities shall be: 2) Securely anchored to the lot surface so they cannot be easily removed and shall be of sufficient strength to resist theft; 3) Separated by a physical barrier to protect the bicycle from damage by motor vehicles if located within a vehicle parking area; and 4) Motor vehicle entrances shall display adequate signs to indicate the availability and location of the bicycle parking facilities. C. 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. 1) Public Open Space. a) All open space shall be public unless parcel location does not allow public access. b) Thirty (30) 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. c) High quality porous pavers, porous concrete or other porous paving materials shall be used for all plazas and hardscape. d) Shade trees should be provided in all open space. e) Parks and greenways should be designed with high-quality benches, lighting, paving, and landscaping. f) Community benefit incentives are available for providing more usable public open space than is required, see RMC Section 17.28.050.J. g) Usable public open space does not include libraries, gymnasiums, nor recreation rooms. h) 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. 2) 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 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 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. 3) Usable Private Open Space. a) 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. b) 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. c) Usable private open space must be open air, not fully enclosed with walls. Usable private open space may be enclosed with a forty-two (42) inch 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 fifty (50) percent of the area; however, balconies can have up to one hundred (100) percent ceiling coverage. Landscaping. 1) All landscape and irrigation plans shall comply with the requirements found in RMC Section 13.08 - Water Efficient Landscapes. 2) A landscape and irrigation plan shall be prepared by a professional landscape architect and shall comply with Chapter 13.08 (Water Efficient Landscapes).s Landscape plans shall consist of a combination of trees, shrubs, and groundcover. 3) 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: a) The landscaping plan shall consist of a combination of trees, shrubs and groundcovers with careful consideration given to size at maturity. b) The minimum planting material size standards for identified landscaped or open areas are: i. 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. ii. 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. iii. 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. c) 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) 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. e) 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. d. Walls and Fences. 1) 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. 2) All walls on a property shall complement the architectural style and design of the primary building of a development. 3) Chain-link, wood, barbed wire, razor -wire, and spiked fence -types are prohibited. Security. Refer to Chapter 17.08.050.K for details on security features. Lighting. 1) A photometric survey (lighting plan) may be required at the discretion of the Community Development Director for new lighting proposed in a development. 2) 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. 3) 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. 4) 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. 5) 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. 6) Lighting shall be integrated with landscaping wherever possible. g. Trash and Loading. 1) Trash, refuse, and recycling collection and loading areas shall comply with the relevant provisions of RMC Section 17.32.050. 2) All trash enclosures shall be fully enclosed with self-closing and self -latching doors, and each enclosure shall accommodate both trash and recycling bins. 3) Trash enclosures shall be an integral part of the building design whenever possible. 4) Trash enclosures shall be of the same architectural style as the development. 5) 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. 6) Where loading areas are proposed on-site, they shall be clearly marked and identifiable. 