Agenda packet — Artesia City Council, June 9, 2025 (part 3 of 5)

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-82 income classifications. The Housing Element, currently under review by the California Department of Housing and Community Development (HCD), quantifies the City’s housing objectives for the 2021-2029 Planning Period at 1,069 new units, distributed among income levels: 156 units for extremely-low, 312 for very low, 168 for low, 128 for moderate and 461 for above-moderate income levels.

California Housing Element law clearly sets forth the current statewide housing crisis and the obligations of California cities and counties to reduce obstacles to housing development, particularly affordable housing.46 However, even as it would be consistent with State law, the MU-O zone would allow residential development that substantially exceeds the number of dwelling units considered by the 2030 General Plan and the accompanying GPPEIR, and at substantially greater intensities: the 2030 General Plan projects a citywide buildout of 4949 dwelling units;47 the proposed MU-O could facilitate 18,000 – 22,000 units in multiple-family settings at densities ranging from 70 du/acre to 100 du/acre. 48 Moreover,
zoning ordinances and designations must be consistent with a city’s General Plan.49 Accordingly, amending the General Plan to revise land use projections, would be required for enacting the MU-O zone. SEIR Mitigation Measure LU-1 directs the City to do so, even if unmitigable environmental impacts would occur. Note that CEQA Guidelines § 15093 permits jurisdictions to take such actions and allow those impacts by adopting findings (Statements of Overriding Considerations), based on substantial evidence, that in balancing the environmental effects against a project’s potential benefits, the benefits of the project outweigh its environmental impacts.

Implementation of the MU-O zone would also accomplish the General Plan Land Use Element Community Policy CIR 4.1.1 by increasing land use intensity along Pioneer Boulevard, Artesia Boulevard, and South Street since mixed uses typically reduce the need to travel by personal vehicle for services and shopping:

Community Policy CIR 4.1: Promote and balance of residential, commercial, institutional, and recreational uses with amenities that reduce vehicle miles travelled. 50 • Policy Action CIR 4.1.1: Encourage mixed use developments that combine residential and/or commercial and recreational uses, thereby improving convenience and reducing trip generation.
• Policy Action CIR 4.1.2: Encourage infill development projects that create or support job centers and transportation nodes.
• Policy Action CIR 4.1.3: Increase residential and commercial densities around bus transit facilities and major corridors.

Community Policy LU 1.4: Ensure mixed-use developments are integrated with surrounding uses to become part of the neighborhood by utilizing cohesive architecture, lively streetscapes, interesting urban spaces, and attractive landscaping.
46 Gov. Code §§ 65580 - 65589.11, available at https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml? sectionNum=65589.5.&lawCode=GOV (accessed April 4, 2025). 47 General Plan, Table LU-4, p. 4.
48 See Appendix 2, MU-O Parcel List Excel™ Workbook, Notes page, also Sheet 1, Master List, column AM). 49 Gov. Code § 65860.
50 GPPEIR, p. 5.1-13.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-83 • Policy Action LU 1.4.1: Amend the Zoning Code to implement mixed-use zoning districts that provide development standards for mixed-use development, which should address minimum density and intensity requirements; allowable uses; horizontal and/or vertical mix of uses; building heights; and parking standards.
• Policy Action LU 1.4.2: Evaluate mixed-use projects to ensure that there is an adequate mix of uses on the site and in the area.

Even with mitigation, such as setbacks for upper stories, such new construction may not be considered “in scale” with the residential neighborhoods adjacent to Overlay Areas 1, 2, and 3, because most neighboring residential structures do not exceed two stories in height. Although future development would be subject to the MU-O development standards, and market-rate projects would be subject to City design review, development might not be consistent with neighborhood compatibility goals. SEIR Mitigation Measure LU-2 requires the City to add language to the Land Use Element of the General Plan to create an objective definition and standards for “compatibility” in light of statewide and City housing goals. This action would eliminate this inconsistency between the proposed MU-O and the General Plan.

SEIR Mitigation Measures
SEIR LU-1. Within twenty-four (24) months of certifying this SEIR, the City shall update the General Plan and growth projections to accommodate the increased land use densities and development projections resulting from enacting the MU-O.

Significance After Mitigation: Less Than Significant
City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-84 XII. MINERAL RESOURCES
Would the project:

New
Potentially
Significant
Impact
New
Mitigation
is Required
Reduced
Impact
No New
Impact/
No Impact
a) Result in the loss of availability of a known mineral resource that would be a value to the region and the
residents of the state?
☐ ☐ ☐ ☒
b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local
general plan, specific plan, or other land use plan?
☐ ☐ ☐ ☒
Impact Discussion:
a, b) No Impact. No significant mineral deposits have been identified within the MU-O Overlay Areas per the United States Geological Survey (USGS), 2014. Accordingly, the MU-O zone itself, and development in the zone, would not cause a loss of availability of a locally important mineral resource recovery site delineated on a local general plan, or other land use plan.

XIII. NOISE AND VIBRATION
Would the project result in:

New
Potentially
Significant
Impact
New
Mitigation
is Required
Reduced
Impact
No New
Impact/
No Impact
a) Generation of a substantial temporary or permanent
increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable
standards of other agencies?
☐ ☐ ☐ ☒
b) Generation of excessive ground-borne vibration or
ground-borne noise levels?
☐ ☒ ☐ ☐
c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a
plan has not been adopted, within two miles of a
public airport or public use airport, would the project expose people residing or working in the project area
to excessive noise levels?
☐ ☐ ☐ ☒
Impact Discussion:
a) No New Impact. Implementation of the MU-O zone would itself not generate excessive noise since it does not authorize any particular development project. Future development in the MU-O zone Overlay Areas; however, would involve construction activity that could produce at least temporary noise levels that exceed standards set forth in the City’s Noise Ordinance (Artesia Municipal Code Title 5, Chapter 2).

Table 22 (City of Artesia Noise Standards) shows the City’s interior and exterior noise standards.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-85 Table 2 – City of Artesia Noise Standards
Noise Zone Exterior Noise Standards Interior Noise Standards All residential
properties
Noise Level Time Period Noise Level Time Period
55 dB(A) 7:00 AM – 10:00 PM 55 dB(A) 7:00 AM – 10:00 PM 50 dB(A) 10 PM – 7:00 AM 45 dB(A) 10 PM – 7:00 AM
Source: Artesia Municipal Code, Title 5, Chapter 2.

As noted in the Project Description, the proposed MU-O zone Overlay Areas include, and are located near, noise-sensitive uses. These uses include churches, schools, the Artesia Library and Park51, and existing residential development.

The GPFEIR determined that specific development projects, while consistent with the proposed General Plan Update, could generate increases in ambient noise levels that may have a significant impact on the environment; however, with incorporation of GPPEIR Mitigation Measures NOI-1, NOI-2, NOI-3, NOI-4, and NOI-5,
52 the potential impacts were found to be less than significant. b) New Mitigation Is Required. Implementation of the MU-O zone would itself not generate excessive ground-borne vibration53 since it does not authorize any particular development project. The GPPEIR concluded that permanent significant impacts from ground-borne vibration were not anticipated, because development under the General Plan Update would primarily involve commercial and residential uses, which are not typical vibration-generators.54 However, the GPPEIR did not address temporary sources of vibration resulting from construction activities.

Future development in the MU-O zone could cause vibration during building demolition, construction, or street rehabilitation (from pavement breakers, pile drivers, jack-hammers, compaction equipment, etc.). Impacts from construction vibration can range from simple annoyance to damage to structures or interference with sensitive equipment. Although these impacts would be relatively short-term, and would end when construction is concluded, they could nonetheless be significant.

New permanent sources of vibration would be unlikely to be introduced since heavy industry or other uses typically associated with vibration would not be permitted in the MU-O area.

