PC - Item 3A - Specific Plan 14-01, Zone Change 14-01, General Plan Amendment 14-01, and Municipal Code Amendment 14-02 Staff Report ,° E M ' ROSEMEAD PLANNING COMMISSION
STAFF REPORT
sot-
TO: THE HONORABLE CHAIR AND PLANNING COMMISSION
FROM: PLANNING DIVISION
DATE: JANUARY 17, 2018
SUBJECT: SPECIFIC PLAN 14-01, ZONE CHANGE 14-01, GENERAL PLAN
AMENDMENT 14-01, AND MUNICIPAL CODE AMENDMENT 14-02
GARVEY AVENUE SPECIFIC PLAN
SUMMARY
The Garvey Avenue Specific Plan encompasses the 1.2-mile portion of Garvey Avenue,
between New Avenue and Charlotte Avenue. The area includes 88-acres (153 parcels)
that abut Garvey Avenue. The area is characterized by long established community
institutions (Garvey Intermediate School, Arlene Bitely Elementary School, and Jim's
Burgers), newer icons (Boca Dharma Temple, the Square Shopping Center, and China
Islamic Restaurant), which are interspersed among largely auto-oriented land uses.
Vacant parcels make up 30.4% (nearly 27-acres) of the total project land area with no
open space or parks. Approximately 55-acres of the project area may be redeveloped
over the life of the Garvey Avenue Specific Plan. A copy of the Draft Garvey Avenue
Specific Plan is attached as Exhibit "A".
ENVIRONMENTAL ANALYSIS
The City of Rosemead acting as a Lead Agency, has completed an Environmental
Impact (EIR) (State Clearinghouse No. 2015041067) for the proposed project pursuant
to Section 15070(b) of the California Environmental Quality Act (CEQA). A copy of the
Draft Environmental Impact Report (DEIR) and Final Environmental Impact Report
(FEIR) are attached in a compact disc (CD) as Exhibits "B and "C", respectively.
The proposed Garvey Avenue Specific Plan constitutes a project that is subject to
review under the CEQA (California Public Resources Code, Division 13, Section 21000,
et seq.), the State CEQA Guidelines (Title 14 of the California Code of Regulations,
Division 6, Chapter 3, Section 15000, et seq.).
The Lead Agency prepared an Initial Study (IS) pursuant to the requirements of the
CEQA Statutes and determined that the proposed project requires an EIR. The Notice
of Preparation (NOP) and Initial Study for the EIR was released on April 20, 2015. The
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NOP was sent to agencies on the County's standard distribution list on April 21, 2015.
The public comment period on the NOP ran from April 22, 2015 to May 21, 2015.
Copies of written comments received during the public review period for the NOP are
included in Appendix A of the EIR.
Pursuant to Section 15087 of the State CEQA Guidelines, a Notice of Completion
(NOC) was filed with the State Office of Planning and Research (OPR) concurrently with
Notice of Availability (NOA) on May 8, 2017, and the Draft ER (DEIR) circulated for
public and agency review for a period of 45-days ending Wednesday, June 21, 2017 at
5:00 pm. A copy of the Draft Environmental Impact Report was also available on the
City of Rosemead's website, City Hall, and Rosemead Public Library. Electronic copies
of the DEIR were sent to responsible agencies, local agencies, and concerned agencies
and individuals, as requested.
Program EIR
As referred to in the DEIR, the Program EIR is the appropriate type of document to
identify the geographic extent of sensitive resources and hazards, along with existing
and planned services and infrastructure support systems that occur in the planning
area. This EIR has been designed so future development projects within the Planning
Area can use "tiering", an environmental streamlining tool defined in Section 15152 et al
of the CEQA Guidelines.
The DEIR discloses the development assumptions when analyzing for environmental
impacts as it states in the Project Description section. Project-level analysis was
conducted for Opportunity Projects and Prototypical Development scenarios identified in
the Specific Plan to the extent that future development could be reasonably forecasted
without resulting in speculation. Table 3-5 (Prototypical Development Scenarios) of the
EIR summarizes the various project-level scenarios evaluated.
Impact and Mitigation Measures
The DEIR identified significant and unavoidable impacts with no feasible mitigation on
Air Quality in regard to short-term construction-related and long-term operation-related
air quality and greenhouse gases, permanent increases in ambient noise levels, and
local and regional transportation systems. The DEIR Mitigation Measures and Mitigation
Monitoring Program to reduce to less than significant the project's impacts concerning
the project's impacts Cultural Resources, Noise, and Transportation and Traffic is
included in the Final EIR (FEIR).