7) 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. a) Trash pick up and loading activities are permitted only during the hours of seven a.m. to seven p.m. h. Mechanical Equipment, Loading Zones, and Service Area Screening. 1) 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. 2) 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. 3) 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. 4) 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. i. Noise. 1) To minimize noise disturbance, mechanical equipment shall be insulated and shall be setback a minimum of four feet from any adjacent property zoned or used for residential 2) All windows in residential units in a residential/commercial mixed-use development shall be double -paned. 3) 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. 4) 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. Signs. 1) A uniform sign program shall be approved by the Planning Division for each development. 2) Permitted sign types shall be limited 4o wall, window, awning, and monument signs and shall not be located above the fust floor. 3) 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. 4) 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: a) One-third square foot of monument sign area per one lineal foot of lot frontage with a maximum of fifty (50) square feet. b) The entire sign structure shall be considered as sign area. c) The sign copy area shall not exceed sixty (60) percent of the background wall area. d) All monument signs shall contain only the name of the development and/or the names of the businesses. e) 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. f) Sign copy shall be backlighted or indirectly lighted. g) The background wall of the monument sign shall not exceed six feet in height. h) A maximum of one sign per development. i) 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. 5) Creative Sign Permit. Refer to Chapter 17.116.075 for standards and procedures on how to obtain a creative sign permit within the MU -OZ. 6) For a list of prohibited sign types and materials within the MU -OZ, refer to RMC 17.116.050. 2. Building Design. a. Good Neighbor. 1) Buildings shall be designed to maximize privacy of adjacent R -I and R-2 zoned properties through appropriate placement of windows, doors, decks, roof decks, and balconies. 2) 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. 3) 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. 4) Tall, fast-growing, and evergreen vegetation shall be utilized along the property lines of R -I and R-2 zones. b. Land Use Mix. 1) In the MU -OZ Low designation, projects shall consist of 67% residential and 33% non- residential uses. 2) In the MU -OZ High designation, projects shall consist of 75% residential and 25% non- residential uses. 3) Deviations from the land use percentage mix up to 10% may be approved by the Director of Community Development. 4) 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. 5) Additional deviations from the land use percentage mix up to 20% may be allowed through the provision of the Community Benefits Program. Refer to RMC Section 17.28.040.G. C. Location of Uses. 1) Where a project proposes a variety of uses within a single project, commercial and non- residential uses shall be provided at ground level facing the street, with residential units located above. Primary entrances shall not be located along allies. 2) Residential units in a mixed-use project may be located at ground level facing a street, but shall be designed with a stoop 3) Commercial uses shall not be permitted above any professional and business office uses or residential uses. 4) 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 at the ground level. d. .Massing. 1) 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. 2) Wall planes shall not continue for more than fifty (50) feet without a minimum offset, consisting of an architectural projection or recession of two feet minimum. 3) The mass and bulk of new buildings shall relate to and/or transition from existing buildings. 4) Infill buildings that may be wider than existing facades shall be broken down to provide the appearance of a series of structural bays. e. Articulation. 1) Building design shall incorporate three hundred sixty (360) degree architecture, which includes similar massing, roof forms, wall planes, and detailing on all building elevations. 