CC - Item 2B - Mixed Use Design GuidelinesROSEMEAD CITY COUNCIL
REPORT
THE HONORABLE MAYOR AND CITY COUNCIL
OLIVER CHI, CITY MANAGER
SEPTEMBER 25, 2007
SUBJECT: MIXED USE DESIGN GUIDELINES
Over the past several months, staff has been in the process of creating design guidelines
to address proposed multi-story, mixed use developments. The City has received
numerous requests to develop this type of product within the City. Due to the lack of
existing regulations and design guidelines, it has proved difficult to both process and
provide guidance to developers for such requests. Mixed use projects present complex
design/operational challenges and also present a major aesthetic change to the
community.
Downtown Solutions has been working with the City in the development of these
guidelines, and has provided design guidelines for mixed use developments for many
jurisdictions throughout the state. Downtown Solutions is also recognized as one of the
top leaders in the urban design field.
On August 20, 2007 the Planning Commission held a public hearing and was unanimous
in recommending approval of the guidelines to the City Council.
On September 11, 2007 the Community Development Commission (CDC), Downtown
Solutions, and staff and met in Study Session to discuss the guidelines. One minor
revision was requested by the CDC which has been incorporated into the document.
Specifically, the second bullet point on page 2-3 is proposed to be removed to maintain a
minimum sidewalk width of 7 feet.
Upon adoption by the Council, the new guidelines will be incorporated into the City's future
Zoning Ordinance amendment.
Staff Recommendation
Staff recommends that the City Council take the following action:
Adopt the proposed Mixed Use Design Guidelines (Attachment A)
APPROVED FOR CITY COUNCIL AGENDA:
• •
City Council Report
September 25, 2007
Page 2 of 2
2) Adopt a negative declaration finding that the project will not have a significant
adverse effect on the environment.
ANALYSIS
In order for the Planning Division staff to provide early, consistent, and helpful advice to
applicants, staff is recommending that the City Council adopt the "Mixed Use Design
Guidelines". The proposed guidelines are particularly intended to assure design
excellence and neighborhood compatibility for mixed use types of development, including
commercial uses, apartments, condominiums and live/work units.
To achieve the intended purposes, the proposed mixed use design guidelines address a
range of development features including site design, building design, height, storefront
design, lighting, open space, neighborhood compatibility, parking and access.
An initial study was prepared for the project and it has been determined that no significant
environmental impacts will result from the proposed mixed use design guidelines (Exhibit
B).
PUBLIC NOTICE PROCESS
This item was noticed as a public hearing pursuant to Govt. Code § 65090.
Prepared by:
I k W-
Matt Ev4 ring
Senior Planner
SuFaeki
BriAssistant City Manager
Attachment A: Draft Mixed Use Design Guidelines
Attachment B: Initial Study/Negative Declaration
GAPlanning\CC Reports\DR 07-147. Mixed Use Design Guidelines - CC report.doc
DRAFT
9.25.07
Rosemead is at an exciting time in the evolution of the City.
Rosemead has an opportunity to showcase progressive
planning principles in their infill, mixed-use projects that
will propel Rosemead into the future and will help create
a safe, thriving, urban environment that generates pride
in Rosemead's residents and those who visit.
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table of contents
chapter fopics
1.0 introduction 1-1
Context for Development 1-1
Meaning of "should" "shall" "will"
"encouraged" and "discouraged" 1-1
Use of illustrations and photos 1-2
Who Are These Guidelines For? 1-2
Organization and Content 1-2
2.0
design guidelines
2-1
Overall goals:
2-1
2.1
public realm and the pedestrian
environment
2-2
2.2
site design
2-4
2.3
building design
2-6
2.4
building height
2-12
2.5
storefront
2-13
2.6
lighting
2-14
2.7
common areas/open space
2-15
2.8
compatibility with adjacent
properties
2-16
2.09
parking
2-18
2.10
access
2-20
3.0
glossary
3-1
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chapter one
introduction
1.0 introduction
These design guidelines are intended to
provide clear and useful recommendations
for the design, construction, review, and
approval of mixed-use development in the
City of Rosemead. These guidelines are a
reference point for a common understanding
of the minimum tangible design expectations.
They are presented as a collection of images
with text being minimized to best illustrate the
design details that embody the vision for new
development. The guidelines are offered as
one way of achieving attractive and functional
projects that will realize the goals of both the
City and the development community.
Architects, designers, and developers are urged
to become familiar with the design guidelines
for mixed-use. They are to be applied to the
design of projects from the very beginning to
ensure that the design, review, and permitting
processes areas efficient as possible. Architects,
designers, and developers are also urged to
recognize that these guidelines are a minimum
starting point for quality development. It cannot
be claimed that these guidelines encompass
every conceivable technique for achieving
a high level of design quality. Designers are
encouraged to use their own creativity and
local experience to implement the highest
quality of design. The architect is cautioned
that failure to follow the guidelines may result in
a protracted review period.
The design guidelines may be interpreted
with some flexibility in their application to
specific projects, as not all design criteria
may be applicable to each project. In some
circumstances, one guideline may be relaxed
in order to accomplish another, more important
guideline. The overall objective is to ensure that
the intent and spirit of the design guidelines are
followed and to attain the best possible design.
Context for Development
The Cityof Rosemead is largely built out and most,
if not all, mixed-use development in Rosemead
will be infill projects. Therefore, each project
needs to be reviewed on it's own merit and with
sensitivity to issues pertinent to the individual
project. Sensitive elements like adjacency issues
(especially when mixed-use is proposed next to
single-family residential), parking limitations, the
opportunity to consolidate lots large enough to
accommodate compact mixed-use projects,
and zoning issues (e.g., location and number
of parking spaces, allowed/conditionally
allowed, and prohibited uses that make
sense to the site in question, etc.) all need to
be carefully considered by the Rosemead
Planning Department, Planning Commission,
City Council, and Design Review consultants.
These design guidelines are meant to be used
in concert with the City of Rosemead Municipal
Code and form a basis for evaluating projects.
However, they should not be considered the
definitive source for planning decisions.
Meaning of "should" "shall" "will"
"encouraged" and "discouraged"
■ Guidelines that embody the word "should"
are intended to be applied as stated.
However, an alternative measure may be
considered if it meets or exceeds the intent
of the guidelines.
• •
one
■ Guidelines using the words "shall" or "will"
are mandatory and must be included in
the project's design.
■ Guidelines using the words "encouraged" or
"discouraged" are desirable or undesirable,
but are not mandatory.
Use of illustrations and photos
The images used to illustrate the guidelines
should be reviewed in reference to the specific
guideline the image is associated with and not
with all the guidelines within the document (i.e.,
on image used to illustrate an encouraged
building material may also contain a site
condition that is not encouraged). The intent is
for the reader to focus on the portions of each
graphic highlighted with the caption, callouts,
and associated text. Additionally, though
an image may only illustrate a portion of the
guideline it is associated with, the intent of the
entire guideline should be met. The illustrations
and photographs depict examples or options
for implementation of a recommended policy.
Who Are These Guidelines For?
Property Owners
The guidelines provide property owners and
project architects with a clear understanding
of the design elements that are desired for
new mixed-use development projects and for
reconstruction and remodeling of existing mixed-
use projects in Rosemead. This document will
work in conjunction with the zoning provisions
of the City of Rosemead Municipal Code and
will provide a clear set of expectations and
responsibilities for property owners, developers,
and architects.
Design Professionals and Developers
The guidelines provide a narrative, illustrative,
and graphic direction for construction. The
guidelines will serve as an informational tool
that can provide a link between the property
owner and the designer or developer and will
clarify the elements of desirable quality design.
City Staff
City staff will use the guidelines to assist
applicants and their representatives with project
processing. The guidelines serve as the basis for
evaluating proposals for quality of design.
Review Bodies
The guidelines provide the City of Rosemead
Planning Commission, City Council, and other
reviewing bodies with a basis for evaluating
quality of design for an applicant.
Organization and Content
The design guidelines identify salient elements
of a comprehensive design policy, and serve
as a framework for each individual project.
Adherence to these guidelines will help
to ensure Rosemead's mixed-use projects
develop in a sensitive manner, are respectful of
adjacent properties, and exhibit the degree of
architectural and design integrity as is desired
and required by the City.
Ultimately, the goal of these mixed-use design
guidelines is to ensure that the new infill mixed-
use properties in Rosemead are a source of
tremendous pride for City residents, and create
an environment that compels people to live,
shop, and spend time there.
• •
chapter two
design guidelines
2.0 design guidelines
The following are design guidelines to be utilized by the City's Planning Department and other review
bodies as mentioned in chapter one when evaluating and approving mixed-use developments.
Overall goals:
t. To provide the resident with a high quality living environment;
2. To protect the pedestrian and enhance the pedestrian environment and scale,
3. To design parking that not only meets parking requirements, but also promotes safe interaction
between vehicles and pedestrians;
4. To ensure that retail/commercial uses on the ground floor serve the community (e.g., restaurants,
retail, etc.). Office uses are not encouraged on the ground floor;
5. To ensure compatibility between adjacent uses, especially single-family residential, other mixed-
use projects; and ultimately
6. To encourage high quality mixed-use infill development that is comprised of residential, office,
entertainment, and commercial uses.
Figure 2.01 Photograph depicting the overall goals of the Rosemead design guidelines.
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2.1 public realm and the pedestrian
environment
Intent:
The public realm and pedestrian environment
includes the areas that are in public ownership,
such as streets, sidewalks, and open space. It
is critical, that in the public realm, emphasis
is placed on creating a safe and suitable
pedestrian environment. It's important to
note that furnishings, lighting standards,
landscaping, and even architectural design
are all elements of the public realm that when
planned together have the potential to create
an inviting environment and can ultimately
establish a strong identity for Rosemead.
Particular attention is to be paid to the design
of new and replacement sidewalks, crosswalks,
use of storefront displays and merchandising
to promote pedestrian traffic, and provision of
sidewalk dining areas.
Design Guidelines:
■ A concrete sidewalk shall be provided with
a clear pedestrian passageway that is at
least seven-feet wide, free of encroachment
by landscape features, street furniture, and
other obstructions. (Figure 2.02)
■ Existing street trees should be placed in
tree grates appropriate to current tree
dimensions as determined by City Parks and
Recreation Director and level with sidewalks
to ensure that they are ADA compliant.
. Where sidewalk dimensions allow, 36-
inch box street trees should be planted
approximately 40 feet apart in five-foot
square tree grates adjacent to the curb.
If trees placed in the ground interfere with
underground utilities, trees in planters with
irrigation should be located curb adjacent.
Figure 2.02 A safe and friendly pedestrian environment
encourages people to walk, shop, and finger.
Figure 2.03 a+b Pedestrian amenities including public art
should be incorporated where possible and practical.
Figure 2.04 a+b Mature trees in appropriate tree wells help
generate a feeling of permanence for the new project.
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design guidelines
0
. Street trees along major streets and
boulevards should be planted in tree wells
with metal or concrete grates that are
landscaped with materials approved by
the City. (Figure 2.04)
Figure 2.06 a+b Outdoor dining is a great way to enliven the
pedestrian environment.
■ Street trees and ground cover may be
planted in parkways adjacent to the curb
where appropriate.
. Plant materials specified for the pedestrian
realm and the public open space areas
are subject to City approval.
■ Utilities shall be placed underground
whenever possible.
. Appropriate pedestrian amenities should
be provided (e.g., outdoor seating, bus
waiting areas, trash receptacles, bicycle
racks, public art, potted plants, etc.).
(Figure 2.03)
■ Public art should be incorporated into
the public realm wherever practical
and possible to promote a heightened
aesthetic, provoke interest, and send the
message that Rosemead is a great place
to visit. (Figure 2.03)
■ Providing overhead cover for pedestrians
is encouraged (e.g., fabric awnings,
projections from the building, umbrellas,
etc.). (Figure 2,05)
■ Uses that activate the public realm, such
as restaurants and cafes that have outdoor
dining are highly desirable. Outdoorseating,
dining, and even retail displays help create
an inviting pedestrian zone. (Figure 2.06)
Figure2.05 o,b+c Awnings provide shelter from the elements
and help to create the desired aesthetic.
• •
two
2.2 site design
Intent:
One of the most important elements of mixed-
use infill development is the way the project is
integrated physically and functionally into the
public realm. Site design and orientation shall
enliven the public spaces that are adjacent
to them, encourage pedestrian activity, and
strengthen the link between the businesses and
residences.
Design Guidelines:
. Buildings should be constructed near
or along the front property line(s). Zero
setback from the front property line(s) is
encouraged. Variations in zero setback from
the property line(s) may be appropriate
when the resulting setback provides greater
accommodation for pedestrian movement,
sidewalk dining areas, enhanced entries,
and enhances the pedestrian environment
overall. (Figure 2.07)
■ Outdoor space should not be the result of
the unusable space between buildings.
Outdoor space must be appropriately
scaled for its use and be safe and secure.
(Figure 2.08)
■ To encourage pedestrian activity on the
ground floor level of a building, landscaping,
shade trees, and benches should be
incorporated into the site design as well as
outdoor dining areas.
. If loading and service areas cannot be
accommodated within the building and
completely concealed from view, then
8utfer planting
Buildings
clustered for
pedestrian
access
n tt,
Provide plaza
Orient buildings
to the street
Good distance
from Intersection
Figure 2.08 Outdoor spaces should be integrated into the site
design.
Figure 2.07 Buildings should be placed along the front
setback to provide the desired pedestrian environment.
•
chapter two
design guidelines
HEGVIHEO SETBACK
1'"I' IED LAYOUT
~r IOADIFI6MFA
&UFUMG At FRONT OF LOT
x r FAS[ING ARIA
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41 "At U LOT
DISCOURAGED LAYOUT FAI UNC AMIA
. NNIC/1G Al ,4, OF 101 IOAC" AXIA
. M„ING AND IOADOM
IN Few OF MUMS W -
. MINIMAL LANDSCAPING AND
No SCAB" 1111111
Figure 2.09 A successful site design locates service areas and
parking to the rear of the building.