STAFF RECOMMENDATION
It is recommended that the Planning Commission:
1. Conduct a public hearing and receive public testimony;
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2. Adopt Planning Commission Resolution 18-01 (attached as Exhibit "D"), a
resolution recommending the City Council adopt Resolution 2018-05 and
Ordinance 978 (attached as Exhibits "E and F", respectively), approving Specific
Plan 14-01, Zone Change 14-01, Municipal Code Amendment 14-02, and
General Plan Amendment 14-01; and
3. Recommend the City Council adopt Resolution 2018-06, certifying the Final
Environmental Impact Report (State Clearinghouse No. 2015041067) with
Reports, Findings of Fact, Statements of Overriding Consideration, and a
Mitigation Monitoring Program (attached as Exhibit "G").
DISCUSSION
The public engagement process that began in 2014, as described in the Garvey Avenue
Specific Plan's Chapter 1, led to the formulation of the Vision guiding the subsequent
Garvey Avenue Specific Plan:
"To revitalize the Garvey Avenue corridor from a commercial/industrial
area into a vibrant commercial, residential, and mixed-use district, with a
compliment of local and subregional serving retail, entertainment, and
service businesses, office space, and community uses, all tied together
with public improvements that create a vibrant and enjoyable pedestrian
environment."
Chapter 2 provides context and conditions. The Garvey Avenue Specific Plan is
structured around flexible, innovative, and proven approaches that ensure the area will
have adequate infrastructure and public services to support the area's transformation.
Chapter 3 builds on the foundation of the Garvey Avenue Master Plan with design and
development standards for walkability and consistently high-quality design, and
expands the spectrum of available tools for community-wide improvements under the
Community Benefits Incentives approach. Chapter 4 devotes and graphically illustrates
ideas for transformation of catalytic opportunity sites at the LA Auto Auction, Landwin
Property, and other sites, revitalization of the Alhambra Wash, and streetscape
beautification and improvements. Chapter 5 presents streetscape treatments and street
improvements options that facilitate Garvey Avenue renovation into a living street of
pedestrians, bicyclists, and sidewalk diners. Chapter 6 recommends strategies to fund
and finance the Garvey Avenue Specific Plan, and provides an Action Plan with specific
directions for the day-to-day administration and long-term management of the plan.
The Garvey Avenue Specific Plan will support the development of over 1.18 million
square feet of commercial development, 892 dwelling units (DU), and 0.77 acres of
open space. These estimates represent a realistic building of the planning area based
on an analysis of existing development that will persist through the life of the proposed
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Garvey Avenue Specific Plan plus anticipated redevelopment. Street improvements in
the Garvey Avenue Specific Plan area remodels the 100-foot wide Garvey Avenue with
street landscaping, multimodal improvements, and lane reconfigurations. Planned
restoration of a street grid system at the LA Auto Auction Site and Landwin Properties
connecting Garvey Avenue and new neighborhood streets adds to the roadway network
of the area.
The DEIR concluded that the implementation of the project will result in significant and
unavoidable environmental impacts regarding short-term construction-related and long-
term operation-related air quality and greenhouse gases, permanent increases in
ambient noise levels, and local and regional transportation systems. Overall, newer
developments are intended to be directed to the Garvey Avenue Specific Plan's GSP
and GSP-MU zone districts. Most residential development would be built almost
exclusively within the GSP-MU zone with the remainder at GSP-R/C. GSP-OS/P and
GSP-R/C will retain much of their current character while benefiting from the Garvey
Avenue Specific Plan's improved approach on urban design.
Table 1: Overview of Garvey Avenue Specific Plan Zones
DEVELOPMENT INTENSITY
MAXIMUM
Zona Description Without Community
Community Benefits
Benefits
Retail, service, public, open space,
and office businesses, with a focus
GSP on businesses that support the
Garve Avenue needs of the local community. Commercial: Commercial: 1.0
Y Stand-alone residential and mixed-
Specific Planuse are not permitted. Contains the 0.75 FAR FAR
"Catalytic Project Site" of West
Gateway Retail opportunity site.
Area: 27.10 acres
Mixed-use area with active
pedestrian and retail areas to serve
a variety of needs and stimulate a
range of environments. The
residential uses are carefully Commercial: Commercial: 1.0
GSP-MU integrated into buildings with active 0.75 FAR FAR
Garvey Avenue ground-floor commercial frontages.
Specific Plan, Stand-alone commercial and stand- Residential:25 Residential: 80
Incentivized Mixed Use alone residential uses are permitted, du/acre du/acre
as well. Includes high-quality public
parks, open spaces, and greenways. Mixed Use: 1.6 Mixed Use:3.0
Contains the "Catalytic Project Site" FAR FAR
of former LA Auto Auction and
Landwin Property.
Area: 39.50 acres _ _L
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Exists only on the Alhambra Wash;
GSP-OS/P provides for parking areas, and
Garvey Avenue planned green and open spaces.
Specific Plan,Open Part of the LA Auto Auction and N/A N/A
Space/Parking Landwin Property `Catalytic Project
Site".