The City has not set forth standards or thresholds for construction-generated vibration. In the absence of a local standard, CEQA permits local agencies to use other standards, such as those from other public agencies, e.g. Caltrans or the Federal Transit Administration (FTA). 55 The Caltrans Transportation and
51 GPPEIR, Table 5.6-4, Noise Sensitive Receptors, p. 5.6-7. 52 GPPEIR, p.5.6-13.
53 Vibration is a periodic back-and-forth (oscillatory) motion of the particles of an elastic body or medium such as soil or rock, commonly resulting when almost any physical system is displaced from its equilibrium condition and allowed to respond to the forces that tend to restore equilibrium (Encyclopædia Britannica, Inc., Vibration (physics), available at https://www.britannica.com/science/vibration (accessed April 4, 2025); see also Caltrans at fn 56. 54 GPPEIR, p. 5.6-14.
55 CEQA Guidelines § 15064.7(c).

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-86 Construction Vibration Guidance Manual (April 2020)56 does not set quantitative standards, but summarizes several authorities that recommend standards for various ‘receptors,’ such as historic buildings, residential structures, bridges, etc., and identifies how to mitigate against vibration effects.57 Generally, ground-borne vibration from surface sources decreases with distance from the source, and the rate that the vibration decreases depends on various factors, especially soil characteristics.58 “Transient” vibrations, such as those caused by construction activities, are the greatest cause of annoyance to people.59 The FTA has adopted criteria for vibration impacts, expressed in units similar to sound levels, VdB, shown in Table 23 below.

Table 3 – Federal Transit Administration Vibration Impact Criteria Land Use Category Vibration Impact Level for
Frequent Events (VdB)
Vibration Impact Level for
Occasional Events (VdB)
Vibration Impact Level for
Infrequent Events (VdB)
Category 1: Buildings
where low ambient
vibration is essential for
interior operations
65 65 65
Category 2: Residences
and buildings where
people normally sleep
72 75 80
Category 3: Institutional
land uses with primarily
daytime use
75 78 83
Source: Caltrans, Transportation and Construction Vibration Manual, Table cited in fn 56.

Caltrans suggests the following thresholds for vibration damage and annoyance potential. These thresholds are expressed as peak-particle velocity (PPV) units, which are a measure of the distance per second – i.e., the speed – at which a vibratory oscillation will travel. 56 California Department of Transportation (Caltrans), Division of Environmental Analysis, Transportation and Construction Vibration Manual, April 2020, available at https://dot.ca.gov/-/media/dot-media/programs/environmentalanalysis/documents/env/tcvgm-apr2020-a11y.pdf (accessed April 4, 2025). 57 Id., pp. 21-26.
58 Id., pp. 14-16 (these pages contain mathematical explanations of vibration transmission). 59 Id., p. 22, Table 6.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-87 Table 4 – Caltrans Guideline for Vibration Damage-Potential Threshold Criteria Maximum PPV (in/sec)
Structure and Condition Transient Sources Continuous/Frequent Intermittent Sources
Extremely fragile historic buildings, ruins, ancient monuments 0.12 0.08 Fragile buildings 0.2 0.1
Historic and some old buildings 0.5 0.25
Older residential structures 0.5 0.3
New residential structures 1.0 0.5
Modern industrial/commercial buildings 2.0 0.5
Source: Caltrans, Transportation and Construction Vibration Manual, Table 19.

Table 5 – Caltrans Guideline for Vibration Annoyance-Potential Threshold Criteria Maximum PPV (in/sec)
Human Response Transient Sources Continuous/Frequent
Intermittent Sources
Barely perceptible 0.12 0.08
Distinctly perceptible 0.2 0.1
Strongly perceptible 0.5 0.25
Severe 0.5 0.3
Source: Caltrans, Transportation and Construction Vibration Manual, Table 20.

Caltrans indicates that vibration effects are most effectively reduced at their source, by adapting machinery or using alternative equipment, but that not all effects can be successfully reduced to lessthan-significant levels. 60 However, Caltrans also notes that typical construction equipment does not result in adverse impacts on people or structures.61 Accordingly, the vibration effects of a particular project should be assessed during the entitlement process, and mitigation developed as needed.

Construction activities that can cause vibration can also be scheduled to impact the fewest receptors at a time when other sources of noise and vibration may mask construction vibration. Caltrans further notes that when no physical means of reducing construction vibration are feasible, the public agency can notify the affected public about the construction and its effects. If vibration-inducing construction is expected to occur over an extended period of days, Caltrans suggests that hotel vouchers could be offered. 62 As previously noted, vibration impacts from construction would not generally rise to significant levels.

However, with this mitigation in place, direct impacts from transient vibration are anticipated to be less than significant.
60 Id., pp. 44-45.
61 Id., p. 45.
62 Id.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-88 c) No Impact. The MU-O zone Overlay Areas are not within the vicinity of a private airstrip or an airport land use plan area, because no public airports are located within two miles of the City. The MU-O zone Overlay Areas are not within the 65 dB(A) CNEL noise contour of either the Long Beach Airport (4.25 miles southwest of the City) or the Los Alamitos Army Airfield (4.4 miles south of the City). The GPPEIR63 concluded that General Plan implementation would not expose people residing or working in the City to excessive noise levels from a public airport or private airstrip.

GPPEIR Mitigation Measures
GPPEIR NOI-1 At the discretion of the City of Artesia’s Community Development Director, construction activities that may occur under the General Plan Update shall include, but not be limited to the following:
• During construction, stationary construction equipment shall be placed such that emitted noise is directed away from sensitive noise receptors.
• All construction equipment shall use available noise suppression devices and properly maintained mufflers. All internal combustion engines used in the project area shall be equipped with the type of muffler recommended by the vehicle manufacturer. In addition, all equipment shall be maintained in good mechanical condition to minimize noise created by faulty or poorly maintained engine, drivetrain, and other components. • Construction noise reduction methods (i.e., shutting off idling equipment, installing temporary acoustic barriers around stationary construction noise sources, maximizing the distance between construction equipment staging areas and occupied sensitive receptor areas, and use of electric air compressors and similar power tools, rather than diesel equipment) shall be employed where feasible. Staging of construction equipment and unnecessary idling of equipment shall be avoided whenever feasible. “Feasible,” as used here, means that the implementation of this measure would not have a notable effect on construction operations or schedule.

GPPEIR NOI-2 At the discretion of the City of Artesia’s Community Development Director, all new development that may occur under the General Plan Update shall include noise reduction design measures (i.e., attenuation barriers, double pane windows, sound attenuating building walls, incorporate architecturally attenuating features, landscaping, etc.) where conditions exceed the Noise and Land Use Compatibility Criteria “Normally Acceptable” noise exposure levels.

GPPEIR NOI-3 At the discretion of the City of Artesia’s Community Development Director, all new stationary sources shall include noise reduction practices (i.e., mufflers, well maintained mechanical equipment, etc.) where conditions exceed the regulations within the Municipal Code. In addition, areas adjacent to sensitive receptors that are in excess of the City’s Noise Ordinance (i.e., parking lots, public trash receptacles, truck delivery areas, etc.), shall implement applicable noise attenuation features (i.e., attenuation wall, mufflers, etc.).

GPPEIR NOI-4 All new development shall include noise-reduction design measures (i.e., attenuation barriers, double pane windows, sound attenuating building walls, incorporate 63 GPPEIR, p. 5.6-13.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-89 architecturally attenuating features, landscaping, etc.) where conditions exceed the Noise and Land Use Compatibility Criteria “Normally Acceptable” noise exposure levels.

GPPEIR NOI-5 All new stationary sources shall include noise-reduction practices (i.e., mufflers, well-maintained mechanical equipment, etc.) where conditions exceed the regulations within the Artesia Municipal Code. In addition, areas adjacent to sensitive receptors that would support uses or activities that would exceed the City’s Noise Ordinance standards (i.e., parking facilities, public trash receptacles, truck delivery areas, etc.) shall implement applicable noiseattenuation features (i.e., attenuation wall, mufflers, etc.).