Figure 2.10 o+b Examples of successful ways to screen utility
equipment from view.
Figure 2.11 Permeable surfaces are both aesthetically
pleasing and environmentally friendly alternatives to
traditional surfaces.
these areas shall be located to the rear
of the site and designed for minimal visual
impact and ease of trash and recycling
collection. (Figure 2.09)
■ When trash enclosures, loading docks, utility
equipment, and similar uses are visible from
a side street or neighboring property, they
should be screened with a masonry wall
made of similar material to the building.
(Figure 2.10)
a Pervious paving materials (e.g., crushed
stone, open paving blocks, pervious
paving blocks, etc.) compatible and
complementary landscaping materials,
and underground water retention may be
used in plazas, courtyards, walkways, and
parking areas. Pervious paving materials
should not be used in the public right-of-
way. (Figure 2.11)
■ Where possible, it is recommended that
utilities be placed underground for improved
service reliability and greater public safety.
Underground utilities eliminate visual blight
and enhance the quality of the public
realm.
■ Full height walls, over b feet in height,
should be avoided, but if necessary, vines,
tall shrubs or other landscaping shall be
planted for screening.
•
•
2.3 building design
Intent:
Mixed-use projects should take their
architectural design cues from traditional
urban environments. Appropriate building
scale, height, and massing, along with high
quality detailing, articulation, and materials
will engage the pedestrian and be viewed as
a positive addition to the public realm. Each
project should possess a distinguishable identity
and identifiable design.
Figure 2.13 a,b,c+d Ground floor residential should have
raised entries for privacy and to create variation in the public
realm.
2.3.A Commercial + Residential Guidelines
Commercial Uses
■ The front of the building should have active
commercial uses. Parking, mechanical,
storage, etc. are not encouraged along
the street edge. (Figure 2.12)
■ For development on sites over 30,000 square
feet, at least 30 percent of the linear square
footage on a major arterial (excluding
driveways and pedestrian connections)
should be designed to accommodate
pedestrian-oriented, neighborhood serving
uses and be ADA compliant (e.g., retail.
restaurants, etc.). The minimum depth of
these uses should be 25 feet.
Residential
■ Residential on the ground-floor fronting
the pedestrian realm should be located
a minimum of two feet and a maximum
of three feet above the sidewalk level
for privacy. All residential designs must
accommodate ADA Standards for
Accessible Design. Other privacy measures,
such as, articulated facades, awnings,
elevated steps and entrances, recessed
windows, doors, and patios, should also be
incorporated in the design. (Figure 2.13)
■ Residential spaces that are innately less
private (e.g., lobbies, exercise rooms,
living rooms, or dining areas) should face
the street while more private areas (i.e.,
bedrooms) should be sensitively located in
the rear of the building or on upper floors.
Figure2.12 First floor uses should be pedestrian-oriented.
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design guidelines
•
Figure 2.15 o+b Facade treatments at intersections should
be holistic and continue on all sides of the buildings visible
from the street.
s
2.3.B Street Environment + Building Frontage
■ Building plans, facades, and architectural
details should be designed to create visual
interest at the street level (e.g., staggering
the frontage of the building, recessing
doors and windows, providing awnings
and canopies for weather protection and
scale, and visually extending interiorspaces
outside through paving and glazing to
create the concept of an indoor/outdoor
room, etc.). (Figure 2.14)
■ Projects located at intersections should
ensure the design treatments are continued
around the corner and that an appropriate
transition between the project improvements
and the adjacent public and private
improvements is provided. (Figure 2.15)
■ Development located at signalized
intersections of major streets should include
pedestrian-oriented, community-serving
commercial uses. (e.g. bookstore, coffee
shop, local market)
■ Whenever possible, lots should be
consolidated along corridors to ensure a
mixed-use project is at least 10,000 square
feet. This allows for heightened design criteria,
more efficient design, and an improved
pedestrian experience. (Figure 2.16)
■ When consolidating lots, new development
should respect the existing fabric of the
community by reflecting historic mixed-
use development patterns through the
use of building indentations, breaks in
buildings for open space, changes in color
to avoid monolithic and monochromatic
developments, etc.
Figure 1.14 Varying street facades, architectural treatments,
and styles creates a fun, dynamic environment.
1.16 A lot of sufficient size (10,000 sq. ft. minimum) allows the
designer to create a project that is interesting and displays
heightened design criteria.
• •
chaster two
2.3.C Building Elements
building form + articulation
■ Large, mixed-use projects with frontages
greater than 40' should incorporate
traditional massing and facade techniques
such as:
1. dividing the facade into modular bays
every 25'; (Figure 2.17)
2. creating opportunities for relief and
variation in both the vertical and
horizontal plane with recessed and/or
projected areas;
3. using traditional architectural detailing
(i.e. ornamentation, window placement),
changes in materials and/or colors as
opportunities to bring a human scale to
a larger frontage.
■ Rear walls and elevations visible from the
public right-of-way should be designed to
maximize visual appeal by using vertical
and horizontal plane breaks.
■ Avoid overartic u lotion that may look forced
or unauthentic.
■ Windows on upper floors should be
proportioned and placed in relation to
grouping of storefront or other windows and
elements in the base floor. Windows should
have a vertical emphasis. The windows
on upper store facades should be double-
hung, tall and narrow in proportion, and
spaced appropriately. (Figure 2.18)
■ The design and positioning of street facing
balconies should be compatible with
the design of the building (e.g., relate to
overall massing, window placement and
proportion). Balconies having some inset
aspect are encouraged, and should not
appear to be an afterthought. (Figure 2.19)
i~
I
Figure 2.17 Buildings with larger floor plates should be
divided into smaller, human-scale modular bay every 25:
Figure 2.18 Windows on upper floors should be compatible
with windows and openings on the first floor.
Figure 2.19 Balconies on upper floors should be designed
with special care and attention to detail to ensure that itadds
to rather than detracts from the building.
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chapter two
design guidelines
•
building zones: "base", "middle", + "top"
Traditionally, downtown buildings have been
designed with the concept of a building having
a distinct "base", "middle", and "top". Today,
this concept still holds true to both traditional
and more modern/contemporary facades.
Making sure that all new projects follow this
concept is one of the most important aspects in
creating a human-scaled public realm. (Figure
2.20)
■ The area where the first floor commercial
base meets the second floor uses above
should be clearly defined with a strong
cornice, sign band, change in materials or
colors, awning or canopies. (Figure 2.21)
■ The roof should be flat. However, well
designed gables and other shapes that
are typical of a local context may be
appropriate. Special corner elements,
entrance area massing, and similar
conditions may require the roof to vary from
the suggested flat roof form. (Figure 2.22)
■ The building should have a defined and
significant top edge and a perimeter
parapet to stylistically define the building.
Figure 2.20 Buildings that follow the 'base' middle" "top"
concept are pedestrian-friendly and result in a human-scaled
public realm.
Figure 2.21 A strong cornice treatment separates commercial
uses on the first floor from residential above.
Figure 2.22 Roofs are an opportunity to incorporate
architectural design elements. However, overall roof forms
should be flat.
• •
two
building entries + access
■ To promote active, pedestrian-friendly
streets, each individual tenant or business
establishment and residential lobbies
should be oriented to and accessible from
the major street frontage and directly
accessible from the public sidewalk. (Figure
2.23)
. Where possible, primary entrances should
be located at the building's corner.
Corner entries on major intersections, allow
opportunities to activate the street and
intersections. (Figure 2.23)
signage
■ Building signage should comply with the
Commercial Revitalization Design Guidelines
and Section 17.104 of the Rosemead
Municipal Code.
■ Building signage should be integral to the
facade design, placed in the sign band
above the first floor windows or on blank
wall areas specifically intended for signage.
Signage will be limited to the street level and
will not be allowed on second floor windows
or higher.
■ Signage can be internally illuminated
individual letter signs or externally illuminated
traditional board signs. Internally illuminated
box signs, temporary and/or excessive
window signs, neon signs, florescent signs,
and cloth/plastic banners are not allowed.
(Figure 2.24)
Figure 1.23 o,b+c
The location and design
of the building entry can
greatly contribute to
the quality of the public
realm.
Figure 224 Signage is a great opportunity to create a special
place and environment. Signage con make or break a project
and is a very important design element.
•
chapter two
design guidelines
Figure 2.25 Recommended material palette for Rosemead
should promote a heightened aesthetic but also be graffiti
resistant.
Figure 2.27 In areas that are more prone to vandalism, higher
quality materials can be used on the upper floors.
•
building materials + finishes
■ A well-defined "base" provides scale and
articulation at the pedestrian level. The
"base" should consist of traditional, thicker
walls along with high quality, durable,
and easy to clean materials and finishes.
Special materials that will reduce the
incidence and appearance of graffiti (e.g.,
granite, marble, polished stone, and other
metal panels) should be utilized as accent
materials on the building's "base." (Figures
2.25 and 2.26)
■ Upper floors that are less prone to vandalism
should utilize high quality finish materials of
traditional downtown mixed-use projects
(e.g., brick veneer, smooth troweled stucco,
etc.). (Figures 2.25 and 2.27)
. High-quality materials convey a sense of
permanence and impart to the community
that the building is well cared for and
respected. Materials and colors should be
selected to unify the building appearance
and fit into the pedestrian context. Avoid
overly vibrant colors and monochromatic
color palettes. (Figure 2.25)
■ The following materials are inappropriate
because they do not uphold the quality
or lifespan that is desirable for new
development.
1. Mirrored glass, reflective glass, or heavily
tinted glass;
2. Glass block;
3. Vinyl siding;
a. Utility, decorative scored or split-
faced block (split face block might be
considered at the base up to no more
than 2'/z feet above the sidewalk).
Figure 2.26 This building illustrates thicker walls at the base
and the use of high-quality materials.
•
2.4 building height
Intent:
Building height must be sensitive to the context
of the site and consider adjacent uses and be
consistent with the City of Rosemead Municipal
Code.
Design Guidelines:
■ Three or four stories are preferred to ensure
sufficient bulk at a major corner. Additional
floors may be considered, depending on
individual site considerations and overall
design. (Figure 2.28)
. The first floor height to the finished ceiling
should be at least 14 feet to ensure
appropriate scale of the base of the
building in relation to the upper floors.
■ Building height should transition from the
maximum building height to a lower height
when directly adjacent to a single-family
residential zone.
■ To accommodate the extra floor-to-floor
ceiling heights of retail/commercial uses,
it is encouraged that new mixed-use
development with retail or restaurant uses
on the ground floor be allowed to exceed
the currently allowed building heights by
four feet as long as the building does not
exceed four stories total.
■ Heights greater than four stories (up to six
stories) may be considered for a compact
mixed-use project development that
includes underground parking, public
open space adjacent to the street, and is
sensitively designed to be compatible with
adjacent properties. However, the four-
story limit will be strictly adhered to when
the mixed-use project is directly adjacent to
single-family residences. Floors above the
main floor will be required to be stepped
back when adjacent to single-family
residential.
■ variations in building height and massing
as well as articulated facades are strongly
encouraged as they contribute to
community image, provide a human scale,
and improve the pedestrian experience.
(Figure 2.29)
Figure 2.18 This building height is appropriate for mixed-use
inFrll project and incorporates and attractive corner element.
Figure 2.29 Varying building height helps promote human-
scaled development and a friendly pedestrian-oriented
environment.
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chapter two
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CornX0
❑ Tronwrn Window
I ~
D*piay Window
"head
i
Par
Recouod En" Door
STOREFRON r COMPONENTS
Figure 2.30 The storefron t is the most important architectural
feature of many mixed-use buildings.
2.5 storefront
Intent:
It is important that storefront design is reflective
of the building's overall architectural style,
yet highlights the individual character and
personality of the use within. A successful
storefront with inviting display windows will
attract passersby and contribute to the overall
quality of the streetscape.
Design Guidelines:
■ Ideally, a well-designed storefront facade
is comprised of: an inviting recessed entry
door, transparent display and transom
windows and/or doors that allow shoppers
to view into the retail or commercial space,
bulkheads beneath the windows to mirror
traditional development, piers that frame
the windows and/or door openings, and a
decorative cornice treatment. (Figure 2.30)
■ At least 50 percent of the ground floor
facade of a commercial/retail use should
be devoted to transparent windows and/or
doors (Figure 2.31).
■ Windows should be large glazed panels,
possibly with small transom. Window
patterns should have a slight inset and not
appear flat. Glass shall be clear, (88% light
transmission) and not heavily tinted.
■ Storefront design comprised of a lower
bulkhead not exceeding two feet
above sidewalk grade is generally most
appropriate.
■ Intersections provide great opportunities to
showcase unique and interesting storefront
facades. (Figure 2.32)
Figure 2.31 Storefronts should be open and welcoming.
Figure 2.32 This corner storefront facade is inviting and
exciting to those who walk and drive past.
• •
chapter two
2.6 lighting
Intent:
The basic requirement of lighting is to make
the pedestrian environment safe and secure.
However, lighting design can enhance a
building's architecture and highlight important
design features (e.g., entrances, towers, etc).
(Figure 2.33)
Design Guidelines:
■ Parking and security lights will not be
obtrusive to neighboring residential
properties.
■ Lighting shall be shielded fully shielded to
minimize glare and painted to match the
surface it is attached to.
■ Light fixtures shall be architecturally
compatible with the structure's design.
■ Structure entrances should be well lit.
■ Lighting and trees should not conflict with
one another.
■ The lighting of building elements and
garden walls is an effective and attractive
lighting technique that is encouraged.