2) 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, and trellises, among other potential design interventions. 3) Use of a minimum of two high-quality materials like smooth finish stucco, brick, wood, metal, and stone are encouraged. 4) Anti -graffiti paint or coatings shall be used on street -facing facades of primary buildings and accessory structures for the first two stories. f. Roofs. 1) Buildings with flat or low-pitched roofs in excess of forty (40) feet wide shall incorporate parapets with a minimum of 3 feet in height or other architectural elements to break up long horizontal rooflines. 2) Hipped or gabled roofs covering an entire building are preferred to mansard roofs and segments of pitched roofs applied at the building edge. 3) Parapets shall be well -detailed, 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, comer details, or variety in pitch (sculpted). 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. 4) 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. 5) All rooftop mechanical components shall be fully screened from the view of public rights- of-way and residentially zoned properties. Whenever possible, architectural elements such as parapets, walls, rooflines and signage, should be used to screen mechanical equipment. g. Windows and Doors. 1) Windows and doors shall be selected to complement the selected architectural style. 2) Windows shall be articulated with accent trim, sills, shutters, and/or other elements appropriate to the architectural style of the building. 3) Where appropriate to the architectural style, windows shall be setback into walls to create distinct patterns of shade and shadow. 4) The street -level building frontage shall continue for no more than twenty (20) feet without windows, entrances, or other architectural detailing. 5) A minimum of fifty (50) percent of the ground floor fagade facing any street to a height of eight feet shall be visually transparent into the building. 6) 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. 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. h. Awnings. 1) 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. 2) 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. 3) 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. Entrances. 1) 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, and signage, among other possible design interventions. 2) Separation of access between residential and commercial uses a) 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 non-residential uses. b) Access to floors with residential uses shall be secure and through a locking gate or entryway. 3) 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. 4) Storefronts and usable non-residential 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 sixty (60) percent of the length of the building frontage and shall in no case be less than twenty (20) feet in depth. For small, non -conforming lots under ten thousand (10,000) square feet minimum, storefronts and usable non-residential 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 sixty (60) percent 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 non- residential uses are proposed, storefronts and non-residential spaces shall tum and wrap around the comer for a minimum length of twenty (20) feet, as measured from the point established by the intersecting lines of the two facades. 5) 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 eighty (80) percent open to perpendicular view. Fixed decorative grillwork and railings are allowed at the ground floor and shall be at least eighty (80) percent open to perpendicular view. j. On-site Facilities. 1) 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, it may be located outside of the 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 provided it does not interfere with automobile parking. Storage shall be fully enclosed and not visible. 2) 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. k. Encroachments. 1) No part of a structure, permanent attachment, and/or other similar architectural projection or feature may extend into a required yard or minimum distance between buildings for more than two feet. 2) 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. 3) Hedges or any other shrubs or landscaping shall not encroach onto a curb or sidewalk or over a lot line. F. Special Use Design Requirements 1. 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. 