SEIR Mitigation Measure
For proposed projects within the MU-O zone, the following mitigation measure shall apply:

NOI-6 For any proposed construction activity requiring a building permit where pile drivers, pavement breakers, jack-hammers, compaction equipment such as vibratory rollers, or other equipment typically causing ground-borne vibration will be used, applicants shall evaluate the potential of construction equipment to cause vibration that would adversely affect people or structures. If the anticipated vibration would exceed 0.5 PPV (estimated threshold for transient sources that could damage older residential structures or annoy people), then vibration-dampening measures shall be used. These may include but not be limited to:64 • Jetting with air and water to erode soil adjacent to pile placement • Pre-drilling to minimize amount of impact driving
• Using cast-in-place or auger cast piles to eliminate impact driving • Using non-displacement piles
• Using pile cushioning
• Scheduling for specific times to minimize disturbance at nearby vibration-sensitive sites • Using alternative non-impact drivers
• Using a hydraulic crusher
• Using saws or rotary rock-cutting heads to cut concrete slabs • Using hydraulic splitters to break up concrete
• Scheduling vibration-causing work to minimize disruption • Informing the public about the project and potential vibration effects • Offering hotel vouchers or temporary relocation assistance to potentially affected residents for the duration of vibration-causing activity
Significance After Mitigation: Less Than Significant
64 Id., pp. 42-45 (discussions of mitigation measures).

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-90 XIV. POPULATION AND HOUSING
Would the project:

New
Potentially
Significant
Impact
New
Mitigation
is Required
Reduced
Impact
No New
Impact/
No Impact
a) Induce substantial unplanned population growth in
an area, either directly (for example, by proposing
new homes and businesses) or indirectly (for
example, through extension of roads or other
infrastructure)?
☒ ☐ ☐ ☐
b) Displace substantial numbers of existing people or
housing, necessitating the construction of
replacement housing elsewhere?
☒ ☐ ☐ ☐
Impact Discussion:
a) New Potentially Significant Impact: Significant and Unavoidable. Implementation of the proposed MUO zone could induce substantial previously-unplanned population growth, because maximum potential development under the MU-O could result in up to 19,500 new dwelling units within the overlay boundaries in high-density multiple-family settings, as constrained by lot size and building envelopes (see Appendix 2, Notes, and Sheet 1, Columns AF and AH).

The United States Census reports that the City had 4,379 households in 2023.65 As discussed in Section XI, Land Use and Planning, the City’s General Plan anticipates 4,949 dwelling units citywide by 2035.

SCAG’s current regional growth projections for Artesia forecast 4,900 households and 17,600 individuals by 2035, and 5,000 households with 18,000 individuals by 2045, using population ratios of approximately 3.6 persons per household.
66 These are reasonably consistent with the current General Plan growth projections, and represent what the City might actually expect for future development and population growth, the units facilitated by the MU-O notwithstanding. Table PH-3 shows housing and population projections from 2012 through 2040.

The modeled 16,000 – 19,500 units could add 11,051 – 14,551 units and potentially 39,870 – 52,384 individuals to the City’s housing inventory and population, likely causing unplanned impacts to City and private utility facilities and requiring facility expansion to accommodate multiple new plumbing, sanitation, electrical, and other connections. Unplanned impacts to school facilities, park facilities could also result.

Caps on housing are currently not permitted under State housing law unless such housing presents an imminent threat to public health and safety (Gov. Code § 66300( b)(1)(B)(ii)).

As described in Section XI, Land Use and Planning, the City is obligated to accommodate its share of regional housing needs for the present planning cycle ending in 2029 (6 th Cycle Regional Housing Needs
Assessment (RHNA)), as well as for future cycles. Table PH-1 below shows the SCAG 4 th cycle RHNA
65 United States Census Bureau, QuickFacts, Artesia City, California, available at https://www.census.gov/quickfacts/fact/table/artesiacitycalifornia/PST045224 (accessed April 11, 2025) 66 Southern California Association of Governments, SubArea Forecasting, 2016-2040 RTP/SCS Final Growth Forecast by Jurisdiction, available at https://scag.ca.gov/subarea-forecasting (accessed April 4, 2025).

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-91 allocations, which required the City to plan for 131 additional units. Table PH-2 shows the 6th cycle allocations, totaling 1,069 units, including 350 very-low income units, 200 low-income units, 644 moderate-income units and 644 above-moderate-income units (see Appendix B, Sheet 1b, HEO Sites – Overlay Area (OA) Sort). When added to the 2023 U.S. Census household count,67 these units would increase the City’s number of households to 5,448, exceeding the General Plan’s projection by 499 and SCAG’s 2035 projections by 548.

Table 6 – RHNA 4th Cycle Allocation 2006-2014
Income Category Housing Allocation
Very Low 33
Low 20
Moderate 22
Above Moderate 56
Total 131
Source: City of Artesia, GPPEIR, Table 5.2-1, p. 5.2-2, available at https://cityofartesia.us/DocumentCenter/View/99/Sec0502PopulationHousingGrowth?bidId= (accessed April 4, 2025).

Table 7 – RHNA 6th Cycle Allocation 2021-2029
Income Category Housing Allocation Proposed 6th Cycle
Housing Element Units
Very Low 312 375
Low 168 212
Moderate 128 670
Above Moderate 461 670
Total 1,069 1,927
Source: Southern California Association of Governments, SCAG 6th Cycle Final RHNA Allocation Plan (7/1/21), available at https://scag.ca.gov/rhna (accessed April 4, 2025).

Table 8 – SCAG Regional Transportation Plan/Sustainable Community Strategy Forecast City of Artesia
Population Households Employment
2012 2020 2035 2040 2012 2020 2035 2040 2012 2020 2035 2040 16,600 16,900 17,600 18,000 4,500 4,700 4,900 5,000 5,000 5,300 5,600 5,800 Source: Southern California Association of Governments, 2016-2040 RTP/SCS Final Growth Forecast by Jurisdiction, available at https://scag.ca.gov/subarea-forecasting (accessed April 11, 2025). 67 Note that housing development has occurred within the City since the 2023 count, so these values represent an approximate point-in-time count but not an accurate household count for 2025.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-92 To accommodate this previously unplanned growth, the City would be required to update the 2030 General Plan and the General Plan Program EIR. Mitigation Measure SEIR LU-1 requires the City to revise the General language and growth projections. This action will likely result in determining that significant and unavoidable impacts from substantial population growth would occur. b) New Potentially Significant Impact. Temporary displacement of existing housing would occur if existing housing sites were proposed for a mixed-use project, causing socioeconomic impacts. Socioeconomic issues are outside the scope of CEQA and should be addressed in the planning staff analysis that accompanies specific development proposals. Note that the California Tenant Protection Act of 2020 (Civil Code § § 1946.2) restricts the types of permissible evictions in residential rental properties.

However, the potential displacement would likely occur because more intense housing was proposed, ultimately increasing housing availability locally. Moreover, the MU-O ordinance, § 9-2.4607(a)(2) Development Requirements and Standards, requires that 10% of new residential units in a project, or at least one unit, be reserved for households earning no more than 80 percent of Los Angeles County area median income adjusted for family size appropriate to the unit. The units must be made available at an affordable housing cost, as defined in §§ 50052.5 and 50053 of the California Health and Safety Code, and must be rented or sold in accordance with California Government Code § 65915. Additionally, the draft 6th Cycle Housing Element has designated particular sites (HEO Sites) within the overlay area for housing affordable to very-low, low, moderate, and above-moderate income level households.