However, light sources for wall washing and
tree lighting should be hidden.
■ The design of exterior parking lot lighting
fixtures shall be compatible with the
architecture used in the development and
not be on poles over 25 feet high.
Figure 2.33 Examples of appropriately scaled and designed
lighting that will add to the overall aesthetic of the project
and set the proper tone.
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chapter two
design guidelines
0
Figure 2.34 This
semi-private area
is for residents
and visitors only,
not open to the
public.
Figure 1.35 a+b
Public gathering spaces
for the entire community
to use promotes a
pedestrian friendly and
welcoming environment.
2.7 common areas/open space
Intent:
Both private and semi-private outdoor
spaces should be incorporated in mixed-use
developments. Private outdoor courtyard areas
for residents only are strongly encouraged.
Semi-private plaza areas for visitors should also
be provided in areas adjacent to the retail/
commercial uses.
Design Guidelines:
. Common semi-private recreational areas
should be centrally located and preferably
be designed as courtyards or outdoor
rooms. Outdoor recreational furnishings,
community amenities, public gathering
spaces, trees, shrubs, and trellises for shade
should be provided where appropriate.
(Figure 2.34)
. On sites over 30,000 square feet, a useable
open space or public gathering place
accessible to the community (e.g., a
pocket park, roof garden, expanded
waiting area adjacent to a bus stop, etc.)
r"ey be-previdee} is encouraged. Public art
is a nice added touch. (Figure 2.35)
. Open space areas should incorporate both
sunny areas and shaded areas, and be
designed as an integral aspect of the site
design - not be an afterthought.
• •
two
2.8 compatibility with adjacent
properties
Intent:
Site design shall respect adjacent buildings
through consideration of mass, rhythm, scale,
setbacks, height, building materials, texture,
and related design elements.
Design Guidelines:
■ To ensure and protect the privacy
of residents in adjacent single-family
residences, windows in mixed-use projects
directly facing single-family homes and
within 15 feet of the property line, should be
designed as either translucent, louvered,
offset from existing single-family windows,
located at least five-feet above the floor
of each level, or use another solution that
satisfies the overarching goal to protect
the quality of life for those who live in the
adjacent single-family residences. (Figure
2.36)
■ Upper floors of mixed-use buildings should
be stepped back when adjacent to single-
family residences. (Figure 2.37)
■ Mixed-use projects should be designed to
minimize vehicular circulation on streets
through local single-family neighborhoods.
■ Guest parking areas should be located
and designed to be convenient in order
to minimize spillover to adjacent residential
neighborhoods. Parking for residents,
visitors, and/or employees should be
accommodated onsite or on adjacent
public streets that are not serving single-
family residential.
mixed-use building single-family residential
Figure 1.37 Mixed-use buildings that are adjacent to single-
family residential should be stepped back for additional
privacy.
Figure 1.36 a+b Window
coverings provide privacy for
both residents in mixed-use
buildings and those in adjacent
single-family homes.
chapter two
design guidelines
■ It is essential that parking and loading/
unloading areas do not create stacking/
queuing issues at ingress/egress points. Site
design plans must ensure that adjacent
streets and neighborhoods are not
adversely impacted by vehicles entering
and leaving the site.
,Nold
■ Facades and garages that face existing
single-family homes should be designed to
be compatible with the setbacks and scale
of the existing development.
. The mixed-use project shall consider how
it relates to the area and community
surrounding it. The design of structures
should complement the street pedestrian
realm by incorporating and/or interfacing
with plazas, pocket parks, public gathering
spaces, street furniture, and landscaping.
■ The design shall clearly delineate between
public space and private space.
■ To integrate new buildings with the existing
urban fabric, new buildings are encouraged
to incorporate passageways and attractive
plaza areas between buildings that allow
light to reach adjacent buildings. (Figure
2.38)
■ Parking should be separated from adjacent
residences and buildings by no less than
five feet. (Figure 2.39)
Figure 2.38 a+b Outdoor gathering spaces and walkways are
encouraged.
Figure 2.39 This photo illustrates an unfavorable relationship
between parking and residences. It is recommended that
separation should be at least five feet between the two.
chapter two
2.09 parking
Intent:
Parking for mixed-use projects shall be sensitively
designed to ensure that adjacent properties
are not impacted by new mixed-use infill
development. Parking structures, tuck under
parking, parking in the rear of the structure, and
other creative solutions to providing parking
are recommended, (i.e., access of parking
structures and areas by alleys and side streets
is encouraged).
Design Guidelines:
. Customer and tenant parking should be
provided on-street, at the rear of buildings,
in off-street parking lots or adjacent parking
lots. Whenever possible, parking structures
should be placed behind the mixed-use
project.
. Mixed-use projects that accommodate
parking in parking structures must provide
secure separate parking spaces for the
residential units. It is recommended that the
secure residential spaces be accessed via
a gate code or other security mechanism.
■ Surface lots should have assigned spaces
that are ADA compliant and are handicap
accessible.
■ Larger parking structures should be mixed-
use with non-parking uses fronting on street
level to adjoining streets. (Figure 2.40)
■ Parking should be provided on-site
whenever possible, either in parking
structures or landscaped surface parking
lots located to the rear. (Figure 2.41)
Figure 2.40 Incorporate retail or other compatible uses on
ground floor whenever possible.
Figure 2.41 a+b Parking is contained to the site and is in a
structure accessed from the rear of the building.
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chapter two
design guidelines
•
Figure 2.42 a,b+c Pedestrian paths are accented with pavers,
landscaping, shade trees, and appropriate lighting.
Figure 2.43 Examples of efficient appropriate, and attractive
ways to screen parking structures from view.
Figure 1.44 Bicycle parking areas need to be integrated into
the site design. Parking should be secure, close to the entry,
and if possible sheltered from the elements.
■ where practical, angled parking should
be provided in front of ground floor retail/
commercial uses.
■ Parking should be conveniently located
near non-residential uses. Parking lots visible
from the street and pedestrian areas should
incorporate landscaping treatments (e.g.,
trees, shrubs, groundcover, etc.). Masonry
walls are strongly encouraged. Larger
parking lots that are not parking structures
should also incorporate landscaped
medians where appropriate. (Figure 2.42)
■ Centralized parking decks/courts within the
mixed-use development or below-grade
parking should be provided in projects
that have a density of 30 units per acre or
higher.
■ Parking access should be taken directly
from an alley.
. Adjacent properties should be adequately
screened from the parking structures and
lots. (Figure 2.43)
■ Opportunities for bicycle parking in mixed-
use projects need to be provided. Bicycle
racks should be in public view, close to
building entrances, with high visibility and
good lighting. Where possible, bike racks
should be covered. (Figure 2.44)
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•
2.10 access
Intent:
Avoid and reduce
pedestrians, vehicles,
equipment.
conflicts between
utility poles, lines and
Design Guidelines:
■ Minimize the number of curb cuts to make
the sidewalks and pedestrian areas safer
and more walkable. Consolidation of
building sites is encouraged to reduce
the number of access drives from major
roadways, and shared driveway access is
encouraged whenever practical to further
reduce vehicle/pedestrian interactions and
safety concerns. (Figure 2.45)
. Vehicle access should be provided from
the side streets, adjacent alleys, and
parallel streets whenever possible. Traffic
calming techniques should be provided to
minimize intrusion of traffic into adjacent
neighborhoods. Where side streets, alleys, or
parallel streets are not available, driveway
access should be limited to no more than
one 20-foot wide driveway per 200 feet of
building frontage. (Figure 2.46)
. Improvements in the public right-of-way
and pedestrian realm shall implement
streetscape improvements (i.e., landscaped
medians where appropriate). Pedestrian
crossings at arterials should include items
(e.g., curb extensions at intersections,
decorative crosswalk paving, shortened
turning radii for cars, approved landscaping
treatments, pedestrian lighting, bus shelters,
etc.). (Figure 2.47)
Figure 2.45 Minimize pedestrian and vehicular interaction
whenever possible.
an
Figure 2.46 Alleys or side entrances should be provided
whenever possible.
Figure2.47o+b Attractive public right-of-way improvements
set the correct tone. Streetscape elements are crucial design
elements in a successful mixed-use project
shared porking and reciprocal access agreements
are encouraged
chapter three
40
3.0 glossary
The following terms are meant to be helpful to the
reader and user. Not all terms will be found in the
text. However, they were carefully chosen to aid in
the planning and review of mixed-use projects.
aesthetics. Characterized by a heightened sensitivity
or appreciation of beauty and often discussed in
conjunction with view impacts.
accessibility. A means of approaching, entering,
exiting, or making use of; passage. The right to
approach, enter, exit, or make use of; often used in
the form of disabled accessibility,
alleys. A narrow street or passageway between or
behind a series of buildings.
amenities. Something that contributes to physical
or material comfort. A feature that increases
attractiveness or value, especially of a piece of real
estate or a geographical location.
apartment. A dwelling sharing a building and a lot
with other dwellings and/or uses. Apartments may
be for rent or for sale as condominiums.
arcade. A roofed passageway or lane. A series of
arches supported by columns, piers, or pillars either
freestanding or attached to a wall to form a gallery.
architectural element. An integrated component
of the design of a building, including walls, windows,
entryways, rafters, roofs, neon bonds, and other
physical components.
architectural type. A structure defined by the
combination of configuration, placement and
function. The types used in the document are as
follows:
duplex. Structures for multiple dwelling forms
that are architecturally presented as large single-
family houses in their neighborhood setting.
live-work. An integrated residence and working
space, occupied and utilized by a single
household in a structure, either single-family
or multi-family, that has been designated or
structurally modified to accommodate joint
residential occupancy and work activity.
multi-family residence. A structure containing
multiple residences.
articulation. The small parts or portions of a building
form that are expressed (materials. color, texture,
pattern, modulation, etc.) and come together to
define the structure.
asymmetry. Irregular correspondence of form
and configuration on opposite sides of a dividing
line or plane or about a center or an axis: having
unbalanced proportions.
atrium. A dramatic enclosed glass-roofed indoor
space typically associated with high-rise hotels and
office buildings.
attached. Joined to or by a wall, especially by sharing
a wall with another structure: not freestanding.
awning. A roof-like structure, often made of canvas
or plastic. that serves as a shelter, as over a storefront,
window, door, or deck
balcony. A platform that projects from the wall of a
structure and is surrounded by a railing, balustrade,
or parapet.
barrel files. Rounded clay roof tiles most often used
on Spanish-style houses. Usually red but are often
available in many colors.
beautification. The transformation of barren or
uninteresting spaces, buildings, structures, forms, into
a comfortable and attractive place or environment.
berm (berming). An artificially raised area of soil or
turf intended to screen undesirable attributes of a
project or site.
bicycle path. A dedicated area, paved with a variety
of materials (e.g., asphalt, decomposed granite,
bark, etc.),that is not accessible by automobile
traffic and is often shared with pedestrian traffic, and
sometimes accommodates equestrian use.
block. The aggregate of private lots, passages,
common drives, and lanes, often bisected by
thoroughfares (i.e., alleys or driveways).
breezeway. A roofed area usually found between a
garage and house proper or between commercial
and industrial buildings and designed to provide
shelter for outdoor comfort.
brick. A regularly shaped piece of clay hardened
in the sun or by the heat of a kiln and intended for
building.
buffer. A term often applied to landscaped areas
separating incompatible land uses. Can also mean
an area of a "transitional" land use that lies between
two incomparable land uses.
building height. The vertical distance from the
adjacent grade to the highest point of a structure
or other object, Height limits to not apply to masts,
belfries, clock towers, chimney flues, and similar
structures other than a building with a pitched roof.
building placement. The maximum envelope
available for placing a building on a lot.
build-to line. The line where construction of a building
facade is to occur on a lot. A build-to line runs
parallel to, and is measured from, the front property
line and is established to create an even (or more or
less even) building facade line on a street.
canopy. A protective roof-like covering, often of
canvas, mounted on a frame over a walkway or
door or niche; often referred to as an awning.
cantilever. A projecting element, such as a beam or
porch, supported at a single point oralong a single line
by a wall or column, stabilized by counterbalancing
downward force around the point of fulcrum.
clerestory window. A window (usually narrow) placed
in the upper walls of a room to provide extra light.
clinker brick. A very hard burned brick, so called
from it's metallic sound when struck; a Dutch or
Flemish brick.
colonnade. A row of columns forming an element
of an architectural composition, carrying either a flat
topped entablature or a row of arches.
column. A supporting pillar often consisting of a
base, a cylindrical shaft, and a capital.
complement. In new construction, it means to
add to the character of the area by attempting to
incorporate compatible architectural styles, setbacks,
height, scale, massing, colors, and materials.
coping (cap). A flat cover of stone or brick that
protects the top of a wall.
corbel. A projecting wall member used as a support
for some elements of the superstructure, or courses of
stone or brick in which each course projects beyond
the course beneath it, or two such structures, meeting
at the topmost course creating an arch.
cornice. A horizontal molded projection that crowns
or completes a building, wall, or sign.
court. An extent of open ground partially or
completely enclosed by walls or structures: a
courtyard, or a short street, especially a wide alley
walled by structures on three sides, or a large open
section of a structure, or a large structure, such as a
mansion, standing in a courtyard.
curb. The edge of he vehicular pavement detailed
as a raised curb or a swale. The curb usually
incorporates the drainage system.
cupola. A small, dome-like structure, on top of a
building to provide ventilation and decoration.
curb. A stone or concrete boundary usually marking
the edge of a roadway or paved area.
curb cut. The elimination of a street curb to enable
increased access to crosswalks/sidewalks, entry
driveways or parking lots.
density. The numberof individuals, such as inhabitants
of housing units, per unit of area. The quantity of
something per unit measure, especially per unit
length, area, or volume.