Area: 0.77 acre
Stand-alone residential types and
GSP-R/C commercial uses are permitted. This Commercial:
zone represents modifications to the 0.75 FAR Commercial: 1.0
Garvey Avenue development standards of theFAR
Specific Plan, existing R-2 zoning district Residential: 30
Residential/Commercial development. Residential: 7 i du/acre
du/acre
Area: 12 acres
Garvey Avenue Specific Plan Development
Community Development Department staff managed the development of the Garvey
Avenue Specific Plan in collaboration with other key City departments to implement the
City's General Plan goals and policies for Garvey Avenue. The Rosemead General Plan
sets the framework for preparing the Garvey Avenue Specific Plan with the General
Plan providing for both private and public realm design features in the "High Intensity"
area. In August 2012, the Rosemead City Council adopted the Garvey Avenue Master
Plan supporting design criteria with the purpose of providing a foundation for Garvey
Avenue to be recognized as a vibrant corridor with clean storefronts and visible
pedestrian activity.
To create the Garvey Avenue Specific Plan vision, the Community Development
Department embarked a meaningful community engagement process through
community surveys, stakeholder interviews, and workshops. A five-person Ad Hoc
Committee drawn from the City Council, Planning Commission, Traffic Commission, and
Beautification Committee provided oversight of the project's development. The outcome
of the community engagement process created not only the vision, but also produced
eight objectives.
Garvey Avenue Specific Plan Objectives
1. Create a neighborhood "main street" that will serve as a focal point for the
neighborhoods surrounding Garvey Avenue.
2. Provide new opportunities for commercial and residential uses in mixed-use
settings.
3. Facilitate opportunities for catalytic developments that provide desired retail,
entertainment, and service businesses, employment opportunities, and support
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the local community.
4. Provide for the gradual phasing out of industrial uses that create conflicts with the
surrounding neighborhoods.
5. Support design that contributes to enhancing the character of the City and
Garvey Avenue, in particular.
6. Create "place making" public plazas, gathering spaces, parks, and parklets that
serve as focal points for the corridor.
7. Enrich the pedestrian and bicycle environment along Garvey Avenue through
well-designed and appropriately scaled paths and pleasing streetscapes.
8. Encourage investment, maintenance, and pride in the Garvey Avenue Specific
Plan area.
Project Entitlements
The Garvey Avenue Specific Plan's adoption requires an amendment to the City's
General Plan; an amendment to the Zoning Code; a zone change to adopt the Specific
Plan land uses; the approval of the Specific Plan document; and certification of the
Environmental Impact Report (EIR). Approval of the following land use actions is
consistent with the Specific Plan Implementation Action Plan.
• Specific Plan 14-01: The Garvey Avenue Specific Plan is enacted pursuant to
Sections 65450 through 65457 of the California Government Code, which
authorizes local governments with certified General Plans to prepare and adopt
specific plans.
• Zone Change 14-01 and Municipal Code Amendment 14-02: The proposed
Zone Change and Municipal Code Amendment integrates the contents of
Chapter 3 Land Use, Zoning, and Development Standards of the Specific Plan to
the Rosemead Municipal Code under the proposed sub-chapter, "Chapter 17.21-
Garvey Avenue Specific Plan Zoning District". The proposed zone change
replaces six existing zones with four new zones with their associated land uses
and development standards to guide redevelopment and new construction. Staff
crafted the zoning regulations to ensure consistency with the City's Zoning Code
to promote ease of administration. Exhibit "H" (attached in a CD) shows the
amendments made to Title 17.
• General Plan Amendment 14-01: Adoption of the Specific Plan requires the
amendments to the Rosemead General Plan; this includes: Land Use Plan
(Figure 2-1), Land Use Categories/Buildout Table (Table 2-1), land use
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definitions, General Plan and Zoning Ordinance Consistency (Table 2-5), Land
Use and Population Estimates (Table 2-6), Development and Population (Table
2-7), Future Area Intersection Levels (Table 3-3) and subsequent text, Future
Area Roadway Segment LOS (Table 3-4), Level of Service Values —
Intersections (Figure 3-2), Level of Service Values — Segment (Figure 3-3), and
Identified Intersection Approach Improvements (Figure 3-5). In addition, the
General Plan will be amended to reflect the Specific Plan densities and floor area
ratio (FAR) for all mixed-use categories. Exhibit "I" shows the amendments made
to the Land Use Element of the General Plan.
KEY SPECIFIC PLAN THEMES
Garvey Avenue Specific Plan organizes the discussion and the areas of planning under
key multi-topic themes.
Development Opportunity Sites
Chapter 4 of the Garvey Avenue Specific Plan identifies development opportunity sites
and advances scalable concepts and designs practical for the area's diverse vacant and
underutilized parcels.
• Garvey Avenue LA Auto Auction and Landwin Property Sites Mixed Use
Destination: This opportunity site includes Alhambra Wash that bisects the site.