Accordingly, the proposed MU-O zone would not be expected to permanently displace housing, causing housing development in other locations in or outside of the City.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-93 XV. PUBLIC SERVICES
Would the project:

New
Potentially
Significant
Impact
New
Mitigation
is Required
Reduced
Impact
No New
Impact/
No Impact
a) Result in substantial adverse physical impacts
associated with the provision of new or physically
altered governmental facilities, need for new or
physically altered governmental facilities, the
construction of which could cause significant
environmental impacts, in order to maintain
acceptable service ratios, response times, or other
performance objectives for any of the public services:
i Fire protection? ☐ ☐ ☐ ☒
ii. Police protection? ☐ ☐ ☐ ☒
iii Schools? ☐ ☐ ☐ ☒
iv. Parks? ☐ ☐ ☐ ☒
v. Other public facilities? ☐ ☐ ☐ ☒
Impact Discussion:
a) No New Impact.
i. The GPPEIR indicates that the planned General Plan buildout would likely not require new or physically altered fire protection facilities.68 However, new development under the MU-O could require constructing additional fire protection facilities to serve increased densities and building heights. Construction of new fire stations would be subject to existing building codes, stormwater regulations, and numerous other environmental protection requirements, and no new environmental impacts would be expected. Additionally, all new or redeveloped projects in the Overlay Areas would be subject to compliance with AMC Title 8 Chapter 6, Installation of Fire Hydrants and Fire Lanes, and Title 8 Chapter 7, Fire Code, which involve requirements for construction, emergency access, water mains, fire flows, and hydrants. The Los Angeles County Fire Department (LAFD), under contract to the City, would review individual projects to determine the specific fire requirements applicable to the development and to ensure compliance with these requirements. Impacts associated with installing new fire facilities would be limited to those common to other local public works construction projects, such as street widening, curb and gutter replacement, trenching for water line replacement, etc. Generally, such projects are exempt from CEQA review under CEQA Guidelines Section 15301 unless they meaningfully expand capacity. If they do expand physical capacity (new fire stations, new or expanded water lines, etc.) the applicable lead agency, such as the LAFD, would be required to evaluate the project’s environmental impacts and apply mitigation measures as required.
68 GPPEIR, p. 5.11-5.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-94 ii. The GPPEIR indicates that the planned General Plan buildout, including the Overlay Areas, would not require new or physically altered police protection facilities.69 The MU-O zone would allow development that greatly exceeds the General Plan buildout, potentially requiring new police protection facilities. However, as noted above, any new public construction would be required to comply with CEQA, building codes, stormwater regulations, and numerous other environmental protection regulations.
70 No new impacts would be anticipated.
iii. The GPPEIR indicates that buildout according to the proposed 2030 General Plan is not anticipated to require new or physically altered school facilities, in part because the ABC Unified School district has experienced declining enrollment in all area schools and shows no indication of reversal,71 reducing the urgency for any new school construction projects and alleviating capacity constraints on all area schools. However, as noted above, any new public construction would be required to comply with CEQA, building codes, stormwater regulations, and numerous environmental protection regulations. No new impacts would be anticipated. iv. The GPPEIR indicates that 2030 General Plan buildout, combined with other cumulative development, would create additional demand on existing City parks and recreational facilities due to population increases potentially leading to facility physical degradation. The City requires a perunit development impact fee (DIF) for public facilities, including parkland. Standard conditions of approval would require payment of parkland fees and/or land dedications, which would be used to offset future park users’ demands on the facilities. Although waiver of impact fees could result from affordable housing density bonus concessions, such waivers would be individually evaluated when requested with respect to City facilities’ existing conditions and the degree to which fee waivers would contribute to physical degradation. No new impacts would be anticipated. v. The County of Los Angeles Public Library provides library services to the City of Artesia at its Artesia Park facility, located at 18801 Elaine Avenue, east of MU-O zone Overlay Area 3. Although future development within the Overlay Areas would generate incremental new demand on library services, it would not likely require construction of new facilities or alteration of existing facilities, particularly as the Los Angeles County Library system uses an intra-library as well as an interlibrary loaning system, minimizing the need to create new facilities.
69 GPPEIR, p. 5.11-10.
70 City of Artesia, Development Impact Fee Schedule, available at https://www.cityofartesia.us/509/Development-ImpactFees (accessed April 11, 2025). 71 GPPEIR, p. 5.11-13.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-95 XVI. RECREATION
New
Potentially
Significant
Impact
New
Mitigation
is Required
Reduced
Impact
No New
Impact/
No Impact
a) Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial physical
deterioration of the facility would occur or be
accelerated?
☐ ☐ ☐ ☒
b) Does the project include recreational facilities or
require the construction or expansion of recreational
facilities which might have an adverse physical effect
on the environment?
☐ ☐ ☐ ☒
Impact Discussion:
a) No New Impact. Implementation of the proposed MU-O zone would itself not increase park use such that substantial physical deterioration would occur. The GPPEIR concluded that the City is deficient in parkland and that increases in population would increase pressure on existing parks. However, as noted in Section XV above, the City’s development impact fee schedule is designed to offset future park users’ demands on the facilities. Although waiver of impact fees could result from affordable housing density bonus concessions, such waivers would be individually evaluated when requested with respect to City facilities’ existing conditions and the degree to which fee waivers would contribute to physical degradation. No new impacts would be anticipated.
b) No New Impact. Implementation of the proposed MU-O zone would not create recreation facilities and by itself would not require constructing or expanding recreational facilities. While future development within the MU-O zone might include project-specific facilities like swimming pools or playground equipment, these facilities are typically small-scale and subject only to ministerial building permits. If the latter facilities were part of a discretionary project (such as a project requiring a use permit, subdivision, etc.) or developed by the City, they would be subject to a separate CEQA process.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-96 XVII. TRANSPORTATION
Note: Except as provided in CEQA Guidelines § 15064.3(b)(2) (regarding roadway capacity projects), a project's effect on automobile delay shall not constitute a significant environmental impact. See 14 CCR § 15064.3. This section relies on and incorporates by reference the City of Artesia, Mixed-Use Overlay Zone, Traffic Memorandum, dated May 13, 2021, and attached as Appendix 5.

Would the project:

New
Potentially
Significant
Impact
New
Mitigation
is Required
Reduced
Impact
No New
Impact/
No Impact
a) Conflict with a program, plan, ordinance, or policy
addressing the circulation system, including transit,
roadway, bicycle, and pedestrian facilities?
☐ ☐ ☐ ☒
b) Conflict or be inconsistent with CEQA Guidelines §
15064.3, subdivision (b) (Criteria for Analyzing
Transportation Impacts)?
☐ ☐ ☐ ☒
c) Substantially increase hazards due to a geometric
design feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
☐ ☐ ☐ ☒
d) Result in inadequate emergency access? ☐ ☐ ☐ ☒
Impact Discussion:
a) No New Impact. Implementation of the MU-O zone would not conflict with programs or plans concerning the City’s circulation system, as the system was designed for residential and commercial use in the Overlay Areas. Nothing in the MU-O zone development standards interferes with the City’s ability to improve bicycle or pedestrian facilities, and incorporating a mix of residential and commercial uses provides opportunities to enhance bicycle and pedestrian facilities.

The GPPEIR determined that specific development projects, although consistent with the proposed General Plan Update, could conflict with a plan, ordinance, or policy addressing the circulation system. However, the GPPEIR concluded that with incorporation of the Mitigation Measures TR-1 and TR-2 below, the potential impacts are less than significant.

CEQA § 21099(b)(2) now directs that “automobile delay, as described solely by level of service or similar measures of vehicular capacity or traffic congestion shall not be considered a significant impact on the environment” (emphasis added). While the City can apply conditions of approval to a discretionary project that are consistent with the GPPEIR mitigation measures, the City is not permitted under CEQA to consider traffic congestion as an environmental impact, or to adopt mitigation measures in a CEQA document to address automobile delay.

The MU-O ordinance requires a minimum number of bicycle parking spaces for new retail and residential uses, consistent with GPPEIR Community Policy CIR 5.2, “Encourage bicycling as an alternative mode of transportation in the City” and Community Policy Action CIR 5.2.2, “Encourage existing and new major traffic generators to incorporate facilities, such as bicycle racks and showers, into the development.” Moreover, the MU-O zone would facilitate increased density around existing commercial services, promoting walking as an alternative transportation choice for residents, City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-97 consistent with Community Policy Action CIR 4.2.4, “Encourage alternate modes of transportation, including but not limited to light rail, vanpooling, carpooling, pedestrian walkways, [or] bicycling …” Finally, consistent with Community Policy Action CIR 5.1.1, “Explore development of City shuttle system using fuel-efficient/alternative fuel vehicles,” the City has recently instituted a free electric bus that operates Thursdays through Saturdays, circulating the downtown area. 72 Development
within the MU-O zone would be directly capable of using this service.