•
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•
detached. Standing apart from others; separate or
disconnected.
detached garage. A garage that is completely
surrounded by open space or connected to a
structure by an uncovered terrace.
detail. An element of a structure such as trim,
moldings, other ornamentation or decorative
features.
developable areas. Those areas of a site that are not
designated Open Space.
dormer window. A vertical window that projects from
a sloping roof placed in a small gable.
driveway. A vehicular lane within a lot, usually leading
to a garage. A driveway may be used for parking,
providing that it is no more than 18 feet wide.
eave. The projecting lower edge of a roof.
eclectic. Selecting or employing individual elements
from a variety of sources, systems, or styles.
elevation. An orthographic view of the vertical
features of a structure (front, rear, side, interior
elevation).
enhancement. To make better either functionally or
in appearance.
entrance (principal). The principal point of access
of pedestrians to a building. The principal entrance
should be accessed by the street frontage as
opposed to the parking area.
espalier. A trellis of framework on which the trunk
and branches of fruit trees or shrubs are trained to
grow in one plane.
eyebrow window. A small, horizontal, rectangular
window, often located on the most uppermost story
and aligned with windows below.
fagade. The entire exterior side of a structure;
especially the architectural front, sometimes
distinguished from the other sides by elaboration of
architectural or ornamental details.
fascia. A flat, horizontal member or molding with little
projection.
faux. A simulation or false representation of something
else, as in faux wood or stone.
fenestration. The stylistic arrangement of windows in
a structure.
fieldstone. A stone used in its natural shape and
condition.
floor area ratio (FAR). The gross floor area of all
buildings on a lot divided by the lot area.
focal point. A structure, object, or natural element in
a street-scene that stands out and serves as a point of
focus, catching and holding the viewer's attention.
four-sided architecture. The full articulation of
building facades on all four sides of a structure,
including variation in massing, roof forms, and wall
planes, as well as surface articulation. See 360-
degree architecture.
frontage line. Lot lines that coincide with a public
frontage line. Facades along frontage lines define
the public realm and are therefore more highly
regulated than the elevations that coincide with
other lot lines.
gable roof. A ridge roof slopes up from only two walls.
A gable is the vertical triangular portion of the end of
a structure from the eaves to the ridge of the roof.
gambrel. A roof where each side has two slopes; a
steeper lower slope and a flatter upper one; a 'barn
roof." Often found in Colonial revival houses in the
"Dutch" style.
gutter. A shallow channel of metal or wood that is
set immediately below and along the eaves of a
structure for catching and carrying rainwater from
the roof.
hardscape. Areas that water do not easily penetrate.
Surfaces that are not landscaped (e.g., sidewalks,
streets, building pads, etc.).
hedge. A row of closely planted shrubs or low-
growing trees forming a fence or boundary.
• •
hipped roof. A roof that is sloped on all four sides.
historic. Having importance in/influence on history.
homogeneity. The state or quality of being the some.
human-scale. The relationship between the
dimensions of the human body and the proportion
of the spaces that people use. This is underscored
by surface texture, activity patterns, colors, materials,
and details. The understanding of walking distances
and spatial perceptions at a human scale determines
the most positive placement of buildings, and the
physical layout of the community. Buildings ranging
in height from two to six stories and pedestrian-scaled
signs and street lights, textured pedestrian paths, and
semi-private spaces enhance this positive scale.
Infill or infill development. Development of vacant
parcels within a built-up area. Parks and open space
along with residential, commercial, and mixed-use
projects are considered infill development since they
are permanent uses for vacant parcels.
kicker. A piece of wood that is attached to a
formwork member to take the thrust of another
member.
landmark. A building or site that has historical
significance, especially one that is marked for
preservation.
lattice. A grillwork created by crisscrossing or
decoratively interfacing strips of material.
lintel. A horizontal supporting crosspiece over an
opening.
live/work unit. A residential use type that combines
a dwelling and a commercial space under single
ownership in a structure. The residential portion
of the unit shall contain at least 400 square feet
of gross floor area. The commercial space shall
allow activities compatible with residential use with
respect to noise, smoke, vibration, smell, electrical
interference, and fire hazard, and may include uses
such as professional services and offices, and the
creation, display, and sale of art, croftwork, jewelry,
fabrication of cloth goods and similar activities.
loft. A large, usually unportitioned floor over a factory,
warehouse, or other commercial, or industrial space.
An open space under a roof; an attic or a garret.
logo. A name, symbol, or registered trademark of a
company, business, or organization.
lot line. The boundary that legally and geometrically
distinguishes one lot from the next and appear on a
Tract Map or Development Permit Site Plan.
lot width. The distance between the side lot lines
measured at the front setback.
mansard. A hip roof, each face of which has a
steeper lower part and a shallower upper part.
mixed-use development. Development that
combines and integrates two or more principal land
uses (e.g., commercial, office, civic, or residential
uses) with a strong pedestrian orientation. The mix
of uses may be combined in a vertical mixed-use
building or combined in separate buildings located
on one property and/or under unified control.
monolithic. Exhibiting massive uniformity
monument sign. An independent structure
supported from grade to the bottom of the sign with
the appearance of having a solid base.
mullion. The vertical member separating adjacent
windowpanes.
munNn. Wood or metal strips separating panels in a
window.
niche. A recess in a wall.
nonconforming use. A land use that no longer
conforms with the requirements of zoning regulations,
including Specific Plan regulations, or guidelines.
parapet. A retaining wall at the edge of a roof,
porch, or terrace.
parking. To put or leave (a vehicle) for a time in a
certain location.
paseo. A place that allows for a pedestrian to take a
slow, easy stroll or walk outdoors and often between
chapter three
•
buildings; often covered or partially covered, the
path, series of paths, or walkway along which such
a walk is taken.
pediment. The triangular space at the end of a
gabled roof, usually low in height compared with the
use of its base.
pergola. An arbor formed of horizontal trelliswork
supported on columns or posts, over which vines or
other plants are trained.
permeable paving. Paving material that allows the
passage of water between and through voids in its
surface.
pedestrian-scale. Refers to building and landscape
elements that are modest in size: suitable to average
human size.
pier. A vertical, non-circular masonry support, more
massive than a column.
pilaster. A rectangular column with a capital and
base, set into a wall as an ornamental motif.
pillar. Similar to but more slender than a pier, also
noncircular.
pitch. To set a specified downward slant (i.e., pitch
the roof at a steep angle).
plaza. A public square with room for pedestrians and
associated activities.
pocket park. A very small, lushly landscaped open
space often nestled between residential homes, and
intended for limited use by local residents only.
pole sign. A sign that is elevated from grade by
one supporting member, pole, or structure higher
than one foot mounted in or upon the ground and
independent of support from a building.
porch. A covered platform, usually having a
separate roof, at an entrance to a building. An open
or enclosed gallery or room attached to the outside
of a building: a veranda.
portico- A structure consisting of a roof supported
by columns or piers, usually attached to a building
as a porch.
preservation. To keep in perfect or unaltered
condition; maintain unchanged. To keep or maintain
intact.
principal building. The main building on a lot, located
towards the frontage.
proportion. The relationship of size, quantity, or
degree between two or more things or parts of
something.
redevelopment. Development of a site within an
older/established contextual subarea of the City
where the site was formerly developed and cleared.
or that requires the clearance of some or all of
existing structures and improvements prior to new
conctruction.
residential. Premises for a long-term dwelling.
retail. Premises allocated for the sale of merchandise
and food service.
retail trade. Businesses (e.g., book and stationary
stores, camera shops, clothing and fabric stores,
department and variety stores, drug stores, florists,
food stores, furniture stores, gift and novelty shops,
hardware and paint stores, home furnishings stores,
household appliance stores, jewelry stores, liquor
stores, music stores. newsstands, pet stores, shoe
stores, sporting goods stores, toy and hobby shops
and used merchandise stores).
reuse. To use again, especially after salvaging or
special treatment or processing.
rhythm. In urban design, the regular recurrence of
architectural or natural elements (e.g., even placing
or trees down a street, similar widths and heights of
buildings in a street block, etc.).
ridge. The horizontal line formed by the juncture of
two sloping planes, especially the line formed by the
surfaces at the top of a roof.
rise. The vertical distance from one stair tread to the
next.
riser. The vertical portion of a step. The board
covering the open space between stair treads.
river rock. A stone that has been tumbled and
weathered so that its edges become worn and
rounded.
rooflines. Various forms to a roof (e.g., pitch, ridge,
hip, etc.), often at different angles.
roof pitch. Degree of roof slant stated in inches rise
per foot.
roof span. The distance equal to twice the roof run,
or the horizontal distance between the outside faces
of bearing wall plates.
row townhouse. An unbroken line of houses sharing
one or more sidewalks with its neighbors.
scale. The proportion of one object to another.
"Pedestrian" or "human" scale incorporates building
and landscape elements that are modest in size.
"Monumental" scale incorporates large or grand
building elements.
setback. The recessing of the upper part of the
facade due to the smaller area of the upper floors, or
the distance a building is recessed from the property
line, curb of the street, or the edge of the sidewalk.
shingle. A thin parallelogram of wood, split, shaved,
or sawn, thicker at one end than the other; used for
covering sides or roofs of structures, about four or five
inches of its length being exposed.
shed roof. A roof shape having only one sloping
plane.
shutter. A moveable cover for a window used for
protection from weather and intruders.
sidewalk. A paved walkway along the side of a
street.
site. One or more parcels of land identified by the
assessor's records where an integrated building
development has been approved or proposed. The
site shall include all parcels of land contained within or
identified as a part of the development application.
An integrated building development shall include all
parcels served by common accessways, driveways,
parking, and landscaping.
soffit. The underside of a beam, arch, eave,
overhang, dropped ceiling, etc.
spandrel glass. Non-vision glass available in reflective,
patterned, and solid colors. Can be used to give the
appearance of having windows.
stacked stone. Layers of stone stacked dry usually
without the use of mortar and typically wider at the
bottom and narrower at the top.
stone. A fragment of a rock.
stoop. A small porch, platform, or staircase leading
to the entrance of a house or building.
storefront. The side of a store or shop facing a street.
stormwater. Water running on the surface of the
ground due to rainfall from a storm event.
story. A habitable level within a building of no
more than 14 feet in height from finished floor to
finished ceiling. Attics and raised basements are not
considered a story for the purposes of determining
building height.
streetscape. The overall appearance of a street or
grouping of streets in an area and/or the relationship
of buildings to the surrounding sidewalk and streets.
stucco. A durable finish for exterior walls, usually
composed of cement, sand, and lime and applied
whilewet. A fine plaster for interior wall ornamentation
(i.e., moldings).
surround(s). The molding that outlines an object or
opening.
side loading garage. An accessory building or portion
of a principal building. located and accessed from
the side of the building and designed or used for the
parking or temporary storage of the motor vehicles
of principal building occupants.
chapter three
E
swole. A man-made feature typically consisting of
a vegetated, linear, gently sloping channel used to
convey water. Swales direct water to a stormdrain
or ditch to keep stormwater runoff from flowing onto
neighboring properties.
symmetry. Exact correspondence of form and
configuration on opposite sides of a dividing line or
plane or about a center or an axis; having balanced
proportions.
traffic. The passage of people, vehicles, or messages
along routes of transportation or communication.
Vehicles or pedestrians in transit.
traffic calming. Techniques that are used to reduce
the speed of vehicular traffic (e.g., lane narrowing,
sharp offsets, sidewalk bulge-outs, speed bumps,
road surface variations, etc.).
transit. Conveyance of people or goods from
one place to another, especially on a local public
transportation systems.
transition. A change from one place or state or
stage to another. In an urban planning context, a
"transition" could describe a step in scale of one
development to another.
transom. A small window just above a door.
trash receptacle. A fixture or container for the disposal
of garbage. Sometimes ornamental in nature.
trellis. A system of horizontal joists supported on posts,
often designed to support growing plants.
him. Visible woodwork or moulding that covers or
protect joints, edges, or ends of another material
(e.g., baseboards, cornices, door trim, window trim,
etc.).
turf Island. A landscaped area located at the base
of a building to buffer the hard edge of a building
from a paved surface.
turret. A small tower, often at the corner of a
building.
valley. A low region on a roof between gables.
veneer. A thin facing of finishing materials.
veneer wall. The covering of wall construction by a
second material to enhance wall beauty (e.g., brick
or stone over frame, brick or stone over concrete
block, etc.).
vertical mixed-use building. A multi-story building
contained a vertical mix of two or more principal
uses.
window sill. The flat piece of wood, stone, etc. at the
bottom of a window frame.
window types
awning. Top hinged.
bay. Extends beyond the exterior face of the
wall.
bow. Projected window with a curved surface
often in the glass itself.
casement. Side hinged.
combination. The integration of two or more
styles into one unit.
double hung. Two sashes, vertical sliding.
hopper. Bottom hinged.
horizontal siding. Two or more sashes designed
to slide over one another.
jalousie. Glass slats (Venetian blind principle)
with hand crank to open.
oriel. Windows that project from an upper story,
supported by a bracket.
picture window. Fixed sash.
yard. A private area that adjoins or surrounds a
building.