The two abutting properties are assumed to be developed as one project despite
being under separate ownership. The combined properties have an area of 24
acres. Seven strongly recommended key design principles each accompanied by
diagram plans, are intended to prepare these large paved sites into a desirable
town square with a walkable grid of connected streets with neighborhood-serving
shops. The Alhambra Wash is planned to become a major open space amenity
as it straddles the catalytic site of the LA Auto Auction and Landwin Property.
Initial plans to add more green space on-site includes new public greenways with
the support of the development of parcels bordering Alhambra Wash to begin
restoring this natural feature and revitalize this open space amenity.
• West Gateway Specialty Retail Destination: The Garvey Avenue Specific Plan
presents the 1-acre vacant lot at 7430-7450 Garvey Avenue at the western edge
of the Garvey Avenue Specific Plan as the "West Gateway Specialty Retail
Destination". The primary design concept suggested is an all-retail, pedestrian-
friendly, small-scale mall with a central garden atrium and specialty retail shops.
In design, by fronting the street with public space and retail rather than parking, it
represents a rethinking of the typical mini-mall, both enhancing the street with
shops fronting onto a narrow gateway plaza on Garvey Avenue and offering an
indoor garden experience for the public accessing the small-scale shops inside.
The maximum developable retail space would be 29,966 square feet, of which
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the majority would be on the second floor, with the remainder in the front half of
the first floor. The building would have an FAR of 0.73.
• Prototypical Development Opportunity Sites: Prototypical Development
Opportunity Sites is an attempt to address the many parcels and small groups of
parcels along the corridor that share a similar existing condition and have similar
development opportunities and constraints. The Plan seeks to address
underutilized single or double parcels typically defined by one-story structures
sited away from street frontages with parking at the front of the property. The
proposed development scenario would be permissible on lots between 50 feet
and 350 feet in width.
Land Use Development and Design
Chapter 3 of the Garvey Avenue Specific Plan feature designs and forms that altogether
encourage high quality infill and mixed-use redevelopment of vacant lots and
underutilized properties to their highest and best use, activates and beautifies the
streets to create walkable environments, implements smarter parking management, and
illustrates high-quality landscape and streetscape design that is consistent throughout
the corridor. Standards vary by land use districts, and appropriate for the intended level
of urbanity and development desired for the two mixed-use commercial districts GSP
and GSP-MU districts.
• Development and Design: The Garvey Avenue Specific Plan's development and
design standards are intertwined to address a host of existing urban design
issues, and a more walkable vibrant Garvey Avenue. Setbacks for an urban
design perspective establishes 10-foot street frontages for residential projects,
and no minimum for nonresidential uses. Specific setbacks distances are
identified when adjacent to single-family residential zoning, or when close to
residential, school or park use. The Specific Plan creates the desired street
frontage and will improve current pedestrian circulation by limiting the amount of
curb cuts, driveways, and parking lot frontages.
The design standards augment the existing design Garvey Avenue Master Plan
guidelines. All buildings in the Specific Plan must incorporate building modulation
including the facade. Design standards regarding minimum window glazing,
ground floor design, building entrances' design treatments, and roof and skyline
forms are accompanied by graphic illustrations codifies the essential elements of
a pleasant walkable Garvey Avenue.
• Uses: The allowed land uses set the intended character for each of the land use
district. The Specific Plan's Table 3.3 includes the allowable land uses in each
zone and the appropriate permitting process. Hotels are permitted with the Auto
Auction and Landwin properties being identified in the plan as potential sites. The
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Auto Auction and Landwin sites, Park Monterey site, and all zoned GSP-MU sites
will be the major mixed-use locations within the Garvey Avenue Specific Plan
area.
To promote active nonresidential development on the ground floor, medical office
and offices are permitted on upper floors, if permitted within the zoning area.
Certain light industrial and auto-oriented commercial uses become
nonconforming with regard to the use provisions of this Garvey Avenue Specific
Plan. The Specific Plan outlines the process for nonconforming uses and
requires compliance with Specific Plan use requirements after 90 days from the
use being abandoned or discontinued.
Community Benefit Incentives
The Garvey Avenue Specific Plan introduces a menu of "Community Benefit Incentives"
to augment the City's ability to guide development projects and to assist with community
improvements on qualifying applications. The development standard tables in Chapter 3
specifies the development potential increase, and presents for the general public, City,
and developers a transparent accounting for the procedures and limitations when
exercising Community Benefits Incentives. Restrictions and/or covenants are required
to be recorded on the property to ensure the benefits or amenities provided to earn the
Community Benefit Incentive are maintained in perpetuity. Benefits can be obtained in
two ways: Affordable Housing and Senior Housing or Garvey Avenue Community
Benefit Program.
