CC - Item 6A - Commercial Taskforce Subcommittee UpdatesROSEMEAD CITY COUNCIL
STAFF REPORT
TO: THE HONORABLE MAYOR AND CITY COUNCIL
FROM: RICHARD BELMUDEZ, INTERIM CITY MANAGER/10
DATE: JULY 28, 2026
SUBJECT: COMMERCIAL TASKFORCE SUBCOMMITTEE UPDATES
SITMMARV
At the City Council Meeting of May 26, 2026, Council Member Ly requested a report on the
activities and discussions of the Commercial Taskforce (CTF) Subcommittee.
DISCUSSION
In 2016, the City Council authorized the formation of the CTF Subcommittee to assist with the
attraction/retention of national and regional tenants in the community. Since then, the CTF
Subcommittee have expanded their initiatives to attract and retain businesses that flourish in the
community. These efforts include:
• Development of a Freeway Corridor Mixed -Use Overlay;
• Development of Live/Work Standards (Ordinance No. 1000); and
• Streamlining Alcohol Sales of Restaurants (Ordinance No. 1009)
The CTF Subcommittee also discussed the development of the former auto auction site located at
8001 Garvey Avenue. In an effort to further attract development, the CTF Subcommittee have
met with staff and the City's Planning Consultant (Psomas) to discuss updates to the City's
General Plan and Zoning Code. The following topics have been discussed:
• Creation of the Mixed -Use Overlay Zone (MUOZ) and Development Standards.
To ensure the City's Zoning Code is business friendly and easier to administer, the existing
Residential/Commercial Mixed -Use Development Overlay (RC-MUDO) and Freeway
Corridor Mixed -Use Overlay (FCMUO) zones are proposed to be consolidated into a
single Mixed -Use Overlay with low density (MUOZ-LD) or high density (MUOZ-HD)
designations. The proposed unified overlay zone would provide greater clarity for property
AGENDA ITEM 6.A
City Council Meeting
July 28, 2026
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owners, developers, and staff, while creating flexible development standards that would
encourage investment and redevelopment throughout the City.
• Expansion/Redesignation of MUOZ-HD or MUOZ-LD areas.
On May 12, 2026, based on a recommendation by the CTF Subcommittee, the City
Council, approved a third amendment to the Professional Service Agreement with Psomas
for the General Plan and Zoning Code Update, to incorporate additional parcels with a
mixed -use overlay designation and the redesignation of up to 100 parcels designated for
the MUOZ-LD to MUOZ-HD along Garvey Avenue, Rosemead Boulevard, and Valley
Boulevard. The expanded scope of work would provide a seamless transition from the
Garvey Avenue Specific Plan to Mixed -Use Overlay zones along Garvey Avenue and to
increase overall housing capacity to not only comply with but to surpass the City's
Regional Housing Needs Assessment (RHNA) obligations.
Floor Area Land Use Mix for Mixed -Use Developments in the Garvey Avenue
Specific Plan (GASP) and MUOZ.
The CTF Subcommittee provided input on adjusting the land use mix requirements in
response to changing market conditions and economic trends. Staff is proposing a revision
to the floor area land use mix requirements for mixed -use developments within the GASP
and the MUOZ to align with the flexibility provided in the Freeway Corridor Mixed -Use
Overlay.
• Reduced Off -Street Parking Standards for General Commercial Uses
The CTF Subcommittee desired flexibility for the reuse and continuing occupancy of
existing commercial spaces, reduction of development costs, and the promotion of a more
walkable, economically vibrant commercial environment. Staff is proposing updates to the
off-street parking standards for general commercial uses such retail, office, service (salons
and barbershops), and restaurants under 2,500 square feet were proposed to be revised to
be consistent with the off-street parking standards for the GASP.
• Variable Height for Mixed -Use Developments in the MUOZ
To encourage mixed -use developments, while protecting R-1 and R-2 zoned properties,
the CTF Subcommittee recommended updates to the variable height requirements for
mixed -use developments in the MUOZ to align with the requirements established in the
Freeway Corridor Mixed -Use Overlay.
• Food Trucks on Private Property
The CTF Subcommittee discussed opportunities for food trucks to operate on private
property in the evening to create nightlife activity along the major commercial corridors.
City Council Meeting
July 28, 2026
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However, the CTF Subcommittee did not reach a consensus due to concerns about the
potential impact on local small businesses.
• High Quality/Creative Signage
The CTF Subcommittee expressed interest in promoting visibility and encouraging a sense
of place along the City's commercial corridors. Staff is proposing updates to development
standards for signage. Some of the proposed changes include prohibiting cabinet, foam,
laminate, vinyl, and reflective mirrored signage to encourage higher -quality signage. In
addition, staff is also proposing to establish an administrative and discretionary signage
review process to allow business owners to design a sign or display that requests relief
from general sign development standards. These proposed updates are intended to enhance
the visual quality of commercial corridors while providing flexibility for creative, well -
designed signage.
• Security for Commercial Establishments
Following discussions with the CTF committee, and due to recent commercial break-ins
and vandalism that affect our local business community, staff is proposing to update
development standards to allow for exterior security measures on commercial property in
a manner that does not impact.
Permitting 100% Residential Developments on Major Corridors such as Valley
Boulevard and Garvey Avenue
To help activate and revitalize underutilized properties, increase economic activity, and
create a stronger customer base to support surrounding commercial businesses, the CTF
Subcommittee recommended options to permit 100% residential developments along
Garvey Avenue and other major corridors, with the exception of Valley Boulevard, in
order to preserve the established Central Business District and commercial character.
• Commercial Land Uses
The CTF Subcommittee was informed that staff was reviewing the City's commercial land
uses and definitions to ensure new and emerging uses align with community needs.
In addition to these topics, there were a few instances when residential development standards
were brought up for discussion. However, staff advised the CTF Subcommittee that issues
unrelated to commercial or economic development fell outside the subcommittee's scope and
should be considered by the City Council.
RECOMMENDATION
Staff recommends that the City Council receive and file this report.
City Council Meeting
July 28, 2026
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FISCAL IMPACT
None
ENVIRONMENTAL REVIEW
None
STRATEGIC PLAN IMPACT
None
PUBLIC NOTICE PROCESS
This item has been noticed through the regular agenda notification process.
Prepared by:
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Annie Lao
Senior Planner
Submitted by:
Lily Valenzuela
Director of Community Development
Reviewed by:
Richard Marshalian
Planning and Economic Development Manager