2. 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. 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. 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. 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. 5. 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. 6. 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. G. Parking Standards 1. Required Off -Street Parking per use land use shall be regulated by the MU -OZ Parking Standard Table below 2. If a parking standard is undefined in this section, parking shall be provided in accordance with the requirements of RMC Chapter 17.112 Off -Street Parking and Loading. MU -OZ Parking Standards Residential Parking (including guest) Parking Ratio Notes Studio and One Bedroom Units 1 space/du Two -Bedroom + 2 spaces/du I. All stalls shall be double striped and standard sized. Guest 0.5 spaces/du 2. The required parking stalls may Live/Work Refer to RMC Section 17.112.040.1 include up to 25% of the total stalls (includes Artist Live/Work) as compact parking (see RMC Section 17.112.090.A.3). 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 Community Development Director. Supportive and Transitional Refer to RMC Section 17.112.040.1 Housing Non -Residential Parking Ratio Notes Restaurant <2,500 s.f. I space/400 s.f. 1. All stalls shall be double striped and standard sized. Restaurant>2,500 s.f. 1 space/200 s.f. 2. The required parking stalls may Non -Residential 1 space/400 s.f include up to 25% of the total stalls (no restaurant/hotel) as compact parking (see RMC Section 17.112.090.A.3). 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. Hotel I space/Sleeping Unit; plus I 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 4 or less tenants is parked by use. If a shopping center has more than 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 Dimensions Notes One -Way Min. 10 -ft., Max. 20 -ft. For existing parcels under 10,000 Two -Way Min. 20 -ft., Max. 30 -ft. s.f., driveway widths shall be governed by RMC 17.112.090. 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. Sidewalks. An interconnected sidewalk network provides safe and convenient access for use by pedestrians, while also providing opportunities for the provision of pedestrian amenities. All sidewalks, including (clear) and (amenity) zones, shall comply with ADA accessibility standards and be subject to the review of the City Engineer. The fallowing sidewalk requirements are applicable to all projects within the MU -OZ Overlay. 1) 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 2) 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. 2) The building setback area shall include a minimum seven (7) foot wide detached sidewalk (clear zone) and a minimum five 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. 3) The clear zone shall be unobstructed by any permanent element for a minimum width of seven feet and a minimum height of eight feet. However, outdoor/sidewalk dining, a nonpermanent element, may be allowed as outlined in RMC Section 17.28.040.F.4. 4) The amenity zone may include street trees, landscaping, public signs, public art, street lighting, street furniture, and/or other pedestrian -oriented amenities. b. 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 MU -OZ Overlay. 1) All species of mature oak trees shall be preserved or otherwise dealt with in accordance with Article 4, Chapter 17.104. 2) Street trees shaft 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. 3) The parkway (amenity zone) shall be planted with street trees at an average spacing not greater than thirty (30) feet on center. 4) 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. C. Transit Stops. I ) 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. 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, and tree grates, among others. 1) All streetscape furnishings proposed shall be reviewed and approved by the Public Works Department for durability of materials and ease of maintenance. 2) Design and selection of streetscape furnishings shall consider the safety, security, convenience, and comfort of the user. 3) 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. 4) Benches and trash receptacles shall be placed at an interval of two hundred (200) feet along primary street frontages. 