• Affordable Housing and Senior Housing: The Garvey Avenue Specific Plan
allows for an increase in permitted density in addition to existing bonuses
mandated by the state for qualifying affordable housing and senior housing
developments. If a density bonus under State Bill 1818 is granted, density or
intensity bonus associated with the provision of Community Benefits will not be
granted. The Specific Plan makes the specific findings that disallow the height
limit to exceed 75-feet. Density bonuses for residential developments shall also
apply for any residential or mixed-use buildings in the Garvey Avenue Specific
Plan area.
• The Garvey Avenue Community Benefit Program: Each community benefit type
is assigned a number of Community Benefit points as summarized below. A
project may earn points from a single or multiple categories, depending on the
project applicant's preference. The number of Community Benefit points earned
is then translated into the increased density or FAR. The tables below are
simplified versions contained in the Garvey Avenue Specific Plan.
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Table 2: Community Benefit Types and Points
Type of Benefit Provided for the Community Benefit Incentive Maximum Points
Public Open Spaces/Public Parks. Exceeding Open Space and Park Standards as set forth in
this Specific Plan or other City of Rosemead plan or document. 74
Alhambra Wash Public Park or Open Space 45
•
Public Parking 50
Lot Consolidation 35
Taller Buildings Center of Development 40
Sustainable Design 70
Alternative Energy 30
Family Friendly Development 50
Economic Feasibility Study 10
Retail Component of Mixed Use Development Sites 20
Table 3: Community Benefit Types and Points
Maximum FAR or Density Permitted with the Provision of Community Benefits
community GSP-R/C Zone GSP Zone GSP-MU Zone
Benefit Points Commercial Mixed Use
Earned FAR Density FAR FAR FAR Density
0 0.75 7 0.75 0.75 1.6 25
1-20 0.8 11 0.8 0.8 1.78 32
21-40 0.85 14 0.85 0.85 1.96 39
41-60 0.9 18 0.9 0.9 2.14 46
61-80 0.95 21 0.95 0.95 2.32 53
131-100 1.0 25 1.0 1.0 2.5 60
101-115 N/A N/A NIA 1.0 2.68 67
116-130 N/A N/A N/A 1.0 2.86 74
130 and above N/A N/A N/A 1.0 3.0 80
Open Spaces and Recreation
Just 1% of Rosemead's land area is designated for parks and open spaces, and none
are found within Garvey Avenue Specific Plan area. The designation of Alhambra Wash
as open space adds a small but vital 0.77 acre as a key component of future
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development of green and open space plan for the area. The Garvey Avenue Specific
Plan permits open space and parks in all zones, and integrates throughout its land use
regulations, streetscape improvements, and design proposals. Residential and mixed-
use developments within the Garvey Avenue Specific Plan would have to provide for
three types of open spaces: Usable Private Common Open Space, Usable Private
Open Space, and Usable Public Open Space to be provided by nonresidential
developments. Five percent of total parcel area for all zones except GSP-OS/P must be
for Usable Public Open Space. Open space is required to be public unless parcel
location does not allow public access. Additional usable public open space can be
provided as a Community Benefit and can occur in the form of plazas, recreation areas,
parks with amenities of trees and seating.
Parking Management
Parking management allows for parking policies responsive to the surrounding
community context. The Specific Plan's parking policies balance the need for adequate
parking while requiring much-needed design standards to help parking areas integrate
into the urban fabric. The following improvements to parking policies can be found in the
Plan:
• Use categories are consolidated to just restaurant, hotel, nonresidential, and
residential with these parking requirements varying across the land use districts.
The intended urban and mixed-use character of the GSP-MU allows for the
appropriate urban level of parking requirements.
• Street facing surface parking lots are prohibited; subterranean garages are
permitted.
• Bicycle parking is included to complement the planned bikeways.
A parking Community Benefit Incentive allows for parking supply replenishment of
commensurate with future business demand. Two points for every 1 standard sized
parking space can be awarded if the parking space is marked for public use and
permanently available for public use. In addition, the use must meet its minimum
number of required spaces before the Community Benefit points can be awarded for the
additional spaces.
Streetscape
Garvey Avenue is the heart of the Garvey Avenue Specific Plan area. The Garvey
Avenue Specific Plan transforms the arterial road to serve multiple purposes in addition
to car travel. The Garvey Avenue Specific Plan introduces a 5-foot wide median on
Garvey Avenue that complements other green features of the street including existing
and planned street trees and stormwater bulbout/rain gardens. The multipurpose
•
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Garvey Avenue will have sidewalks, curb parking, and bikeways increasing the livability
of the area without compromising vehicle travel. Lane restriping to create additional
through lanes, dual left turn lanes, and right turn pockets will help improve traffic flow
while accommodating new spaces. Provisions for bus riders includes the inclusion of
transit amenities within the proposed streetscape such as bus loading bays, bus
shelters, benches, and trash receptacles. Urban design elements include decorative
crosswalks, landscaping, and street furniture. Additional marked crosswalks will
enhance pedestrian connectivity along Garvey Avenue.