Given the above discussion, adoption of the MU-O ordinance would not conflict with plans, policies, or programs. No new impacts are anticipated.
b) No New Impact. Implementation of the MU-O zone would not be inconsistent with CEQA Guidelines Section 15064.3, Determining the Significance of Transportation Impacts, because development of mixed-use projects with residential and commercial uses in the same structures, and increased density overall along the City’s principal commercial corridors, would reduce the need to travel by vehicle, as residents could walk/bicycle to restaurants, services, and retail uses.

The qualitative analysis of VMT for this project was performed for the following reasons:
• The MU-O zone would substantially increase residential density around the City’s downtown core.
• There is no accurate way to determine the future development mix within the MU-O Zone.

Future development combinations would require following the MU-O and the City’s development standards, allowable uses, and requirements for conditional use permits but the actual mix of uses in future developments is unknown.
• None of the principal arterials in the MU-O zone that are served by bus lines (South St., 183rd St., Pioneer Blvd.), are considered “high-priority transit corridors,” as none are serviced by bus lines with intervals of 20 minutes or less. The City of Artesia operates a local bus with 40-45 minute intervals.73 Generally, the increased density of mixed-use developments within the MU-O Zone will tend to reduce the VMT along the roadway corridors within the MU-O Zone because more “customers” would live or work within convenient walking distances to services and retail establishments. Increasing development intensity may ultimately lead the regional transit agencies to proportionately increase service along transit routes serving the City - and as discussed in Section III, Air Quality, the West Santa Ana Branch of the Los Angeles Metro system proposes a light rail station near Pioneer Boulevard and 187th Street. The future availability of this station is expected to reduce overall VMT substantially.

Given the above discussion, implementation of the MU-O zone is consistent with both State and local goals for reducing VMT. No new impacts would be anticipated. c) No New Impact. Implementation of the MU-O zone would not substantially increase hazards related to roadway design features or incompatible uses, simply because the roadways within the MU-O overlay already exist in a modified grid pattern, and would not be reconstructed with MU-O implementation.
72 City of Artesia, Transportation, available at http://www.cityofartesia.us/189/Transportation (accessed April 11, 2025). 73 Id.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-98 d) No New Impact. Implementation of the MU-O zone would not interfere with emergency access, because future construction would be limited to existing parcels, and would not close roads or reduce roadway dimensions post-construction. No impacts to emergency access are anticipated.

GPPEIR Mitigation Measures
GPPEIR TR-1 The City shall monitor traffic growth along Pioneer Boulevard (SR-1 to Artesia Boulevard) and Norwalk Boulevard (south of South Street) on an ongoing basis, in order to determine timing for implementation of the improvements necessary to achieve a LOS D or better.

GPPERI TR-2 To the extent that future development contributes to the need for improvements to Pioneer Boulevard (SR-1 to Artesia Boulevard) and Norwalk Boulevard (south to South Street), a fair-share contribution to the cost of the improvements shall be made a condition of approval for future developments.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-99 XVIII. TRIBAL CULTURAL RESOURCES
New
Potentially
Significant
Impact
New
Mitigation
is Required
Reduced
Impact
No New
Impact/
No Impact
a) Would the project cause a substantial adverse change in the significance of a tribal cultural resource,
defined in Public Resources Code § 21074 as either a
site, feature, place, cultural landscape that is
geographically defined in terms of the size and scope
of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that
is:
☐ ☐ ☐ ☒
i. Listed or eligible for listing in the California
Register of Historical Resources, or in a local
register of historical resources as defined in
Public Resources Code section 5020.1(k), or
☐ ☐ ☐ ☒
ii. A resource determined by the lead agency, in
its discretion and supported by substantial
evidence, to be significant pursuant to criteria
set forth in subdivision (c) of Public Resources
Code § 5024.1. In applying the criteria set forth
in subdivision (c) of Public Resource Code §
5024.1, the lead agency shall consider the
significance of the resource to a California
Native American tribe.
☐ ☐ ☐ ☒
Background and Regulatory Setting
CEQA Section 21073 defines “California Native American Tribe” as “a Native American tribe located in California that is on the contact list maintained by the Native American Heritage Commission for the purposes of Chapter 905 of the Statutes of 2004.” Additionally, CEQA Section 21074 defines “tribal cultural resources” as either of:
(1) Sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe that are either of the following:

A. Included or determined to be eligible for inclusion in the California Register of Historical Resources.

B. Included in a local register of historical resources as defined in subdivision (k) of Section 5020.1.
(2) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Section 5024.1.

In applying the criteria set forth in subdivision (c) of Section 5024.1 for the purposes of this paragraph, the lead agency shall consider the significance of the resource to a California Native American tribe.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-100 Arising from Assembly Bill 52 (AB 52, Gatto, 2014), CEQA Section 21080.3.1(b) requires that “prior to releasing a negative declaration, mitigated negative declaration or environmental impact report, public agencies must consult with California Native American Indian tribes that are traditionally and culturally affiliated with the geographic area of the proposed project if: (1) the California Native American tribe requested to the lead agency, in writing, to be informed by the lead agency through formal notification of proposed projects in the geographic area that is traditionally and culturally affiliated with the tribe, and (2) the California Native American tribe responds, in writing, within 30 days of receipt of the formal notification, and requests the consultation.” Section 21080.3.1(d) further requires that agencies formally notify designated representatives of California Native American tribes who have requested such notification about projects that the agency plans to undertake (such as road construction) or about entitlement applications the agency is considering. This notification must take place within 15 days of a determination to proceed with the public project or upon determining that a private development application is “complete” per the requirements of the Permit Streamlining Act. The interested California Native American tribe must tell the agency within 30 days of receiving the notification that it desires a formal “consultation,” and the lead agency in turn must begin the consultation process within 30 days of receiving a tribe’s request.

The statute does not set forth procedures for CEQA documents that tier from an earlier-adopted document, such as supplements to EIRs or Negative Declarations, addenda, or subsequent documents per CEQA Guidelines Section 15160 et seq.

Impact Discussion:
a) No New Impact.
i. The parcels in the MU-O Overlay Areas are currently developed sites with the exception of ten acres of vacant land.74 The ten acres are comprised of separate parcels ranging in size from 0.01 to 1.06 acres in size and all parcels are surrounded by urban development, roadways, and utility infrastructure. As discussed in Section V, Cultural Resources, there is one parcel located in Overlay Area 2, at 18641 Corby Avenue that is zoned “Historic District” and is occupied by Old Station 30.

This historic fire station is not a tribal resource.
“Tribal Cultural Resources” was not a separate impact category under CEQA when the GPPEIR was prepared in 2010; however, in compliance with Government Code § 65352.3, the City requested that the Native American Heritage Commission (NAHC) conduct a Sacred Lands search, which revealed none near or within the City.75 However, the search indicated that there were Native American resources within the nearby La Habra quadrangle, however, and the City subsequently contacted tribal representatives. Additionally, the GPPEIR noted that artifacts attributed to the San Gabrielino Indians were discovered when Bloomfield Park was constructed in the City of Lakewood, approximately two miles south of Artesia.76 Accordingly, it is reasonable to assume that previously undiscovered artifacts or human remains could be unearthed during development. GPPEIR Mitigation Measures CR-1, CR-2, and CR-3,
77 included in Section V above, would apply to
development within the MU-O area.
74 See Appendix 2, Sheet 1l, Vacant Parcels.
75 GPPEIR, p. 5.10-2.
76 Id., p. 5.10-6.
77 Id., p. 5.10-11.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-101 The City of Artesia notified interested tribal groups in 2022 with the original circulation of this document. No tribal resources were identified at that time. ii. A Cultural Resources Technical Report78 prepared for a proposed project on Gridley Road at 183rd St. (western Overlay Area 3 proximity) found no evidence of archaeological resources, cemeteries or other evidence directly indicating the presence of tribal cultural resources. In November 2016, the Native American Heritage Commission (NAHC) conducted a search of the Sacred Lands File to identify archaeological or cultural resources in the proximity of Overlay Areas. No Native American resources were identified. Nevertheless, the potential to disturb tribal cultural resources within the Overlay Areas remains since the possibility that buried historic period archaeological resources may still exist below the ground surface of the developed and vacant parcels located in the Overlay Areas. As such, any inadvertent damage to significant pre-historic archaeological resources and historic-period archaeological resources during site grading and excavation represents a potentially significant impact. However, as discussed in Section V, Cultural Resources, with inclusion of GPPEIR Mitigation Measures CR-1, CR-2, and CR-3 as part of the MU-O zone development standards, impacts related to accidental discovery of tribal resources would be reduced to less than significant levels.