0 0
PROPOSED CITY OF ROSEMEAD
INITIAL STUDY & NEGATIVE DECLARATION
LEAD AGENCY:
City of Rosemead
8838 E. Valley Boulevard
Rosemead, CA 91770
Contact: Brad Johnson, Planning Services Administrator
Telephone: 626.569.2140
e-mail: bwiohnson(acityofrosemead.org
ND PREPARED BY:
City of Rosemead Community Development Department
8838 E. Valley Boulevard, Rosemead, CA 91770
Contact: Brad Johnson, Planning Services Administrator
Telephone: 929.569.2140
e-mail: bwjohson@cityofrosemead.orq
DRAFT ND ISSUED ON: July 31, 2007
COMMENTS DUE BY: August 20, 2007
EXHIBIT B
•
INITIAL STUDY & NEGATIVE DECLARATION
PROPOSED ADOPTION OF
CITY OF ROSEMEAD
MIXED USE DESIGN GUIDLINES
LEAD AGENCY:
City of Rosemead
8838 E. Valley Boulevard
Rosemead, CA 91770
Contact: Brad Johnson, Planning Director
Telephone: 626.569.2140
e-mail: bwjohnson@cityofrosemead.org
DATE DRAFT ND ISSUED: July 31, 2007
COMMENTS DUE BY: August 20, 2007
I. INTRODUCTION, PURPOSE AND SCHEDULE
The City of Rosemead, (the "City"), as Lead Agency for the project, has prepared an Initial Study and
Environmental Checklist (IS) to evaluate environmental impacts that may be associated with proposed
adoption of "mixed use design guidelines". The proposed guidelines are intended to reflect current planning
goals, particularly with respect to the issue of design issues as they relate to site planning, architectural
treatments and neighborhood compatibility issues as the mixed use development concept is developed in
the City. If adopted, the guidelines would impact all new proposals submitted to the City of Rosemead
for review.
Based on findings of the Initial Study, the City has made a preliminary determination that no significant
adverse impacts would result, and has recommended that a Negative Declaration be prepared. The City
invites your review and comment concerning the environmental information provided herein, including (1)
the project description, (2) the discussion of potential project impacts, (3) recommended mitigation
measures, and (4) the proposed approval of a Negative Declaration. The City also seeks to know of
applicable permit and environmental review requirements of your agency (if any) for the proposed project.
II. COMMENT PROCEDURES AND SCHEDULE
Due to time limits mandated by state law, your comments on this ND must be sent at the earliest
possible date and no later than August 20, 2007 (30 days from receipt of this notice). Please send
your comments by mail, fax or e-mail to the addresses below, and feel free to call if you have questions.
We will need the name, address and telephone number of a contact person.
The City's schedule calls for the Planning Commission to consider the proposed Resolution
adopting the guidelines and this Negative Declaration at its regularly scheduled meeting on
Monday, August 20, 2007 at 7:00 pm. The Planning Commission will formulate
recommendations for consideration by the City Council, which is expected to consider this
project at its regularly scheduled meeting on September 25, 2007 at 7:00 pm. The Planning
Commission and City Council meetings will be held in the City Council chambers at 8838 East Valley
Boulevard in the City of Rosemead, California. Provided below is a summary overview of the review
period, the date on which the City Council is expected to consider ND approval, and the address to which
comments should be sent:
City of Rosemead Mixed Use Design Guidelines Negative Declaration
0
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FIGURE LU-9
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Overlay Districts
City of Rosemead
General Plan
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Send Comments BY:
Send Comments TO:
Planning Commission considers
Project and Final ND ON:
City Council tentatively considers
Project and Final ND ON:
III. INITIAL STUDY CONTENTS
E
August 20, 2007
City of Rosemead c/o Brad Johnson
Rosemead,CA91770
bwjohnson@cityofrosemead.org
Monday, August 20, 2007
Tuesday, September 25, 2007
This Initial Study contains ten sections addressing the proposed project and the environmental review
process and conclusions. The sections include:
I. Introduction (p. 2)
Exhibit 1: Regional Location
Exhibit 2: Mixed Use Overlay Districts
II. Comment Procedures & Schedule (p. 2)
III. Initial Study Contents (p. 3)
IV. Project Location (p. 3)
V. Project Background (p. 4)
VI. Project Goals and Objectives (p. 4)
VII. Project Description (p. 4)
VIII. Project Phasing (p. 4)
IX. Approvals & Discretionary Actions (p. 5)
Table 1: Discretionary Actions
X. Related Actions (p. 5)
XI. ND Distribution List (p. 5)
XIL Environmental Checklist (p. 7)
XIII. Checklist Responses (p. 13)
Table 3: Planning Areas/Policies
XIV. Reference Materials (p. 22)
XV. ND Contributors (p. 23)
Attachment A: Mixed Use Design Guidelines
IV. PROJECT LOCATION
City of Rosemead Location and Overview: The City of Rosemead is located in the San Gabriel Valley of
central Los Angeles County. Surrounding cities include San Gabriel and Monterey Park to the west,
Temple City to the north, El Monte and South El Monte to the east, and Montebello and the unincorporated
County area of South San Gabriel to the south. The City incorporated in 1959, and had grown to 57,425
as of 2007.'
In whole, the City encompasses 5.5 square miles
uses. Residential development represents 64%
of total area, commercial development 9%,
office/light industrial uses 6%.
of land area, most of which is devoted to residential land
of total land area in the City. Public facilities occupy 14%
mixed commercial/residential uses another 7%, and
The proposed Mixed Use Design Guidelines are directed exclusively at Mixed Use land use districts. At a
later date the City will be updating the zoning ordinance to include specific regulations, including required
parking ratios, minimum unit sizes, open space requirements and various other development standards
required for more specificity of development standards. Exhibit 1 presents a regional location map for the
project area, and Exhibit 2 shows the municipal boundaries of the City of Rosemead.
' Census Bureau State and County Quickfacts website: Iiuglhlot:ca.eov/HMlMUDEMC)GRAP
City of Rosemead Mixed Use Design Guidelines Negative Declaration
0 0
V. PROJECT BACKGROUND
Over the past two years, the City's Community Development Department has received numerous
applications to construct new multi-story vertical mixed use infill structures, which are much larger and at
higher floor area ratios and densities than the surrounding commercial structures along the major and
minor arterial streets within the Community. The increasingly popularity of "mixed use" projects is
supported by regional planning agencies as a way to accommodate future population growth in the State.
This type of vertical infill development goes by different names such as "smart growth", "sustainable
development", "compact/infill", and has become increasingly popular in communities across the country.
As a whole, the trend has raised a number of planning issues that the proposed design guidelines are
intended to help resolve: managing development intensity, establishing architectural design guidelines,
adjacency to single family residential zones, parking, landscaping and related development characteristics
with the goal of optimizing neighborhood compatibility and overall community cohesion.
The trend toward mixed use projects has gained popularity over the last few years, throughout California
including the San Gabriel Valley. It is seen as a way to infuse new life into deteriorating shopping centers,
commercial strips, brownfield sites and underutilized properties within existing urban areas. Larger Cities
within California are witnessing a resurgence of residents desiring to move back into central cities and
seeking the amenities that exist in and close to central cities,
VI. PROJECT GOALS AND OBJECTIVES
The City of Rosemead has proposed the Mixed Use Design Guidelines to achieve the following goals and
objectives:
• To provide the resident with a high quality living environment;
■ To protect the pedestrian and enhance the pedestrian environment and scale;
■ To design parking that not only meets parking requirements, but also promotes safe interaction
between vehicles and pedestrians;
■ To ensure that retail/commercial uses on the ground floor serve the community (e.g. restaurants,
retail, etc.). Office uses are not encouraged on the ground floor;
■ To ensure compatibility between adjacent uses, especially single-family residential, other mixed-
use projects; and ultimately;
■ To encourage high quality mixed-use infill development that is comprised of residential, office,
entertainment, and commercial uses.
VII. PROJECT DESCRIPTION
The proposal is to adopt "City of Rosemead Mixed Use Design Guidelines" to provide guidance for
designers of multi-story, mixed use commercial/residential development in the City's designated -and
proposed mixed use overlay districts, outlined in the City's General Plan. The proposed guidelines are
particularly intended to assure design excellence and neighborhood compatibility for mixed use types of
development, including commercial uses, apartments, condominiums and live /work units.
To achieve the intended purposes, the proposed mixed use design guidelines address a range of
development features including site design, building design, height, storefront design, lighting, open
space, neighborhood compatibility, parking and access.
VIII. PROJECT PHASING
As discussed in §II (Comment Procedures and Schedule), the City expects to submit the project and Final
ND for Planning Commission review on Monday August 20, 2007 at 7:00 pm. The Planning Commission
will formulate recommendations for consideration by the City Council, which is expected to consider the
Negative Declaration at its regularly scheduled meeting on September 25, 2007 at 7:00 pm. If the City
Council approves the ND, it will then consider approval of the proposed Mixed Use Design Guidelines. The
proposed new guidelines would be approved as a resolution and staff would begin to utilize the guidelines for
all current and future mixed use projects that are submitted to the City by the development community.
City of Rosemead Mixed Use Design Guidelines Negative Declaration 4
0 0
IX. PROJECT APPROVALS AND DISCRETIONARY ACTIONS
0 Lead Agency: The City of Rosemead is Lead Agency for this project. In order to implement the
proposed project, the City will be required to (1) assure that environmental documentation has been
prepared in compliance with CEQA; (2) approve the Negative Declaration, (3) approve the proposed
mixed use design guidelines, and (4) direct staff to file the Notice of Determination.
Responsible & Trustee Agencies: No permits or approvals are required from other public agencies in
order to apprcve or implement the proposed project. Table 2 summarizes discretionary actions
associated with the proposed project.
Table 1
LEAD AGENCY & RESPONSIBLE AGENCY DISCRETIONARY ACTIONS
Lead Agency: City of Rosemead
Approval of Negative Declaration
Approval of the project proposal
Filing of Notice of Determination and fees with the Clerk of Los Angeles County
Responsible and Trustee Agencies: None
X. RELATED ACTIONS
A number of southern California cities have adopted standards and regulations to address mixed use
design guidelines, The City of Rosemead hired a private consulting firm "downtown solutions" to prepare
the actual written guidelines and associated graphics. The firm of downtown solutions has prepared
similar design guidelines for many cities across California and is known as one of the leaders in the area of
urban design and mixed use project consultants. Within the next six months, the City will also be
completing a comprehensive update of the City's general plan which will propose expanding some of the
already existing mixed use overlay districts and the City will also be re-drafting the zoning ordinance
which will create new development standards for mixed-use projects.
XI. ND DISTRIBUTION
Notices of the availability of this Negative Declaration have been posted at the City of Rosemead City Hall
and provided for publication/posting in the San Gabriel Valley Tribune and at the offices of the Clerk of the
County of Los Angeles. Copies of the Negative Declaration have been made available for public review at
the City of Rosemead City Hall ,(8838 East Valley Boulevard), and the Rosemead Public Library (8800 East
Valley Boulevard, next to the City Hall). In addition, the Negative Declaration has been mailed directly to
the following organizations and agencies:
Vicky Kammeraad - Assn. Executive
W. San Gabriel Valley Assn of Realtors, Inc
221 E. Valley Blvd.
P.O. Box 1820
San Gabriel. CA 91778
Lorraine Morrison - Broker-Owner
Morrison Realty
425 S. San Gabriel Blvd., #200
San Gabriel, CA 91776
City of Temple City
Attn: Joe Lambert
9701 Las Tunas Drive
Temple City, CA 91780
City of San Gabriel
Attn: Lucita Tong
425 S. Mission Drive
San Gabriel, CA 91776
City of Monterey Park
Attn: Jim Basham
320 W. Newmark Ave
Monterey Park, CA 91754
City of Rosemead Mixed Use Design Guidelines Negative Declaration
•
City of Montebello
Attn: Michael Huntley
1600 W. Beverly Blvd
Montebello, CA 90640
City of El Monte
Attn: Minh Thai
11333 Valley Boulevard
El Monte, CA 91731-3293
•
City of South El Monte
Attn: Manny Mancha
1415 Santa Anita Avenue
South El Monte, CA 91733
Los Angeles County Regional Planning
320 W. Temple Avenue
Los Angeles, CA 90012
City of Rosemead Mixed Use Design Guidelines Negative Declaration
10
XII. ENVIRONMENTAL CHECKLIST
PROJECT INFORMATION
Project Title: City of Rosemead Mixed Use Design Guidelines
Lead Agency Name and Address: City of Rosemead 8838 E. Valley Blvd., Rosemead, CA 91770
Contact Person and Numbers: Brad Johnson. Planning Services Administrator, City of Rosemead,
Tel.: 626.569.2141
Project Location: The project would affect all existing and future "Mixed Use
Residential/Commercial" general plan overlay districts throughout the City of Rosemead, in
Los Anoeles County California.
Project Applicant's Name and Address: See Lead Agency information
General Plan Designation: Residential/Commercial Mixed Use
Zoning Designation: R-3: C-3: M-1
Description of Project: Please refer to ND gVII (Project Description)
Surrounding Land Uses & Setting: Please refer to ND HIV (Project Location)
Other Agencies whose Approval is Required: None (please refer to ND : VIII)
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
This ND discusses all topical issues contained in the CEQA Guidelines Appendix G Environmental
Checklist Form. No issues have been found to be significant, adverse and unavoidable, and no
mitigation measures were required.
DAesthetics
[]Agricultural Resources
DHazards & Hazardous Materials
[]Air Quality
[]Biological Resources
[]Population and Housing
[]Geology/Soils
[]Cultural Resources
[]Hydrology and Water Quality
[]Noise
[]Mineral Resources
[]Utilities and Service Systems
DRecreation
[]Public Services
[]Mandatory Significance Findings
[]Transportation
[]Land Use/Planning
[]None
City of Rosemead Mixed Use Design Guidelines Negative Declaration
• •
ENVIRONMENTAL CHECKLIST CONT'D
Less Than
Significant
Significant
Less Than
Adverse
with
Significant
No
Impact
Mitigation
Impact
Impact
1. AESTHETICS:- Would the project:
a) Adversely impact a scenic vista?
0
b) Damage scenic resources (trees, rock outcrops,
Q
historic buildings, a state scenic highway)?
c) Substantially degrade the existing visual character
or quality of the site and its surroundings?
d) Create a new source of light or glare that would
adversely affect day or nighttime views in the area?