The design principles of the LA Auto Auction and Landwin Property Sites Mixed Use
Destination restores neighborhood streets and includes paseos, midblock crossings,
and pedestrian passageways to further break up the street grid and ensure full
pedestrian connectivity to create a walkable community destination.
Implementation and Infrastructure
Chapter 6 of the Garvey Avenue Specific Plan identifies financing strategies available to
provide infrastructure, street, and transportation improvements.
Development of the Garvey Avenue Specific Plan area will be, primarily, privately
financed by individual project developments. The Specific Plan requires Development
Impact Fees, and full of cost of infrastructure to ensure that qualifying developments
bear the "fair share" cost. The Specific Plan identifies a variety of funding, financing, and
grant opportunities and resources available. Assessment Districts and Reimbursement
Districts that include properties within the Garvey Avenue Specific Plan area are the two
locally-focused funding options that could allow the City to balance economic growth,
manage available funds, and respond to infrastructure development over time. On a
development-level, Development Impact Fees, Development Agreements, and "Adopt A
Light" Program (Tree, Bench, etc.) adds to the variety of tools for private contributions to
infrastructure upkeep and development.
The Garvey Avenue Specific Plan identifies some sewer lines in the area have
adequate short-term capacity, but the downstream sewers may have inadequate
capacity and may require improvement to accommodate the forecasted growth. As
such, this Plan calls for additional infrastructure studies to determine specific
infrastructure capacity requirements. The City has recently adopted its development
impact fee schedule for Citywide fees; implementation of additional fees unique to the
Garvey Avenue Specific Plan area would require a nexus study quantifying future
infrastructure costs and allocating them by future land use. This fee would be adopted
by Resolution, at a later date. In addition, if there are any other fee(s) determined
necessary as result of the Garvey Avenue Specific Plan, then they will also be adopted
by Resolution.
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Action Plan
The Implementation Action Plan fully implements the vision outlined in the Garvey
Avenue Specific Plan through 33 specific actions summarized by topical area and
provides a priority timeframe, primary responsibilities, cost, and potential funding
sources and partners.
Table 4: Implementation Action Plan Summary
Topical Area Action Summary
Aggressively market Garvey Avenue's strong competitive location for a
Economic Development Action variety of retail and commercial businesses
Zoning and General Plan Amendments, Garvey Avenue Master Sign
Land Use Actions Plan, Gateway Improvement monument signage and landscaping,and
street furniture design and installation
Creationuand planningifor r Reimbursement District. Several Garvey
Financing Actions Avenue intersection improvements, including the streetscape
improvements on Garvey Avenue.
Full development of bicycle and pedestrian improvements and
Infrastructure Actions amenities. Shade trees and open space planning and installation.
Various improvements, repairs, and planning for the 'wet' utilities.
Relocation of utilities. Grant funding application and nexus study for
specific plan area-focused DIF.
GENERAL PLAN CONSISTENCY
The Garvey Avenue Specific Plan was developed with the goals of Rosemead's
General Plan in mind. As such, many of the goals and policies within the Garvey
Avenue Specific Plan fulfil the General Plan's goals. Developed six years after the
General Plan, the Garvey Avenue Specific Plan also contains standards that address
2016 conditions. The table below summarizes key goals, policies, and implementation
measures from the General Plan that are addressed with the adoption of the Garvey
Avenue Specific Plan.
Table 5: General Plan Consistency of the Garvey Avenue Specific Plan
Goals General Plan How it is addressed in the
Goal/Policy/Implementation Specific Plan
Land Use Element
LU Goal 2 Expanded opportunities for concentrated By establishing the Garvey Specific Plan
commercial and industrial uses that contribute (GSP) zone and the Garvey Specific Plan
to jobs and tax revenues to the community Mixed Use (GSP-MU) zone, the City is
LU Policy 2.6 Rigorously enforce property maintenance expanding opportunities for business
standards for commercial and industrial development through the zones' flexibility
properties__ to accommodate building spaces to
LU Policy 2.8 Encourage the reconfiguration and diverse business needs. This has the
development of neighborhood shopping potential to create more jobs, as stated in
centers by offering modified development LU Goal 2.1. Change and maintenance
standards, more intense FAR,and other tools will be encouraged through amortization
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of nonconforming uses within the Specific
Plan area.To encourage modification and
new development, the new zones raise
the corridors maximum nonresidential
FAR range to 0.75 (commercial) - 3.0
(mixed use),from the General Plan's 0.33
(commercial)-1.6(mixed use).