5) All streetscape furnishings shall be securely anchored to the ground and a graffiti -resistant coating applied to ensure longevity of installations. 6) Where appropriate, streetscape furnishings shall be ground together to facilitate more efficient use of parkway space. e. Outdoor/Sidewalk Dining. Outdoor/sidewalk dining promotes pedestrian activity and vibrancy of Mixed -Use areas and is encouraged within the MU -OZ Overlay area. 1) 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 comer. 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 ten (10) feet of a bus stop or bus shelter. 2) 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. 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 forty-two (42) 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. 1) Plank -style picnic tables with bench seating are not permitted. m) Outdoor dining with an approved alcohol license shall be subject to any additional design requirements of California Alcohol Beverage Control (ABC). 3) 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. Undergrounding of Utilities. I ) 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 possible. 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. 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. a. Corner Lot. The following applies to properties located at key intersection locations within the MU -OZ Overlay. 1) Building architecture at intersection comers, 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, comer entrances with additional architectural detail, tower elements, decorative landscaping, planters, enhanced hardscape, canopies, overhangs, or other architectural coverings over the building entries, and/or other design interventions. 2) 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 comer entrance; and 3) Buildings on comer lots shall address both streets with an equal level of architectural detail. Sustainable and Green Development. 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. Developments that provide Energy -Star rated appliances in the residential units. Community Benefits Program. The MU -OZ 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 community benefits that come with Mixed -Use developments. The MU -OZ Overlay Community Benefits Program is applicable to all properties within the MU -OZ Overlay. Each zone in the MU -OZ 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 additional amenities by the developer or property owner. However, if a density bonus is granted in accordance with California Government Code Sections 65915 - 65918, a density or intensity bonus associated with the provision of Community Benefits will not be granted. The MU -OZ 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 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 MU -OZ Overlay and in the General Plan. Type of Benefit Maximum Basis for Calculating Points Provided Points Lot Consolidation 25 Consolidation of small or undersized properties. For every 1 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 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 20 Provide more than 10% of total housing units as 3 bedrooms or Development larger. Non -Residential 20 Average commercial tenant size spaces of 2,000 square feet or more Component of Mixed- to provide national or regional tenant opportunities. The project will Use 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. Department 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 Commercial Land Use Whed-Use/Residential Land Use K. Density Bonus. As provided by California Government Code Sections 65915-65918 —State Density Bonus Law and outlined locally for implementation in RMC Section 17.84—Density Bonus, applicants may choose to apply for a density bonus as part of a project proposal within MU -OZ 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 Section 17.84. If a density bonus under California Government Code Sections 65915-65918 is granted, a density or intensity bonus associated with the provision of community benefits will not be granted. FAR Density 0 0.35 60 1-20 0.60 67 21-40 0.60 74 41-60 0.60 81 61-80 0.60 88 81-100 0.60 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%. K. Density Bonus. As provided by California Government Code Sections 65915-65918 —State Density Bonus Law and outlined locally for implementation in RMC Section 17.84—Density Bonus, applicants may choose to apply for a density bonus as part of a project proposal within MU -OZ 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 Section 17.84. If a density bonus under California Government Code Sections 65915-65918 is granted, a density or intensity bonus associated with the provision of community benefits will not be granted. Attachment E Conceptual Maps for Mixed -Use Expansion Areas EXISTING MIXED-USE AREAS CITY vF o �[;gSp.MU wrveynwn�e apeoW Rien � e ' InwltvzM MtetrUu f\ -Mu CwnmttdeNMu&neI .CI Meet 11u }ewe „p j Magid! U°,°R vinoorento,„,ey ' City of Rosemead Zoning Map Freeway GariMr Mted-uu Adopted by Ordinance No.891 on May 11, 2010. 