2. AGRICULTURE RESOURCES: Would the project:
a) Convert Prime or Unique Farmland, or Farmland
of Statewide Importance to non-agricultural use?
b) Conflict with agricultural zoning or a Williamson
Act contract?
c) Involve other changes that could result in
conversion of Farmland to non-agricultural use?
3. AIR QUALITY: Would the project:
a) Conflict with or obstruct implementation of the
applicable air quality plan?
b) Violate an air quality standard or contribute to an
existing or projected air quality violation?
c) Cause a considerable increase of any criteria
pollutant for which the region is non-attainment?
d) Expose sensitive receptors to pollutants?
e) Create objectionable odors?
0
4. BIOLOGICAL RESOURCES: Would the project:
a) Have a substantial adverse effect on any
candidate, sensitive, or special status species?
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community?
c) Adversely impact protected wetlands?
Q
d) Interfere substantially with the movement of any
s.ident or- migratory fish or wildlife species?
City of Rosemead Mxed Use Design Guidelines Negative Declaration
Significant
Less Than
Less Than
Adverse
Significant
Significant
No
Impact
with Mitigation
Impact
Impact
e) Conflict with any local policies or ordinances
a
protecting biological resources?
f) Conflict with provisions of an adopted Habitat Con-
servation or Natural Community Conservation Plan?
S. CULTURAL RESOURCES:- Would the project:
a) Cause an adverse change in the significance of a
Q
historical resource as defined in § 15064.5?
b) Cause an adverse change in the significance of an
archaeological resource pursuant to § 15064.5?
c) Directly or indirectly destroy a unique geologic or
paleontological resource or site?
d) Disturb any human remains, including those
interred outside of formal cemeteries?
6. GEOLOGY AND SOILS: Would the project cause or be impacted by:
a) seismic hazards including:
i) Rupture of a fault delineated on the most recent
Alquist-Priolo Earthquake Fault Zoning Map?
ii) Strong seismic ground shaking?
0
iii) Ground failure including liquefaction?
Q
iv) Landslides?
Q
b) Substantial soil erosion or loss of topsoil?
c) Unstable geologic materials or soils?
Q
d) Expansive soils?
0
e) Have soils incapable of adequately supporting the
l
?
systems
use of septic tanks or other waste disposa
7. HAZARDS & HAZARDOUS MATERIALS: Would the project:
a) Create a hazard through routine transport, use, or
Q
disposal of hazardous materials?
b) Create a hazard through reasonably foreseeable
Q
upset and accident conditions?
c) Involve use of hazardous materials within one-
quarter mile of an existing or proposed school?
d) Be located on a listed hazardous materials site?
City of Rosemead Mixed Use Design Guidelines Negative Declaration
• •
Significant
Adverse
Impact
Less Than
Significant
with Mitigation
Less Than
Significant
Impact
No
Impact
e) For projects within 2 miles of a public airport,
Q
would the project result in a safety hazard for people
residing or working in the project area?
f) For a project within the vicinity of a private
airstrip, would the project result in a safety hazard?
[o
g) Impair implementation of an adopted emergency
0
response plan or emergency evacuation plan?
h) Create a significant risk of wildland fires?
8. HYDROLOGY & WATER QUALITY: Would the project:
a) Violate water quality standards or waste discharge
0
requirements?
b) Deplete groundwater supplies or interfere with
groundwater recharges?
c) Alter existing drainage patterns in a manner that
would result in erosion or siltation on- or off-site?
0
d) Alter existing drainage patterns or volumes in a
manner that would result in flooding on- or off-site?
0
e) Create runoff above stormwater drainage
capacities or provide new sources of polluted runoff?
0
f) Otherwise substantially degrade water quality?
g) Place housing within a 100-year flood hazard?
Q
h) Place in a 100-year flood hazard area structures
which would impede or redirect flood flows?
0
i) Expose people or structures to a significant risk of
0
loss, injury or death involving flooding?
j) Inundation by seiche, tsunami, or mudflow?
9. LAND USE AND PLANNING: Would the project:
a) Physically divide an established community?
b) Conflict with applicable land use plan adopted to
avoid or mitigate an environmental effect?
c) Conflict with any applicable habitat conservation
plan or natural community conservation plan?
0
10. MINERAL RESOURCES: Would the project:
a) Result in loss of valuable mineral resources?
City of Rosemead Mixed Use Design Guidelines Negative Declaration
10
0 0
Significant
Adverse
Impact
Less Than
Significant
with Mitigation
Less Than
Significant
Impact
No
Impact
b) Result in the loss of availability of a locally-
important mineral resource recovery site?
Q
11. NOISE: Would the project result in:
a) Expose people to noise levels above standards?
Q
b) Expose people to excessive vibration or noise?
c) A permanent increase in ambient noise levels?
Q
d) A temporary or periodic increase in ambient
noise?
e) If located within 2 miles of a public airport, would
the project expose people to excessive noise levels?
f) If in the vicinity of a private airstrip, would the
project expose people to excessive noise levels?
12. POPULATION & HOUSING: Would the project:
a) Induce population growth directly (e.g. new homes
& businesses) or indirectly (e.g. road extensions)?
b) Displace existing jobs or housing, necessitating
the construction of replacement housing elsewhere?
Q
c) Displace people, necessitating the construction of
replacement housing elsewhere?
Q
13. PUBLIC SERVICES: Would the project:
Require new governmental facilities to maintain acceptable service or performance objectives for:
a. Fire protection?
b. Police protection?
c. Schools?
d. Parks?
e. Other public facilities?
14. RECREATION: Would the project:
a) Increase the use of parks or recreational facilities
such that physical deterioration would occur?
Q
b) Require new or expanded recreational facilities?
City of Rosemead Mixed Use Design Guidelines Negative Declaration
11
0 0
Significant
Less Than
Less Than
Adverse
Significant
Significant
No
Impact
with Mitigation
Impact
Impact
15. TRANSPORTATION /TRAFFIC: Would the project:
a) Cause a substantial increase in traffic?
Q
b) Exceed a road or highway level of service
standard or impact sensitive land uses?
c) Change air traffic patterns risks?
Q
d) Cause hazards due to design (e.g., sharp curves)
or incompatible uses (e.g., farm equipment)?
e) Result in inadequate emergency access?
f) Result in inadequate parking capacity?
0
g) Conflict with adopted plans supporting alternative
transportation (e.g., bus turnouts, bicycle racks)?
16. UTILITIES & SERVICE SYSTEMS: Would the project:
a) Exceed wastewater treatment requirements of the
Q
applicable Regional Water Quality Control Board?
b) Require new water or sanitation facilities?
0
c) Require new storm water drainage facilities?
Q
d) Have sufficient water supplies available to serve
the project from existing entitlements & resources?
e) Be served by a wastewater treatment system with
adequate collection and treatment capacity?
f) Be served by a landfill with insufficient capacity to
Q
accommodate the project's waste disposal needs?
g) Comply with solid waste statutes and regulations?
Q
17. MANDATORY FINDINGS OF SIGNIFICANCE:
a) Would the project degrade the environment,
substantially reduce fish or wildlife habitat, cause a
fish or wildlife population to drop below self-sustain-
ing levels, eliminate a plant or animal community,
reduce the number or range of a sensitive plant or
animal or eliminate important examples of history?
b) Does the project have impacts that are
individually limited, but cumulatively considerable?
c) Does the project have environmental effects which
Q
will cause substantial adverse effects on human
beings, either directly or indirectly?
City of Rosemead Mixed Use Design Guidelines Negative Declaration
12
• •
XIII. DISCUSSION OF RESPONSES TO CHECKLIST ITEMS
AESTHETICS. Would the project:
a-d) Adversely impact a scenic vista? Damage scenic resources? Degrade the visual
character of surroundings? Create new light sources or glare?
NO IMPACT (BENEFICIAL). The establishment of mixed use design guidelines to provide
guidance on architectural design in the mixed use overlay districts would have a beneficial impact
on aesthetic values in the City of Rosemead. The benefits would accrue in several ways. The
project would preserve and support the visual integrity of neighborhoods by requiring new mixed
use development to incorporate complementary, high quality design elements. Controls on
structural height, setbacks and window placement would protect the privacy of adjoining lower
density neighbors, as well as allow for air flow and light penetration. Recommendations on
reflective exterior surfaces and outdoor lighting would minimize potential for undesirable light and
glare impacts. Recommendations requiring screening of mechanical fixtures would discourage
unsightly equipment. And the proposed emphasis on recognized elements of scale, design and
ornamentation would contribute to the visual character of the City's commercial corridors and
mixed use districts. In combination, future proposed Municipal Code amendments will serve to
enhance elements that strengthen the aesthetic environment, and minimize elements that detract
from aesthetic values. None of the proposed guidelines would adversely impact a scenic vista,
damage scenic resources, degrade visual character or create new sources of light or glare. No
adverse impacts on aesthetic and scenic resources have been identified, and no mitigation is
required.
AGRICULTURAL RESOURCES. Would the project:
a-c) Convert Farmland? Conflict with existing zoning for agricultural use or a Williamson
Act contract? Involve other changes that could result in conversion of Farmland?
NO IMPACT. Early settlers in the San Gabriel Valley pursued a variety of agricultural activities,
including chicken and rabbit farms on land that later became part of the City of Rosemead.
However, the majority of land in Rosemead today is characterized by suburban and urban
development. The City's General Plan Land Use Element does not list agriculture as an existing
or future land use in Rosemead, and commercial agriculture is no longer part of the City's land use
composition.z In addition to the considerations noted above, the proposed Mixed Use Design
Guidelines would apply only to lands that have a mixed use overlay designation currently or in the
future, and would have no bearing on lands that are designated for other uses. The absence of
commercial agriculture, coupled with the project orientation to lands zoned for mixed usel land
uses, ensure that project approval and implementation would have no impact on agricultural
pursuits or farmland conversion. No mitigation is required.
AIR QUALITY. Would the project:
a-d) Conflict with or obstruct implementation of an air quality plan? Violate an air
quality standard or contribute to an existing or projected air quality violation? Result in
a cumulatively considerable increase of any criteria pollutant? Expose sensitive
receptors to pollutants?
NO IMPACT. The City of Rosemead is located in the, west San Gabriel Valley forecast and
monitoring area of the South Coast Air Basin, and is one of 16 San Gabriel Valley cities to
participate in the development of a regional air quality management plan during the 1990s. The
climate in this area is characterized by long, hot and dry summers with comparatively short and
cool winters. Baseline air quality in the region has been steadily improving over the past two
decades in response to emissions control programs initiated by local, state and federal agencies.
However, the Basin continues to be a designated non-attainment area for a number of
pollutants, and progress has slowed in recent years. The City's General Plan Public Safety
Element' rates the risk of severe airborne pollution episodes to be high.
None of the proposed mixed use design guidelines would affect the density of development, or
the zoning of any lands within the City, or the acreage of lands designated for any zone.
z City of Rosemead, General Plan Land Use Element, 28 May 1987.
3 City of Rosemead, General Plan Public Safety Element, 25 March 1986.
City of Rosemead Mixed Use Design Guidelines Negative Declaration
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Additionally, none of the proposed guidelines would address the type of mechanical and
electrical equipment used in the mixed use overlay districts. Consequently, there would be no
change in the stationary source emissions associated with current and future land uses in
Rosemead. Furthermore, none of the proposed mixed use design guidelines would affect the
rate of development, or the type of construction equipment used, or the mix of transit modes
used by or available to current and future residents. Consequently, there would be no change in
the mobile source emissions associated with current and future land uses in Rosemead, and
design guidelines would not be associated with odor or potential odor generation. In summary,
there is no potential for the proposed design guidelines to conflict with an air quality plan, violate
an air quality standard, increase pollutant loads or contribute to an air quality violation, nor would
the project have the potential to expose residents to undesirable odors. No air quality impacts
have been identified, and no mitigation is required.
4. BIOLOGICAL RESOURCES. Would the project:
a-f) Have a substantial effect on any candidate, sensitive or special status species or
habitats (plants, fish, insects, animals, birds)? Have an adverse effect on any riparian
habitat or other sensitive community? Impact wetlands? Interfere with movement of
any native resident or migratory species or established wildlife migration corridors?
Conflict with local policies protecting biological resources, or addressing tree
preservation or adopted Habitat Conservation Plans?
NO IMPACT. The City of Rosemead is a mature urban environment, removed from the
surrounding hillside areas. The City's General Plan Resource Management Element notes that
there were no rare or endangered plant or animal species in the City as of 1986; that finding that
is supported by more recent studies that also indicate that there are no special status species
present within the City boundaries.` If approved, the proposed design guidelines would apply only
to lands that are designated in the general plan as mixed use residential/commercial overlay
districts. The proposed guidelines include guidance for designers on aesthetic related issues and
adjacency issues with surrounding land uses. None of the proposed modifications would impact
sensitive biological resources, or wetlands, nor would the recommended changes interfere with
wildlife movement or conflict with local ordinances. No mitigation measures are required.
5. CULTURAL RESOURCES. Would the project:
a-d) Adversely impact the significance of a historical resource? Cause a substantial
change in the significance of an archaeological resource? Destroy a paleontological
resource or unique geological feature? Disturb any human remains?
NO IMPACT (BENEFICIAL). As noted above, the City of Rosemead is a mature urban
environment that is largely built-out, with only a small number of vacant parcels remaining all of
which are surrounded by developed land uses. The proposed Mixed Use Design Guidelines would
apply only to lands that have a general plan land use designation of "residential/commercial
mixed use". Since the City incorporated over 50 years ago, it is anticipated that some of the
existing housing stock may qualify as having historical value. The proposed mixed use design
guidelines would apply only to the commercial corridors which have the mixed use overlay
currently or in the future. CEQA documentation shall be prepared, including an historical
assessment, for any application to demolish a structure that may qualify as having historical
value under local, state or federal guidelines. The new design guidelines would have no impact
on the preservation of historic resources in the City. No adverse effects on cultural resources
have been identified, and no mitigation is required.