Circulation Element
C Policy 1.7 Identity appropriate improvements to the Del The Garvey Avenue Specific Plan
Mar Avenue at Garvey Avenue intersection proposes a roadway lane configuration
for the relief of congestion, while supporting (Figure 5.1 in the SP) to better-
transit use and walking, as individual area accommodate different users (bike,
mixed use develoiments are received pedestrian, vehicle). These proposed
C Policy 4.1 Private and public parking shall be provided changes include:
in sufficient amount to adequately meet local A raised, separated bikeway with
needs and to minimize congestion on arterial landscaped buffer or barrier to delineate
streets bicycle/pedestrian space
C Action 2.2 Conduct a study of the potential for the Restriping to create additional through
inclusion of bicycle lanes along major lanes and dual lett turn lanes and right
roadway corridors. turn pockets
Resource Management Element
RM Goal Provide high-quality parks, recreation, open The Garvey Avenue Specific plan
space facilities to meet the needs of all establishes the OSP Open Space/Parking
Rosemead residents. zone. Within this zone, the Alhambra
RM Policy 1.3 Look for opportunities to establish public I Wash is envisioned to become a major
parks and other usable open space areas in open space amenity. By encouraging
those parts of Rosemead underserved by development of greenspace and allowing
• such facilities parking,the development of much needed
RM Goal 2 Increase greenspace throughout Rosemead open-space and recreation along the
to improve community aesthetics, encourage Wash will be encouraged.
pedestrian activity, and provide cooling
benefits_
GARVEY AVENUE SPECIFIC PLAN ERRATA
The August 2016 Draft Garvey Avenue Specific Plan is proposed to be revised as
shown in the two errata tables in Exhibit "Y. The changes reflect proposed revisions
based on the Garvey Avenue Specific Plan Ad Hoc Committee's direction received on
July 24, 2017. Prior to the Final Garvey Avenue Specific Plan's publication, the
document will be thoroughly reviewed for a final time. If additional typographical errors
are found, the typographical errors will be corrected.
MUNICIPAL CODE REQUIREMENTS
Specific Plan
The Garvey Avenue Specific Plan is initiated and adopted consistent with the
requirements State Government Code Sections 65450 through 65457, and Rosemead
Municipal Code Section 17.150.
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January 17,2018
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General Plan, Zone Change, and Zoning Code Amendments
Rosemead Municipal Code Section 17.152 requires the same procedures and findings
for amendments to the General Plan, Zoning Map and Zoning Code. The project
amends all three simultaneously along with the adoption of the Garvey Avenue Specific
Plan to ensure broad consistency of all planning regulations in the Garvey Avenue
Specific Plan area. Per Rosemead Municipal Code Section 17.152.060, amendments to
General Plan, Zoning Map, and Zoning Code may be approved only if all the following
findings are first made, as applicable to the type of amendment.
General Plan: Per Rosemead Municipal Code Section 17.152.060(A), below are the
required findings for General Plan Amendments.
1. The amendment is internally consistent with all other provisions of the General
Plan.
The proposed amendment is internally consistent with all other provisions of the
General Plan in that General Plan Amendment 14-01 is limited to updates to
certain figures, tables, text, and terms to insure consistency between the City's
General Plan and the Garvey Avenue Specific Plan and does not amend Goals,
Objectives and Policies of the General Plan. General Plan Amendment 14-01 is
consistent with the 2010 Rosemead General Plan and specifically implements
Goals contained in the Land Use, Circulation, Resource Management, Noise and
Housing Elements.
2. The proposed amendment will not be detrimental to the public interest, health,
safety, convenience or welfare of the City.
The proposed amendment will not be detrimental to the public interest, health,
safety, convenience, or welfare of the City in that General Plan Amendment 14-
01 is limited to updates to certain figures, tables, text and terms within the 2010
Rosemead General Plan and does not directly result in physical improvements.
Each individual development or redevelopment of parcels within the Garvey
Avenue Specific Plan area will be subject to subsequent environmental review
and analysis for any potential impacts to the public's health, safety, convenience
or welfare. Final Program EIR (SCH No. 2015041067) was prepared to study the
potential environmental impacts that may result from implementation of the
Garvey Avenue Specific Plan and when certified, includes the adoption of a
Mitigation Monitoring Program, reducing any impacts to a less than significant
effect.
3. The affected site is physically suitable in terms of design, location, operating
characteristics, shape, size, topography, and the provision of public and
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January 17,2018
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emergency vehicle access, and public services and utilities and is served by
highways and streets adequate in width and improvement to carry the kind and
quantity of traffic the proposed use would likely generate, to ensure that the
proposed use(s) and/or development will not endanger, jeopardize, or otherwise
constitute a hazard to the property or improvements in the vicinity in which the
property is located.
The affected site is physically suitable as the physical area that is the subject of
General Plan Amendment 14-01 encompasses the 1.2-mile portion of Garvey
Avenue between the City's border with Monterey Park at New Avenue, and
Charlotte Avenue. The area is an established commercial corridor of Rosemead,
with long-standing residential communities where vacant and underutilized
parcels can support development of over 1.18 million square feet of commercial
development, 892 dwelling units (DU), and 0.77 acres of open space. Although
General Plan Amendment 14-01 does not directly result in development projects,
implementation of provisions within the companion governing document, the
Garvey Avenue Specific Plan, contains regulations and standards to ensure that
each project developed or redeveloped does not endanger, jeopardize, or create
hazards to properties or improvements; and is carried out consistent with
infrastructure funding, maintenance strategies, and all public right-of-way
improvements.