0 -il, Amended by Ordinance N0.915 on May 29, 2011, 0 0.25 0.5 iAmended by Ordinance No.923 on September 25. 2012. cm CawOary r, -way Miles Amended by Ordinance No. 926 on January 8. 2013. Map Morel ranroM MiwrMRrbl Amended by Ordinance No, 932 on October 22, 2013. ......... cd�m, Amended by Ordinance No. 978 on February 13, 2018. Amended by Ordinance No. 1001 on September 28, 2021. While tM Cpy of Roumud me awry Nfal to mttkFaM dbmEub acwMaIMomWion,m--I-. rtormer Wns dory kind nem @ Meromg Mamalron, Owls, o, ee pm,g In _t .0 W City of Rwnmsd Wfete it wayto Ne uwaet Ne dab. Uaen of Nb tutsee,l. tM Crt dRmem-d es n&I Otte az acmunber., ft. itq uae..M-­1 of Wb Nu. This Analysis Includes: -350 "Second Unit" Eligible R-2 Parcels -50 "Second Unit Eligible R-1 Parcels to be Up -zoned to R-2 -400 new units Legend: O "Second Unit Eligible R-2 Parcels (7,260-9,000 Sl O R-1 Parcels to be Up -zoned to R-2 ® "Second Unir Eligible Parcels (7,260+ SF) EIR ADDENDUM ® — , Poo ° P m -a a�m AR m� e a ° P a s e e a o ° `e a `a a seB s e s elm � m�9 e m o° ma ®.I m mm mmmm ® On B° ° 0 ma ®m° a:et etmt "I R A. M R -I SreI Family ROeitlenYal P Parki,g CABG:Wrv¢y Avmwe S,a Nan r b a R-2 LqM MMVe Re wU P -O PM .., M. OAy-MU: Gar-, Avenue SP 6 0 . R-3 MCNum Mul°Pb Irce itrgE M.U. � RnNmtlG µl lipll(InOUGtleI CiASP-0 SpetlPC Plan, : C-1 NGpMp,lim0 Cpmmxdal L4MU Cmnme,caNMuzOlal Mkea'Uae O.ParrvaYAuenW pen Spaca'Pvlu,p ' a(' GASP-"CGanxYAvenue Bpevific Glan, 0 - C-3 Metlium C MercM P -D PMnrecl DevebpmeM RaatlanaeVCOmmercW -RC Cw Reawl.l Com..l os awn sP.« ML DO Reskm,llal/C7'm Masa U» De rt ore y City of Rosemead - LBO .lB..r.D.� Clya ., "D.Gyno y Zoning Map F.,L L . Miaan-uae Adopted by Ordinance No.891 on May 11, 2010. aanay Amended by Ordinance No.915 on May 24, 2011. 0 0.25 0.5 ory ew,M.'v 1— Miles Amended by Ordinance No.923 on September 25, 2012. r,a.waY Amended by Ordinance No. 928 on January S. 2013. M,p, Ane,ial _ W°maa Mir'nr Anaiul Amended by Ordinance No. 932 on October 22. 2013. ......... cdbrrw Amendmended tl by Ordinance No. 978 on February 13, 8.2 r 28, 2 Amended by Ordinance No. 1001 on September 29. 2021. NTIb IM Clry pl gpeemmtl maks evvyelrw, Ip mek.ab eN ObvlOub adv,ab IMamaean, ro xmnlies an6brrtpva,Mtims darty ki,tl ert matle mpemMo MdmO,bn, aaLL Oraargpspmvgatl. In ro wenl MaA W LM al Roeemeatl Ee I'utle n arty waYla Ne usxs o1Ne tlera. Uvrs W Nb Eere Mall IoM IM Gly olRxamevE lunnkv N NI mMas vd avaunb erblry hwn tle um vWw accurayN Tv Ea4. Included in Analysis: • Moderate Expansion of MUOZ Low 8 High (-3,000 to 5,000 new units) • GSP Expansion (-250 to 400 new units) • "Second Unit" Eligible Parcels (-400 new units) -3,650 to 5,800 new units LEGEND: 1= MU -OZ Low Parcels (25-30 du/ac) I• MU -OZ High Parcels (4060 du/ac) IIIIIIIII GSP-MU Expansion Parcels O "Second Unit" Eligible R-2 Parcels (7,260-9,000 SF) O R-1 Parcels to be Up -zoned to R-2 111111111 "Second Unit" Eligible Parcels (7,260+ SF) SUPPLEMENTAL EIR MODERATE EXPANSION °tla o e P Pa,tirg GASP: Cnrvry Avenue SperiAc Plan M w� o P,0 c.i.l 0R GASp MU'. Ga-, Aren, Spafc%en. Yonllvu[d MVed-Um .' Raaiaanaal MPk%s M-1 Li�1lMueblM '—^ pp,SP-0SIP'. GarveyArenue SpeG11c Ren.' C-1 Nel~Can l - CI -MU CwnmergWlMUMNI Open SpacePerUrp M;vN,LYe G•AS%W Go, Avenue Sp ft PMn e - C 3 Mecum Commeldel P -D Planned Deegop M Rurden0e4Y rvnerc� �c+a..no � CA Reaaul Camnertiel . e 6 e v e Dap Canal au ne Pemu o _ ea e au �� D-00�Y Zoning Map AIR °m ®ee�� a. °1 Y Amended by Ordinance No.915 on May 24, 2011. 