GEOLOGY AND SOILS. Would the project expose people to impacts involving:
a-e) Rupture of a known earthquake fault? Strong seismic ground shaking? Seismic
related ground failure? Liquefaction? Landslides? Substantial soil erosion? Located on
expansive soils? Have soils incapable of adequately supporting the use of septic
reservoirs or alternative waste disposal systems?
NO IMPACT. The City is located in a seismically active region, and subject to the effects of
damaging earthquakes as well as secondary seismic impacts including landslides, liquefaction,
4 California Energy Commission, City of Vernon Malburg Generation Station Combined Cycle Power Plant Project Draft
EIR, 2003; and City of Rosemead, General Plan Resource Management Element, 25 March 1986.
City of Rosemead Mixed Use Design Guidelines Negative Declaration 14
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subsidence and seiches. The environmental risk framework is addressed in the City's General Plan
Public Safety Element, 5 which rates the risk of surface rupture, tsunami and dam failure to be low,
the risk of liquefaction and slope failure to be medium, and the risk of groundshaking to be high.
The California Department of Conservation shows an Alquist-Priolo earthquake fault zone located
southeast of the City of Rosemead, along a small swath of land approximately 100-feet wide that
stretches between the Pomona Freeway (I-60) and about 1.5 miles to the northwest.6 The
proposed mixed use design guidelines would apply to lands in the City that are designated as
"residential/commercial mixed use." Development in these and other zones throughout the City
and state are subject to stringent development standards as codified in the Uniform Building Code
and other regulations. Approval and implementation of the project would not affect geologic risk,
nor would it impact the obligation to comply with adopted standards. The establishment of
guidelines on building height and the placement of subterranean parking garages will in the future
impact grading and structural design of multi-story developments. The effect on soils and
structural design issues as they relate to liquefaction will be addressed by project designers at the
time of project specific reviews. Developers will have to prepare the appropriate geologic reports
to identify potential fault rupture, liquefaction, slope instability, or other geologic hazards where
potential for such hazards have been identified. This project of adopting mixed use design
guidelines does not propose or analyze any specific physical project and no mitigation is required.
7. HAZARDS AND HAZARDOUS MATERIALS. Would the project:
a-h) Create a significant health hazard through the transportation of hazardous
materials? Create a significant hazard due to accidental release of hazardous materials?
Emit hazardous emissions within a quarter mile of a school? Be located on a site that is
listed as a hazardous materials site? Result in a safety hazard, result in a safety hazard
for people working with two miles of an airport? Increase fire hazard in areas with
flammable brush, grass, or trees?
NO IMPACT. Numerous sites throughout California are associated with past activities that
resulted in the uncontrolled discharge of hazardous substances. The Cortese List is a planning
document that provides an inventory of hazardous waste and substances sites, consistent with
the requirements of California Government Code §65962.5. In keeping with these
requirements, the Department of Toxic Substances Control maintains the Cortese List for lands
throughout the state of California. None of the hundreds of hazardous waste and substances
sites identified within the Los Angeles County boundaries is located in the City of Rosemead.'
The City's General Plan Public Safety E/ement8 which rates the risk of chemical contamination,
assigns a low potential for radiological contamination, and a medium risk for road spill, airborne
and subsurface contamination.
8. HYDROLOGY AND WATER QUALITY. Would the project:
a -j) Violate water quality standards or waste discharge requirements? Substantially
degrade water quality? Place housing in a 100-year flood area? Place in a 100-year
flood hazard area structures that would impede or redirect flood flows? Expose people
or property to risk of loss, injury or death from flooding, seiche, tsunami or mudflow?
LESS THAN SIGNIFICANT IMPACT. The City of Rosemead is located within the jurisdiction of
the Los Angeles Regional Water Quality Control Board (LARWQCB), one of 9 regional boards
statewide. That operate (along with other agencies) under the aegis of the California
Environmental Protection Agency (CAL/EPA). Responsibilities of LARWQCB focus on the protection of
ground and surface water quality in the Los Angeles Region.
The proposed Mixed Use Design Guidelines would apply only to districts in the City that are
designated as "Residential/Commercial Mixed Use". As a class, mixed use activities are associated
with certain pollutant sources that include sediments (from erosion associated with landscape
5 City of Rosemead, General Plan Public Safety Element, 25 March 1986.
6 Sources: information provided by the City of Rosemead Planning Department, and California Dept. of Conservation
website: htto://www.conser-vation ca qoy/cqs/rQhm/ao/Mao index/F4E.htm#3.
DTSC's Hazardous Waste & Substances Site Cortese List for L. A. Co (http://www.envirostor.dtsc.ca.gov/public/).
6 City of Rosemead, General Plan Public Safety Element, 25 March 1986.
City of Rosemead Mixed Use Design Guidelines Negative Declaration 15
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activities), nutrients from organic matter (fertilizers, lawn clippings, etc.), bacteria and viruses, and
some heavy metals (from pesticides, weathered paint, wood preservatives, etc.) as well as other classes
of pollutants.` Residents are not individually subject to permit requirements, however commercial
business owners such as restaurants will be. Local governments are required to formulate and
implement area-wide stormwater pollution prevention plans; in the project area, a municipal NPDES
(National Pollutant Discharge Elimination System) storm water permit has been issued jointly to Los
Angeles County and various cities as copermittees.10 A central element of the permit, and a key tool by
which adopted water quality objectives are achieved, requires all permittees to implement the
Stormwater Quality Management Program (SQMP). The SQMP specifies a range of best management
practices (BMPs) to control runoff pollution and reduce the discharge of pollutants to stormwater
flows. Additionally, each permittee is expected to implement additional controls where needed to
achieve the adopted objectives."
The proposed Mixed Use Design Guidelines would provide design related guidance for new construction
of multi-story, mixed use buildings that could impact the types of materials used in construction, the
amount of landscaping, and maintenance activities, and some potential tenants like restaurants that
generate substantial waste streams. These changes would potentially impact the profile of pollutants
on the commercial boulevards, but the effect would be within parameters addressed by the existing
joint municipal NPDES permit of which the City of Rosemead is a part. Any new sizable development
will require a project specific Water Quality Management Plan that will comply with the City's water
quality ordinance. No significant impacts would result, and no mitigation is required beyond
compliance with the existing permit requirements.
The City receives its water supplies from the Upper San Gabriel Valley Municipal Water District
(USGVMWD), which in turn is a member agency of the Metropolitan Water District of Southern
California (MWDSC). Thanks to a large groundwater basin that underlies a major portion of the San
Gabriel Valley, groundwater represents a major water source, comprising about 75% of the City's total
supply. The City also receives about one quarter of the its supply from the State Project and the
Colorado River.
Rosemead is located in the San Gabriel River Watershed, which covers an area of about 640 square
miles and extends from the San Gabriel Mountains to the Pacific Ocean. Surrounding water features
include the Alhambra Wash, Rubio Wash, Santa Anita Dam, the Santa Anita Wash, Eaton Wash and
the Rio Hondo River. Improvements made by the Los Angeles County Flood Control District have
largely eliminated flood risk in the project area. The City's 1986 General Plan Public Safety
Element12rates the risk of 50 year and 100-year flooding to be low, with a medium risk of local
ponding, and the National Flood Insurance Program does not designate Rosemead as being in a 100-
year flood plain area.13
The proposed Mixed Use Design Guidelines would not impact water quality (apart from hazards noted
under item 8 above), nor would it impact water supply or water planning or affect local or regional
flood hazards. No significant impacts on hydrology would result, and no mitigation is required.
9. LAND USE AND PLANNING. Would the project:
a,b) Physically divide an established community? Conflict with any applicable land use
plan, policy, or regulation of any agency with jurisdiction over the project adopted for
the purpose of avoiding or mitigating an environmental effect?
NO IMPACT (beneficial). The City of Rosemead General Plan Land Use Element1' notes that
the City was completely developed as of 1986. Decisions concerning growth and change would
therefore involve the conversion or replacement of existing uses, as is true for the current
proposal. The Land Use Element identified eight issue areas of the City in 1986 including: the
9 California Stormwater Best Management Practices Municipal Handbook, March 1993. Camp Dresser & McKee et al.
i°State Water Resources Control Board website:
http: //www/swrcb. ca . gov/rwgcb4/html/eo_reports/past_eo/00_1012_.
" State Water Resources Control Board website: httr)://www/swrcb.ca.gov/rwacb4/- html/programs/
12 City of Rosemead, General Plan Public Safety Element, 25 March 1S
FEMA-ESRI Hazards Awareness website: www.esri.com/hazards
14 City of Rosemead, General Plan Land Use Element, 25 March 1986.
City of Rosemead Mixed Use Design Guidelines Negative Declaration
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predominance of
residential land uses (56% of total area), the prevalence of single family
housing (81% of total housing), the potential for residential redevelopment at higher densities,
the concentration
of commercial uses - comprising 10% of total area along major arterials,
dispersion of indu
strial uses over four noncontiguous areas, the relative scarcity of industrial
uses compared with residential and commercial land, and evidence of blight in the City's
commercial strips.
The City has also
identified eight separate planning areas. Mixed Use Residential/Commercial
uses can be found
in along several of the City's corridors including Rosemead Boulevard, Del Mar
Avenue, Hellman Avenue and Hart Avenue. Applicable land use policies are outlined in Table 3
below:
Table 3
PLANNING AREAS AND POLICIES
PLANNING
CONTAINS APPLICABLE
AREA SINGLE-FAMILY LAND USE POLICIES
HOUSING?
1 (Northern
Preserve the existing industrial development but restrict
Rosemead)
YES any further expansion of those uses.
2 (North-
This area will continue to serve as the central business
central)
YES district, with preservation of the existing, predominantly
single family residential neighborhoods.
3 (Northeast
The General Plan recognizes the potential to expand and
Rosemead
YES upgrade Rosemead Square (now underway).
4 (West
This is the City's main mixed use development area,
Rosemead)
YES including commercial, office and residential components.
5 (South-
Planning area 5 also contains mixed use development with
west)
YES commercial, office, residential and light industrial uses.
6 (Central
Planning area 6 is predominantly low density residential
Rosemead)
YES with some commercial and mixed uses.
7 (South
Low density residential is a small part of the land use in
central)
YES this area, which is dominated by office/light industrial,
medium density residential, and public facilities.
8 (Southern
Development in portions of this planning area is limited
Tip)
YES due to flooding potential.
The Land Use Element affirms the City's commitment to provide opportunities for high quality
mixed-use development. This commitment is further underscored by Land Use Element Goal
#3, Policy 3.1 which states "Provide for mixed-use development as described in the Land Use
Element, as a means of both upgrading existing development adjacent to the major arterials and
providing new commercial, residential and employment opportunities to the City's residents" and
Policy 3.2 which states "Encourage the revitalization of Garvey Avenue, Valley Boulevard, San Gabriel
Boulevard, and Rosemead Boulevard by using mixed-use developments to promote the infill of strip
commercial districts with higher density multiple-family or light industrial development as described in
the Land Use Policy." The proposed design guidelines are consistent with the overarching
commitment, and with the letter and spirit of adopted policies #3.1 and #3.2 in that it will give the
City a useful tool to work with prospective developers, architects, designers and property owners to
illustrate the commitment the City has to high quality mixed use design. Future projects will benefit
from early and clear direction to the development community to avoid any misinterpretation on good
design principles. No adverse land use impacts have been identified, and no mitigation is required.
c) Conflict with any applicable habitat conservation plan or natural community
conservation plan?
NO IMPACT. As discussed in §4 above, there are no known sensitive plant or animal species in
the City of Rosemead. The project would have no potential to conflict with any adopted habitat or
natural community conservation plan.
City of Rosemead Mixed Use Design Guidelines Negative Declaration 17
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10. MINERAL RESOURCES. Would the project:
a,b) Result in the loss of availability of a known mineral resource or a locally important
mineral resource recovery site?
NO IMPACT. The City's General Plan Resource Management Element notes that there are no
known mineral resources within the City of Rosemead and no designated mineral resource areas
within the City of Rosemead. The project would have no impact on mineral resources.ls
11. NOISE. Would the proposal:
a-f) Expose people to noise levels exceeding standards or to excessive vibration?
Permanently increase ambient noise levels? Substantially increase temporary ambient
levels? For projects within an airport land use plan or 2 miles from an airport, expose
residents to excessive noise levels? For a project within the vicinity of a private airstrip,
would the project expose residents or employees to excessive noise levels?
NO IMPACT. The City's General Plan Noise Element16 identifies four major generators of noise in
the City, including vehicular and rail traffic on the San Bernardino Freeway, Vehicular traffic on the
Pomona Freeway, rail traffic on and using tracks that parallel the City's northern boundary, and
local and through traffic on major arterials. Additionally, the Noise Element notes that secondary
stationary noise impacts originate from park and school facilities, as well as commercial and
industrial activities. The City's Land Use Compatibility guidelines for community noise
environments indicate that noise exposure under 55 CNEL (Community Noise Equivalent Level) will
normally be acceptable; exposure ranging from 55 to 70 CNEL is classified as conditionally
acceptable, 70-75 CNEL is normally unacceptable, and exposure above 75 CNEL is clearly
unacceptable. Additionally, the Noise Element establishes interior and exterior noise standards;
for single family residential areas, the interior noise standard is 45 CNEL, and the exterior noise
standard is 65 CNEL. The proposed Mixed Use Design Guidelnes would not have an impact on the
types of uses permitted in mixed use overlay districts, nor would it cause a change in the levels of
ambient noise exposure or represent a source of vibration.