GPPEIR Mitigation Measures
See GPPEIR Mitigation Measures CR-1, CR-2, and CR-3 listed in Section V above.

Significance After Mitigation: Less Than Significant
78 Rincon Consultants, Inc., Artesia Live II Project, Cultural Resources Technical Report, dated November 2016. (incorporated herein by reference; available at the City of Artesia Planning Department).

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-102 XIX. UTILITIES AND SERVICE SYSTEMS
Would the project:

New
Potentially
Significant
Impact
New
Mitigation
is Required
Reduced
Impact
No New
Impact/
No Impact
a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or
storm water drainage, electric power, natural gas, or
telecommunications facilities, the construction or
relocation of which could cause significant
environmental effects?
☒ ☐ ☐ ☐
b) Have sufficient water supplies available to serve the project and reasonably foreseeable future
development during normal, dry, and multiple dry
years?
☒ ☐ ☐ ☐
c) Result in a determination by the wastewater
treatment provider, which serves or may serve the
project that it has adequate capacity to serve the
project’s projected demand in addition to the
provider’s existing commitments?
☒ ☐ ☐ ☐
d) Generate solid waste in excess of state or local
standards, or in excess of the capacity of local
infrastructure, or otherwise impair the attainment of
solid waste reduction goals?
☒ ☐ ☐ ☐
e) Comply with federal, state, and local management
and reduction statutes and regulations related to
solid waste?
☐ ☐ ☐ ☒
Impact Discussion:
a) New Potentially Significant Impact. As discussed in Section XIV, Population and Housing, development within the MU-O zone could substantially exceed General Plan and regional growth projections; accordingly, enacting the MU-O ordinance could result in re-constructing or enlarging existing infrastructure facilities. The degree of impact cannot be predicted with accuracy since the MU-O itself would not construct infrastructure-requiring development. Development under the MU-O would likely occur incrementally, allowing facilities to “catch up.” Although any large-scale expansion of infrastructure facilities would be subject to independent environmental review and mitigation measures, it is possible that future cumulative demand could require new, expanded facilities.

The GPPEIR concluded that development under the General Plan growth projections would not result in significant individual or cumulative impacts associated with water supply or water supply systems, water treatment systems, wastewater treatment and conveyance systems, electric power facilities, storm water facilities or natural gas facilities.79 If expanded capacity was required for any of these systems, 79 GPPEIR, § 5.12, Utilities and Service Systems; § 5.8, Hydrology and Water Quality, p. 5.8-17.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-103 such expansion would be subject to individual CEQA review and any impacts mitigated as necessary.

However, there is a potential that the cumulative growth facilitated by the MU-O, as well as cumulative regional growth in excess of the SCAG’s projections, would result in demand that could not be met without significant environmental impacts. Accordingly, the presently-unquantifiable impacts associated with the construction of new public infrastructure should be considered significant and unavoidable. b) New Potentially Significant Impact. The Golden State Water Company’s Artesia System (GSWC Artesia) is located in Los Angeles County and serves most of the Cities of Artesia and Hawaiian Gardens, a portion of the City of Lakewood east of the San Gabriel River, and small portions of the City of Long Beach, City of Cerritos, and the City of Los Alamitos in Orange County. GSWC’s 2020 Urban Water Management Plan (UWMP) assesses water supply reliability through 2045. Based on adjudicated groundwater rights in the Central Basin, availability of leased groundwater, conjunctive use storage programs, Central Basin Municipal Water District (CBMWD), the Metropolitan Water District of Southern California (MWD) conservation-derived supply, the availability of recycled water from the CBMWD, and the potential for future desalinated water purchased from MWD, the UWMP concludes that water supply will be 100-percent reliable through 2045. 80 During drought or dry years, all water users would be required to comply with water restrictions issued by the state of California and by the City.

Golden State Water Company and all water suppliers in California are required to update their respective UWMPs every five years in compliance with the Urban Water Management Planning Act (Ca.

Water Code § § 10610 through 10657). The UWMPs are based on SCAG’s regional growth projections.81 As discussed previously, the growth anticipated by the MU-O would substantially exceed both General Plan and regional growth projections, and thus may exceed the projected reliability of water supply.

Although development would occur incrementally, cumulative development could result in presentlyunquantifiable significant and unavoidable impacts. c) New Potentially Significant Impact. The city of Artesia owns the local sewer system consisting of approximately 31 miles of gravity flow sewer pipelines that are maintained by the Los Angeles County Department of Public Works Sewer Maintenance Division (LACSMD). The Los Angeles County Sanitation Districts (LACSD) plan and project sewer system capacity. The LACSD Sewer System Management Plan (SSMP), based on land use and population projections,82 was adopted in 2018, covers the consolidated Sewer Maintenance Districts (CSMD) that serve a population of more than 5.6 million people within the County unincorporated area and 37 CSMD cities.83 The SSMP identifies any deficiencies in the existing mainline sewer system, recommends alternatives to eliminate deficiencies, prioritizes deficient reaches for upgrades, and provides the City with a basis on which to build a future infrastructure management system.
80 Golden State Water Company, 2020 Urban Water Management Plan (July 15, 2021), pp. 3-1 – 3-17, available at https://www.gswater.com/urban-water-management-plan (accessed April 16, 2025). 81 Id.
82 Los Angeles County Sanitation Districts, Sewer System Management Plan (SSMP), p. 24, available at https://www.lacsd.org/documents/wastewater-publications-reports/sewer-system-management-plan-ssmp (accessed April 16, 2025).
83 Id., p. 3.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-104 The GPPEIR indicated that planned growth envisioned in the 2030 General Plan (which includes the Overlay Areas) could be accommodated within the existing wastewater treatment infrastructure, which at the time the City adopted the 2030 General Plan, was operating at a maximum 74 percent capacity.84 As stated previously, projected development under the MU-O would greatly exceed General Plan and regional growth projections, potentially leading to capacity deficiencies and potential overflow conditions. Although development would occur incrementally, cumulative development could result in presently-unquantifiable significant and unavoidable impacts. d) New Potentially Significant Impact. CR&R Inc., under contract with the City of Artesia, provides weekly residential, commercial, and industrial refuse and recyclables collection, including green waste. Solid waste generated from the City is disposed at two District facilities which include the Commerce Refuseto-Energy Facility (CREF) located at 5926 Sheila Street in the City of Commerce; and the Puente Hills Materials Recovery Facility (PHMRF) located at 2808 Workman Mill Road in the City of Whittier. CREF is permitted to accept up to 1,000 tons per day, not to exceed 2,800 tons per week. The PHMRF is permitted to accept 4,400 tons per day, not to exceed 24,000 tons per week of municipal solid waste.

With the closure of the Puente Hills Landfill in 2013, the District has implemented a “waste-by-rail” system by using trains to transport waste to remote landfills. With the operation of the Mesquite Regional Landfill in Imperial County and future completion of the Puente Hills railyard facility as part of the existing PHMRF, this intermodal approach to waste hauling will expand solid waste capacity within the District service boundaries.

The Mesquite Regional Landfill has a total capacity of 600 million tons. Currently, the Mesquite Landfill is permitted to accept up to 20,000 tons of municipal solid waste per day from Southern California counties with an expected project life of approximately 100 years based on regional growth projections.