0 0.25 0.5 Amended by Ordinance No.923 on September 25, 2012. - s,ulwry rrxway 1 aro Amended by Ordinance No. 926 on January B, 2013. Miles m m ° R-1 a'Ino. F.Rrna .W P Pa,tirg GASP: Cnrvry Avenue SperiAc Plan M R-2 UN MWIpk Rvsi.NW P,0 c.i.l 0R GASp MU'. Ga-, Aren, Spafc%en. Yonllvu[d MVed-Um .' Raaiaanaal MPk%s M-1 Li�1lMueblM '—^ pp,SP-0SIP'. GarveyArenue SpeG11c Ren.' C-1 Nel~Can l - CI -MU CwnmergWlMUMNI Open SpacePerUrp M;vN,LYe G•AS%W Go, Avenue Sp ft PMn e - C 3 Mecum Commeldel P -D Planned Deegop M Rurden0e4Y rvnerc� �c+a..no � CA Reaaul Camnertiel . o -s open swea WE M.Wuus�e ORev�gcMl m 0M ayM City of Rosemead Dap Canal au ne Pemu _ ea e au �� D-00�Y Zoning Map Freeway Coemor Wl -uae Adopted by Ordinance No.891 on May 11, 2010. °1 Y Amended by Ordinance No.915 on May 24, 2011. 0 0.25 0.5 Amended by Ordinance No.923 on September 25, 2012. - s,ulwry rrxway 1 aro Amended by Ordinance No. 926 on January B, 2013. Miles _____ Palboad Wjmmwwl — — W_MmaAmended DY Ordinance No. 932 on October 22, 2013. . 1 ......... cglKm, Amended by Ordinance No. 978 on February 13, 2018. Amended by Ordinance No. 1001 on September 28, 2021. wN4en Illy el Rov.mevd MW NMy MM1NI to mftNn a,q Oa01GNa acw,eN Inlamwnon, m wvrrm°n anNwrpmu,vadons d arty tFa vn maae rpvNlna tadmation, aM, a WnW govlaea. In mewnl q,Y Na CJry dRaaumW W IWM n vrry way b Ne uun Dime dqv. Uars gMla dM MWI Md e. Lrty of Rmemra Iwmbss ti all malras »] armunberialrq hen IM uve vWnacararyd Ne avly. Included in Analysis: Comprehensive Expansion of MUOZ Low & High (-9,000 to 15,000 new units) • GSP Expansion (-250 to 400 new units) • "Second Unit" Eligible Parcels (^400 new units) 10,000+ new units LEGEND: ED MU -OZ Low Parcels (25-30 du/ac) 111111111 MU -OZ High Parcels (40-60 du/ac) = GSP-MU Expansion Parcels O "Second Unit" Eligible R-2 Parcels (7,260-9,000 SF) O R-1 Parcels to be Up -zoned to R-2 ® "Second Unit" Eligible Parcels (7,260+ SF) SUBSEQUENT EIR COMPREHENSIVE EXPANSION 46 1W R-1 aireb Famiry Reaitlemal P PYbe GASP. Gita A. Slaetlflp Plan R 2 Light MWIVIC ResilanYY P-0PIObsOinM Oa4e .,JI a,lSp.MU'. Garvey Avenue Sp[ " R 3 MeeWm MAiM µt LightllyusNy ingth Mi.,,LU,e ueE ^` (WSP-05/P: Resgmtial - CI -MU CanmayeWrq,aaM,l Garvey Avenue Sp .PYn. - Dp,n Spsc lining C-1 Ntiiah i Xpal coht Y Mue . GASP. RIC Ga,reYAvanw Spea(c Plan. ReageneaYCa,mwcW 4y - G3 Medum Cwnmaldal P-0Plnnee Devttki Bv,m• C<IbymY canal l . os Opn spepe DO ResieeMleUCpmmvtW % M¢RC-MUeellu Deve iinlov , City of Rosemead LSD CmU9l auNnees padre __. — Gry BouMary �� Zoning a D -0O nOve ay 9 P ®Finaeay Coniew Mise-u,e Adopted by Ordinance No.891 on May 11, 2010. oveeay Amended by Ordinance No.915 on May 24, 2011. 0 0.25 0.5 1Amended by Ordinance N0.923 on September 25, 2012. Cm eoweary emay Amended by Ordinance No. 926 on January 8, 2013. Miles wlwA2e" l wnmae M _Anevl Amended by Ordinance No. 932 on October 22, 2013. ......... Lnikno, Amended by Ordinance No. 978 on February 13, 2018. Amended by Ordinance No. 1001 Dn September 28, 2021. Wnlb IUe Cey of apsemwe mates every MMto that aro0."acwrYe Inlw„yGon,rowrmtiaa nWb re—.itm,daM,^ethe 'nMe,epeNMg vilam,eCan. Mla, weerv�tu pavgM. In np evml9naI1IM Cey pl Pp,emeee Oe IiaNe in any xVy Io W wn of W eed.lM, dmLL site NBP IW M LilyM RGL,nYO humM,'n WI nWpse aM aMunCeea,q /rwn Ne use anE/w acwrary M Nle Dela. FULL MIXED-USE BUILDOUT COMPREHENSIVE EXPANSION s 2 1n CITY OF R Single Famity Residential . P P_ On GASP: Garvey Aybnue Spetif PMn N e al R 2 Lipm MUlllye Redentml Pc,RNwiwal0@n . Gp$p.MU: GarnyAwmraSPeafic pan, ..MaeE-u. RJ MW... M.11,. Raetlential M-1 L,ht M...1 WSP-0SN GervyA•nnue Spec PWn. NeipM1boMW Cummerdal - —' C tlU Ow apW .Alrq UCanmeMaNMusEWI M _ Spedfic PW,Gt Rap�mWnue - W NMium Canme w P -D Fanned DiOm,w t / RGMUW RFn,6OF WlCa OFV Ov City of Rosemead G. Wpmal CommamNl "cPFFFspaca M;xe Um Oevalcpnenl y MD�n(W Zoning Map CDD CFF.. eu.,,. DIOItt r._ GlyecuMF, ay ®Feevey CO MueE-0m Adopted by Ordinance No.891 on May 11, 2010. Cvo, Amended by Ordinance No -915 on May 24, 2011. 0 0.25 0.5 1 cM epundary Miles Feeoay Amended by Ordinance a No. 9 on September 8. 2015. 3. wia Anew Amended by Ordinance No. 922 on January - WIIraM 22013 Amended DY Ordinance No. 932 on October 22, 2013. Mlro.a "l ......... cdNrw, Amended by Ordinance No. 978 on February 13, 2018. Amended by Ordinance No. 1001 on September 28, 2021. WNIi Clry OF Rosemead mgaea every Mal to weNF FM WMGM abvrNa Iftrmalbn,rowmmtiasanNnrrtperenWtionsdarty Ymtl em maderpMYq MamWon, MW, o, w .pm+IEM. In ..-OF .0 Na Citydl Rduneed be table r.arty wy to uva dPedeW. IMen oINW N NWI tdd Ra City MRcamrd n Ws el 0 nu1Ws aMa Ma 'W M1an tln uae arWwacvrarydNle dn.