An airport is reported to have operated within the City of Rosemead during the 1940s, but has
been out of operation for many decades and there are currently no airports within the City." The
closest facility is the El Monte Airport, located off of Santa Anita Boulevard. This active facility is
located within 1 mile of eastern Rosemead. The project would have no impact on operations or
noise levels at the El Monte airport, nor would it impact noise exposure resulting from activities at
the airport. No noise impacts have been identified, and no mitigation is required.
12. POPULATION AND HOUSING. Would the project:
a-c) Induce substantial growth either directly or indirectly? Displace existing housing,
especially affordable housing? Displace substantial numbers of people?
NO IMPACT. The 1986 General Plan Land Use Elementl$ notes that the ultimate population of
residential development within the City will be approximately 49,300 persons, but ranging between
45,000 and 55,000 residents.19 The actual Census count for 2000 was 53,505, which is within that
estimated range of development.20 However, the State Department of Finance prepares annual
estimates and the 2007 estimate is 57,425 persons. It is anticipated that the City will exceed the
project build-out population outlined in the 1986 General Plan. The City is going to be expanding
the mixed use overlay districts and this will allow for additional population growth in the City. This
will be outlined in the new General Plan which will be circulated within the next few months for
public review. The proposed design guidelines would not change the acreage or distribution of
land uses within the City, nor would it impact the density of development within districts. There
would be no displacement of existing housing or residents, and none of the proposed guidelines
15 City of Rosemead, General Plan Resource Management Element, 25 March 1986.
16 City of Rosemead, General Plan Noise Element, 25 March 1986.
17 Abandoned & Little Used Airfields, east L.A.; website: http://www.airfields-freeman.com/CA/ Airfields_CA_LA_E.htm.
18 City of Rosemead, General Plan Land Use Element, 25 March 1986.
19 City of Rosemead, General Plan Resource Management Element, 25 March 1986.
US Census Bureau Quick Facts website: http://ciuickfacts.census.gov/qfd/states/06ZO662896.htrnl,
City of Rosemead Mixed Use Design Guidelines Negative Declaration 18
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would impact the availability of affordable housing. No impacts on population are anticipated, and
no mitigation is required.
13. PUBLIC SERVICES. Would the proposal impact or result in a need for any new
government services?
a-e) Fire protection? Police Protection? Schools? Parks? Other public facilities?
NO IMPACT. Police services in the City of Rosemead are provided by the Los Angeles County
Sheriff's Department. The Temple Station, located in northeast Los Angeles County, also provides
contract services to the cities of Bradbury, Duarte, South El Monte and Temple City, as well as the
surrounding unincorporated areas .Z1 Fire services are provided by the Los Angeles County Fire
Department, and the Department operates two stations within the municipal boundaries. Station
4 is located at 2644 North San Gabriel Boulevard, and Station 42 is located at 9319 East Valley
Boulevard.zz
School services through eighth grade are provided by the Rosemead and Garvey School Districts.
The districts operate a total of eleven elementary schools (K-6) and three middle schools (7-8).23
Distrigt high school students attend Rosemead High School, which is part of the El Monte Union
High School District.
The City's goals for recreation call for 1 acre of parkland per 1,000 residents. Park facilities in
Rosemead include Rosemead Park and Garvey Park (both of which are designated as community
parks), Zapopan Park, Rosemead Community Center and Delta Mission Park (neighborhood
parks), a number of mini-parks and the 1,092 Whittier Narrows Dam Recreational Area.
The proposed Mixed Use design guidelnes would not impact the number of residents or school age
children, would not change the density or distribution of land uses, and would not change any land
use designations. There would be no impact on police, fire or school services, and there would be
no change in demand for or use of public park facilities. No impacts are foreseen, and no
mitigation is required.
14. RECREATION. Would the proposal:
a,b) Increase demand for neighborhood or regional parks or other recreational
facilities? Include or require recreational facilities that might have an adverse physical
effect on the environment?
NO IMPACT. As noted above, the City's General Plan Resource Management Element calls for 1
acre of parkland per 1,000 residents. Park facilities in Rosemead include community parks
(Rosemead Park and Garvey Park), neighborhood parks (Zapopan Park, Rosemead Community
Center and Delta Mission Park), a number of mini-parks and the 1,092 Whittier Narrows Dam
Recreational Area, which services Rosemead and the surrounding region. Additionally, the
Resource Management Element notes the City's policy to support shared use of selected school
sites for recreation,
The proposed Mixed Use design guidelines would not impact the number of residents or school age
children, would not change the density or distribution of land uses, and would not change any land
use designations. There would be no impact on police, fire or school services, and there would be
no change in demand for or use of public park facilities. No impacts are foreseen, and no
mitigation is required.
15. TRANSPORTATION/ TRAFFIC. Would the project:
a-g) Cause a substantial increase in traffic relative to existing traffic load and capacity of
the street system? Exceed a level of service established for designated roads or impact
sensitive land uses? Change air traffic patterns? d) Substantially increase hazards due
to design features (e.g., sharp curves or dangerous intersections) or incompatible uses
2' Los Angeles County Sheriff's Department website: htto://www.lasd.org/ad.usacitydirectories.com/-
22 Sources: Information provided by the City of Rosemead Planning Department, and Los Angeles County Fire
Department website: http://www.lacofd.org
23 Sources: Information provided by the City of Rosemead Planning Department, and Rosemead School District
website: http://www.rosemead.kl2.ca.us/
City of Rosemead Mixed Use Design Guidelines Negative Declaration
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(e.g., farm equipment)? Result in inadequate emergency access or access to nearby
uses? f) Result in inadequate parking capacity? Conflict with adopted policies or
programs supporting alternative transportation?
NO IMPACT (BENEFICIAL IMPACT). The General Plan Circulation Element notes that the
circulation system comprises freeways (I-10 and I-60), major arterials (Valley Boulevard, Garvey
Avenue, San Gabriel Avenue, and Rosemead Boulevard), secondary arterials (Del Mar Avenue,
Graves Avenue, New Avenue, Rush Avenue, Temple City Boulevard, and Walnut Grove Avenue),
collector roads (Encinita Avenue, Grand Avenue, Hellman Avenue, Ivar Avenue, Loftus Drive,
Marshall Street, Muscatel Avenue, Ramona Boulevard, Rio Hondo Avenue and Rosemead Place)
and numerous local streets.
General Plan goals call for continued efforts to increase use and availability of rapid transit options,
as well as preparation of Traffic System Management plans for specific areas of the City and other
efforts to enhance circulation. Additionally, the City has adopted a policy calling for periodic review
of on-street parking in neighborhoods adjacent to revitalization districts. Several of the proposed
design guidelines address circulation and parking in new mixed use projects. A few of the
proposed guidelines related to vehicular parking and access include:
■ Parking should be placed behind projects. Customer and tenant parking should be provided
on-street in parking lots or adjacent parking lots.
■ Parking structures must provide secure, separate parking for the residential units.
■ Larger parking structures should be mixed-use with non-parking uses fronting street level.
■ Parking access should be taken directly from an alley.
■ Minimize the number of curb cuts to make sidewalks safer and more walkable.
■ Vehicle access should be provided from the side streets, alleys and parallel streets whenever
possible.
■ Public right of way improvements to enhance pedestrian experience and safety.
The proposed design guidelines are intended to ensure public safety and an orderly visual
environment in the City's mixed use districts. None of the proposed design guidelines would
impact traffic volumes or alter the load or capacity of any roadway, nor would there be an impact
on air traffic patterns or emergency access. With respect to hazards, a beneficial impact would
result from the proposed design guidelines that would work to eliminate potential conflicts between
pedestrians and vehicular traffic patterns.
The provisions governing parking will encourage shared parking, placing parking lots in areas less
viewable from the public realm and improving the overall aesthetics of parking lot designs. These
measures would not result in inadequate parking, but would require that vehicular parking be
limited to spaces intended for that use. None of the standards would impact alternative
transportation. In summary, no adverse impacts on circulation have been identified, and no
mitigation is required.
16. UTILITIES AND SERVICE SYSTEMS. Would the project:
a-g) Exceed wastewater treatment requirements of the applicable Regional Water
Quality Control Board? Require construction of new water or wastewater treatment
facilities? Have adequate wastewater treatment capacity to serve the project? c)
Require construction of new storm water drainage facilities? Are there sufficient water
supplies available to serve the project? Be served by a landfill with sufficient capacity to
accommodate solid waste disposal needs? Comply with federal, state and local statutes
related to solid waste?
NO IMPACT. The proposed Mixed Use Design Guidelines would not change the acreage or
distribution of land uses within the City, nor would it alter the land use designations governing
permitting uses within the City. Demands on storm drain systems, water services, wastewater
treatment and solid waste disposal would be as outlined for the underlying General Plan. No
impacts on utilities and services are foreseen, and no mitigation is required.
17. MANDATORY FINDINGS OF SIGNIFICANCE & DETERMINATION.
(a) Does the project have the potential to degrade the quality of the environment,
substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels, threaten to eliminate a plant or animal
City of Rosemead Mixed Use Design Guidelines Negative Declaration 20
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community, reduce the number or restrict the range of a rare or endangered plant or
animal, or eliminate important examples of major periods of state history or prehistory?
NO IMPACT. Based on findings presented in this ND, it has been determined that the proposed City
of Rosemead Mixed Use Design Guidelines Project would not have the potential to degrade the quality
of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range of a rare or endangered plant or animal, or
eliminate important examples of major periods of state history or prehistory. The project would
support adopted policies of the General Plan by contributing to the long-term maintenance of high
quality residential/commercial mixed use districts in the City of Rosemead.
(b) Does the project have impacts that are individually limited but cumulatively
considerable?
NO IMPACT. Analyses conducted for this ND indicate that the project would not have potential to
cause potentially significant effects on either a direct or cumulative basis.
(c) Does the project have environmental impacts that will cause substantial adverse effects
on human beings, either directly or indirectly?
NO IMPACT. Implementation of the proposed Mixed Use Design Guidelines is expected to have a
beneficial impact on the quality of the City's neighborhoods, thereby contributing to the welfare of the
City's current and future residents.
DETERMINATION - On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION will be prepared.
❑ I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because the mitigation
measures described on an attached sheet have been added to the project. A NEGATIVE
DECLARATION will be prepared.
❑ I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required
❑ I find that the project MAY have a significant effect on the environment, but at least one
effect has been adequately analyzed in an earlier document pursuant to applicable legal
standards, and has been addressed by mitigations based on the earlier analysis as
described in attachments, if the effect is a "potentially significant impact" or "potentially
significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it
must analyze only the effects that remain to be addressed.
❑ I find that although the proposed project could have a significant effect on the
environment, there WILL NOT be a significant effect in this case because all potentially
significant effects have been analyzed adequately in an earlier EIR pursuant to applicable
standards and (b) have been avoided or mitigated pursuant to that earlier EIR, including
revisions or mitigation measures that are imposed upon the proposed project.
7/3/07
Signature date
6.zmJ nW sort/ City of Rosemead
Printed Name For
City of Rosemead Mixed Use Design Guidelines Negative Declaration 21
XIV. REFERENCE MATERIALS
Abandoned and Little Used Airfields in east Los Angeles Area website: Itnr:,,w%k,kk.airfields-
I?eeman comtCA Airliel& CA LA l.htin
California Energy Commission, City of Vernon Malburg Generation Station Combined Cycle Power Plant
Project Draft EIR, 2003; and City of Rosemead, General Plan Resource Management Element, 25 March
1986.
California Department of Conservation website: http://www.conservation.ca.gov/cgs/rghm/ap/Mao index
/F4E.htm#3.
California Department of Toxic Substances Control, Hazardous Waste & Substances Sites, Cortese List for
Los Angeles County website: htto://www.envirostor.dtsc.ca.gov/public .
California Stormwater Best Management Practices Municipal Handbook, March 1993. Prepared by Camp
Dresser & McKee et al.
California State Water Resources Control Board website: http://www/swrcb.ca.gov/rwgcb4/html/
eo reports/past eo/00 1012 .
California State Water Resources Control Board website: http://www/swrcb.ca.gov/rwgcb4/html/
ro rams/stormwater/dots/reopener/060912/tentative%20Order%20Language%2changes%20Sep%201
1 %202006.pdf
City of Rosemead, General Plan Public Safety Element, 25 March 1986.
City of Rosemead, General Plan Resource Management Element, 25 March 1986.
City of Rosemead, General Plan Noise Element, 25 March 1986.
City of Rosemead, General Plan Land Use Element, 25 March 1986.
City of Rosemead, General Plan Resource Management Element, 25 March 1986.
City of Rosemead, General Plan Land Use Element, 28 May 1987.
City of Rosemead, General Plan Public Safety Element, 25 March 1986.
FEMA-ESRI Hazards Awareness website: www.esri.com/hazards
Los Angeles County Sheriff's Department website: htti)://www.lasd.org/ad.usacitydirectories.com/-
Los Angeles County Fire Department website: http://www.lacofd.ora/
Rosemead School District website: http://www.rosemead.kl2.ca.us/
United States Census Bureau, State and County Quickfacts website:
li;:;;.,_:_;'1~luickfactucensu.ov cfd1states/06/0662896.html.
City of Rosemead Mixed Use Design Guidelines Negative Declaration 22
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XV. NEGATIVE DECLARATION CONTRIBUTORS
City of Rosemead
Interim City Manager Oliver Chi
Interim Community Development Director .....................................................Brian Saeki
Planning Services Administrator ......................................................Brad Johnson
Sheri erme
Associate Planner jo
a
Senior Planner George Aga
Planning Administrative Assistant Lily Trinh
Downtown Solutions a Division of Civic Solutions
MaryAnn Marks
Senior Project Manager
Urban Planner Kendra Stevens
City of Rosemead Mixed Use Design Guidelines Negative Declaration 23