However, as discussed above, projected development under the MU-O would greatly exceed General Plan and regional growth projections, potentially causing the District’s solid waste facilities and/or conveyance systems to exceed their daily permitted capacities. Although development would occur incrementally, cumulative development could result in presently-unquantifiable significant and unavoidable impacts.
d) No New Impact. Compliance with applicable statutes and regulations related to solid waste is not anticipated to be affected by adoption of the MU-O ordinance or future development in the MU-O area, because the City Building Department, the LACFD, the SCAQMD, and other regulatory agencies are tasked with enforcing these regulations and would be either issuing and inspecting development permits or responding to complaints of violations during project construction. Likewise, Except as discussed under Section III, Air Quality, incremental development under the MU-O, even if it exceeds growth projections, is expected to have the ability to comply with regulations for solid waste management.
84 GPPEIR, p. 5.12-25.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-105 XX. WILDFIRE
If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project:

New
Potentially
Significant
Impact
New
Mitigation
is Required
Reduced
Impact
No New
Impact/
No Impact
a) Substantially impair an adopted emergency response
plan or emergency evacuation plan? ☐ ☐ ☐ ☒
b) Due to slope, prevailing winds, and other factors,
exacerbate wildfire risks, and thereby expose project
occupants to pollutant concentrations from a wildfire
or the uncontrolled spread of a wildfire?
☐ ☐ ☐ ☒
c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency
water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
☐ ☐ ☐ ☒
d) Expose people or structures to significant risks,
including downslope or downstream flooding or
landslides, as a result of runoff, post-fire slope
instability, or drainage changes?
☐ ☐ ☐ ☒
Impact Discussion:
a, b, c, d) No New Impact. The City of Artesia, including the proposed MU-O zone, is located in a fully urbanized area in the coastal plain of the Los Angeles Basin and is not within a or near a state responsibility area or lands classified as very high fire hazard severity zones. 85 The nearest area
supporting natural open space/fire-prone vegetation is the open space surrounding La Habra Heights, approximately eight miles northeast of the City. Continuous urban development occupies the land area between Artesia and La Habra Heights; Artesia’s surrounding cities of Cerritos and Norwalk are also entirely urbanized. Accordingly, risks associated with wildfire in the City generally are anticipated to be minimal. The California Department of Forestry and Fire Protection (CAL FIRE) website and 2024 Incident Archive, which includes incidents managed by CAL FIRE and other partner agencies, does not show any wildland fires in Artesia, Cerritos, or Norwalk for 2024.86 85 The City is in a “Local Responsibility Area,” not a State Responsibility Area. See Calfire, Fire Hazard Severity Zones, available at https://osfm.fire.ca.gov/what-we-do/community-wildfire-preparedness-and-mitigation/fire-hazard-severityzones (accessed April 16, 2025). 86 Source: CAL FIRE https://www.fire.ca.gov/incidents/2024 (accessed April 16, 2025).

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-106 XXI. MANDATORY FINDINGS OF SIGNIFICANCE
New
Potentially
Significant
Impact
New
Mitigation
is Required
Reduced
Impact
No New
Impact/
No Impact
a) Does the project have the potential to substantially 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 selfsustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number,
or restrict the range of a rare or endangered plant or
animal or eliminate important examples of the major
periods of California history or prehistory?
☐ ☐ ☐ ☒
b) Does the project have the potential to achieve shortterm environmental goals to the disadvantage of long-term environmental goals?
☐ ☐ ☐ ☒
c) Does the project have impacts that are individually
limited, but cumulatively considerable?
(“Cumulatively considerable” means that the
incremental effects of a project are considerable when
viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.)
☒ ☐ ☐ ☐
d) Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly?
☐ ☐ ☐ ☒
Discussion:
a) No New Impact/No Impact. As shown in Parts I-XX above, the proposed MU-O zone does not have the potential to significantly 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 or eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory. The project area is located within a highly-developed urbanized area without native habitat and vegetation. There are potential impacts to hidden/undiscovered cultural resources, but these are adequately reduced to less than significant levels by mitigation measures contained in the General Plan Final Environmental Impact Report and the additional mitigation measures outlined throughout this document.
b) No New Impact/No Impact. As shown in Parts I-XX above, the proposed MU-O zone would not be anticipated to achieve short-term environmental goals at the expense of long-term environmental goals, simply because the proposed overlay zone is designed to accomplish long-term environmental goals, including but not limited to reducing VMT, increasing land-use efficiency, incentivizing new transit services, and increasing “walkability” within the City.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-107 c) Significant and Unavoidable. As shown in Parts I-XX above, the proposed MU-O zone, , would not generate impacts that are individually limited, but cumulatively considerable, except for air pollutants and greenhouse gas emissions. As discussed throughout the document, project buildout would substantially exceed the 2030 General Plan and SCAG growth projections with respect to housing units and population. Incremental impacts resulting from development and operation of future development within the MU-O zone overlay areas include generation of air pollutants and greenhouse gases, increased use of domestic water, energy consumption, generation of wastewater and solid waste, and short-term construction noise impacts. The analysis concluded that except for greenhouse gas emissions and potential impacts associated with upgrading public utility infrastructure, these incremental impacts were anticipated by the GPPEIR. Most impacts would be less than significant or can be mitigated to a less than significant level.

The GPPEIR concluded that cumulative air quality and GHG impacts from new development could not be mitigated to less than significant levels and would remain significant and unavoidable. Since development under the MU-O could exceed the development intensity that the GPPEIR evaluated, air quality and GHG impacts from development under the MU-O would likely be greater even with ongoing emissions controls and adoption of green technologies, including zero-emission automobiles. Because GHG-emission thresholds have evolved since the GPPEIR was adopted, mitigation measures are incorporated in this SEIR to reduce greenhouse gas emissions from new development in compliance with the CARB 2022 Scoping Plan. Again, because development under the MU-O would substantially exceed growth projections, cumulative impacts to public utility capacity would also be significant and unavoidable.
d) No New Impact/No Impact. As shown in Parts I-XX above, establishing the MU-O zone and allowing future development according to the MU-O development standards would not be anticipated to result in substantial adverse effects on human beings. While there would be a variety of short-term effects during future construction in the MU-O zone overlay area related to noise, air quality, and greenhouse gases, these impacts would be less than significant based on compliance with applicable regulatory requirements and established impact thresholds, as well as the prescribed mitigation measures.

However, cumulative long-term effects would include emission of air pollutants in a non-attainment area, greenhouse gas emissions, and impacts to public utility capacity. As noted in (c) above, these latter impacts would be significant and unavoidable.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-108

LIST OF APPENDICES
Appendix 1: Draft Mixed-Use Overlay Zone Ordinance
Appendix 2: MU-O Parcel List Excel™ Workbook
Appendix 3: Urbanisms, Shade/Shadow Analyses for Artesia Overlay District Project, Artesia, California (June 8, 2020, and December 2023)
Appendix 4: Willdan, VMT Memorandum (May 24, 2021)
City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-109 2030 GENERAL PLAN EIR MITIGATION MEASURES TO BE ADDED TO THE MU-O ORDINANCE DEVELOPMENT

STANDARDS
CR-1 Prior to any excavation and grading activities of any future development project on a previously undeveloped property, a professional archaeologist shall be retained to conduct a Phase I survey (physical walk-over) in areas where ground can be observed.

If warranted, the archaeologist will develop a monitoring program in coordination with a Native American representative (if there is potential to encounter prehistoric or Native American resources), the project applicant, and the City. The monitoring program will also include a treatment plan for any additional resources encountered and a final report on findings CR-2 In the event that archeological resources are unearthed during excavation and grading activities of any future development project, the contractor shall cease all earth-disturbing activities within a 100-meter radius of the area of discovery and shall retain a qualified archaeologist to evaluate the significance of the finding and appropriate course of action.

Salvage operation requirements pursuant to Section 15064.5 of the CEQA Guidelines shall be followed. After the find has been appropriately mitigated, work in the area may resume.