Zone Change and Zoning Code Amendment: Per Rosemead Municipal Code Section
17.152.060(B), below are the required findings for all Zoning Code and Zone Change
(Zoning Map) Amendments.
1. The proposed amendment is consistent with the General Plan and any applicable
specific plan.
The proposed amendments are consistent with the General Plan in that the City
Council approved General Plan Amendment 14-01 by separate Resolution and
that amendment is limited to updates to certain figures, tables, text and terms to
insure consistency between the City's General Plan and the Garvey Avenue
Specific Plan and does not amend Goals, Objectives and Policies of the General
Plan. With the approval of General Plan Amendment 14-01; both Municipal
Code Amendment 14-02 and Zone Change 14-01 are consistent with the 2010
Rosemead General Plan and specifically implements Goals contained in the
Land Use, Circulation, Resource Management, Noise and Housing Elements.
2. The proposed amendment will not be detrimental to the public interest, health,
safety, convenience, or welfare of the City.
The proposed amendments will not be detrimental to the public interest, health,
safety, convenience, or welfare of the City in that Municipal Code Amendment
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January 17,2018
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14-02 is limited to updates to the Zoning Ordinance text and Zone Change 14-01
updates the official Zoning Map, neither of which directly result in physical
improvements. Each individual development or redevelopment of parcels within
the Garvey Avenue Specific Plan area will be subject to subsequent
environmental review and analysis for any potential impacts to the public's
health, safety, convenience or welfare. Final Program EIR (SCH No.
2015041067) was prepared to study the potential environmental impacts that
may result from implementation of the Garvey Avenue Specific Plan (Specific
Plan 14-01) and when certified, includes the adoption of a Mitigation Monitoring
Program, reducing any impacts to a less than significant effect.
3. Additional finding for Zoning Code Amendments. The proposed amendment is
internally consistent with other applicable provisions of this Zoning Code.
The proposed Municipal Code Amendment 14-02 to Title 17, will modify
sections of the Zoning Code applicable to implementation of development or
redevelopment of parcels specifically within the Garvey Avenue Specific Plan
area and are necessary to ensure consistency of regulations and development
standards unique to the Garvey Avenue Specific Plan without creating
inconsistencies for existing zoning districts, land uses and their respective
development standards.
4. Additional finding for Zoning Map Amendments. The affected site is physically
suitable in terms of design, location, operating characteristics, shape, size,
topography, and the provision of public and emergency vehicle access, and
public services and utilities and is served by highways and streets adequate in
width and improvement to carry the kind and quantity of traffic the proposed use
would likely generate, to ensure that the proposed use(s) and/or development will
not endanger, jeopardize, or otherwise constitute a hazard to the property or
improvements in the vicinity in which the property is located.
The proposed Zone Change 14-02 amending the official Zoning Map contains
sites that are physically suitable to development or redevelopment as the
physical properties encompass the 1.2-mile portion of Garvey Avenue between
New Avenue and Charlotte Avenue. The area is an established commercial
corridor of Rosemead, with long-standing residential communities where vacant
and underutilized parcels can support development of over 1.18 million square
feet of commercial development, 892 dwelling units (DU), and 0.77 acres of open
space. Although Zone Change 14-01 does not directly result in development
projects, implementation of provisions within the companion governing
document, the Garvey Avenue Specific Plan (Specific Plan 14-01), contains
regulations and standards to ensure that each project developed or redeveloped
does not endanger, jeopardize, or create hazards to properties or improvements;
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January 17,2018
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and is carried out consistent with infrastructure funding, maintenance strategies,
and all public right-of-way improvements.
PUBLIC NOTICE PROCESS
Pursuant to California Government Code Section 65091, the public hearing notice for
this project was published in the Rosemead Reader on January 4, 2018, as the number
of owners of real property within 300 feet of the project site(s) is greater 1,000. Lastly,
this notice was also posted in six (6) public locations, specifying the availability of the
application, plus the date, time and location of the public hearing on January 4, 2018.
Prepared by: Reviewed by: Submitted • •
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Lisa Brownfield Lily T. Valenzuela Be•- im
MIG Consultant City Planner Community Development Director
EXHIBITS:
A. Draft Garvey Avenue Specific Plan
B. Draft Environmental Impact Report (CD)
C. Final Environmental Impact Report (CD)
D. Planning Commission Resolution 18-01
E. City Council Resolution 2018-05
F. Ordinance 978
G. City Council Resolution 2018-06
H. Zoning Code Amendments to Title 17 (CD)
I. General Plan Amendments to the General Plan
J. Garvey Avenue Specific Plan Errata