CR-3 In the event that human remains are unearthed during exaction and grading activities of any future development project, all activity shall cease immediately. Pursuant to State Health and Safety code Section 7050.5, no further disturbance shall occur until the County coroner has made the necessary findings as to origin and disposition pursuant to Public Resources Code Section 5097.98. If the remains are determined to be of Native American descent, the coroner shall within 24 hours notify the Native American Heritage Commission (NAHC). The NAHC shall then contact the most likely descendant of the deceased Native American, who shall serve as consultant on how to proceed with the remains.

GEO-1 Prior to issuance of a Grading Permit or Building Permit for each development project in the MU-U Overlay Areas 1, 2, and 3, a registered geologist or soils engineer shall prepare a sitespecific Geotechnical Study, which shall be submitted to the City Building and Safety Division for approval. The Geotechnical Study shall specify the measures necessary to mitigate impacts related to seismic and geotechnical hazards, if any.

GEO-2 Prior to issuance of any Grading Permit or Building Permit, applicants of future development projects shall comply with each of the recommendations detailed in the Geotechnical Study, and other such measure(s) as the City deems necessary to adequately mitigate potential seismic and geotechnical hazards.

USS-2 Prior to Grading Permit issuance and as determined necessary by the City, all new development that may occur under the General Plan Update shall undertake a site-specific sewer evaluation, including flow monitoring and modeling, in order to determine the adequacy of the existing conveyance system capacities in the affected project area lines, including trunk and local sewers.

PR-1 Prior to approval of the Final Parcel or Tract Maps related to future residential projects, the City shall require dedication of parkland and/or payment of in-lieu fees.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-110

NEW MITIGATION MEASURES TO BE ADDED TO THE MU-O ORDINANCE DEVELOPMENT STANDARDS GHG-1 No newly-constructed residence within the HO-O zone shall have a wood or gas-fired hearth or space-heating stove.

GHG-2 All paints used for interior and exterior application in new construction requiring a building permit shall be “zero-VOC” (VOC content of 5mg/liter or less). This requirement shall be added to construction drawings site plan notes and building construction detail notes.

GHG-3 All projects requiring structural building permits shall demonstrate in Title 24 energy calculations that Title 24 minimum requirements will be exceeded by 10%. 2030 GENERAL PLAN EIR MITIGATION MEASURES INCORPORATED AS MITIGATION MEASURES IN THIS

DOCUMENT FOR THE MU-O ZONE
AES-1 For future non-residential development located in or immediately adjacent to residentially zoned properties, construction documents shall include language that requires all construction contractors to strictly control the staging of construction equipment, and the cleanliness of construction equipment stored or driven beyond the limits of the construction work area. Construction equipment shall be parked and staged within the project site. Staging areas shall be screened from view from residential properties. Construction worker parking may be located off-site with approval of the City; however, on-street parking of construction worker vehicles on residential streets shall be prohibited. Vehicles shall be kept clean and free of mud and dust before leaving the development site. Surrounding streets shall be swept daily and maintained free of dirt and debris.

AQ-1 For projects that may exceed daily construction emissions established by the South Coast Air Quality Management District (SCAQMD), Best Available Control Measures shall be incorporated to reduce construction emissions to below daily emission standards established by the SCAQMD. Appropriate control measures shall be determined on a project-by-project basis, and would be specific to the pollutant for which the daily threshold is exceeded. Such control measures shall include the following, among others:
• Minimizing simultaneous operation of multiple construction equipment units; • Implementation of SCAQMD Rule 403, Fugitive Dust Control Measures; • Watering the construction area to minimize fugitive dust; • Require that off-road diesel-powered vehicles used for construction shall be new low emission vehicles, or use retrofit emission vehicles, or use retrofit emission control devices, such as diesel oxidation catalysts and diesel particulate filters verified by the California Air Resources Board; and
• Minimizing idling time by construction vehicles.

AQ-2 The following is a list of potential design features that shall be incorporated, as determined feasible by the Community Development Director, into the General Plan Update and future projects to ensure consistency with adopted statewide plans and programs.

Energy Efficiency
• Incorporate green building practices and design elements.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-111 • Meet recognized green building and energy efficiency benchmarks. • Install energy efficient lighting (e.g., light emitting diodes (LEDs)), heating and cooling systems, appliances, equipment, and control systems.
• Use passive solar design, e.g., orient buildings and incorporate landscaping to maximize passive solar heating during cool seasons, minimize solar heat gain during hot seasons, and enhance natural ventilation. Design buildings to take advantage of sunlight. Install efficient lighting (including LEDs) for traffic, street, and other outdoor lighting. • Provide education on energy efficiency to residents, customers, and/or tenants.

Renewable Energy and Energy Storage
• Meet “reach” goals for building energy efficiency and renewable energy use. • Install solar, wind, and geothermal power systems and solar hot water heaters. • Install solar panels on unused roof and ground space and over carports and parking areas. • Include energy storage where appropriate to optimize renewable energy generation systems and avoid peak energy use.
• Use combined heat and power (CHP) in appropriate applications.

Graywater to be used for landscape irrigation.)
• Implement low-impact development practices that maintain the existing hydrology of the site to manage storm water and protect the environment. • Devise a comprehensive water conservation strategy appropriate for the project and location.
• Design buildings to be water-efficient. Install water-efficient fixtures and appliances. • Provide education about water conservation and available programs and incentives.

Solid Waste Measures
• Reuse and recycle construction and demolition waste (including, but not limited to, soil, vegetation, concrete, lumber, metal, and cardboard).
• Integrate reuse and recycling into residential industrial, institutional, and commercial projects. Provide easy and convenient recycling opportunities for residents, the public, and tenant businesses.
• Provide education and publicity about reducing waste and available recycling services.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-112 Land Use Measures
• Ensure consistency with “smart growth” principles – mixed-use, infill, and higher density projects that provide alternatives to individual vehicle travel and promote the efficient delivery of services and goods.
• Meet recognized “smart growth” benchmarks.
• Incorporate public transit into the project’s design. • Preserve and create open space and parks. Preserve existing trees, and plant replacement trees at a set ratio.
• Develop “brownfields” and other underused or defunct properties near existing public transportation and jobs.
• Include pedestrian and bicycle facilities within projects and ensure that existing nonmotorized routes are maintained and enhanced.
• Meet an identified transportation-related benchmark.
• Adopt a comprehensive parking policy that discourages private vehicle use and encourages the use of alternative transportation.
• Promote “least polluting” ways to connect people and goods to their destinations. • Incorporate bicycle lanes, routes and facilities into street systems, new subdivisions, and large developments.
• Require amenities for nonmotorized transportation, such as secure and convenient bicycle parking.
• Connect parks and open space through shared pedestrian/bike paths and trails to encourage walking and bicycling.
• Create bicycle lanes and walking paths directed to the location of schools, parks, and other destination points.
• Institute teleconferencing, telecommute and/or flexible work hour programs to reduce unnecessary employee transportation.
• Provide information on alternative transportation options for consumers, residents, tenants, and employees to reduce transportation-related emissions. • Purchase, or create incentives for purchasing, low or zero emission vehicles. • Create a ride sharing program. Promote existing ride sharing programs e.g., by designating a certain percentage of parking spaces for ride sharing vehicles, designating adequate passenger loading and unloading for ride sharing vehicles, and providing a web site or message board for coordinating rides.
• Provide a vanpool for employees.
• Protect existing trees and encourage the planting of new trees. Adopt a tree protection and replacement ordinance.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-113 HAZ-1 Prior to issuance of a Grading Permit, a Phase I Environmental Site Assessment shall be prepared in accordance with ASTM Standards and Standards and Practices for AAI, in order to investigate the potential existence of site contamination. Any site-specific uses shall be analyzed according to the Phase I Environmental Site Assessment (i.e., auto service stations, agricultural lands, etc.). The Phase I Environmental Site Assessment shall identify Specific Recognized Environmental Conditions (RECs) (i.e., asbestos containing materials, lead-based paints, polychlorinated biphenyls, etc.), which may require remedial activities prior to construction.

HAZ-2 Prior to potential remedial excavation and grading activities, impacted areas shall be cleared of all maintenance equipment and materials (e.g., solvents, grease, waste-oil), construction materials, miscellaneous stockpiled debris (e.g., scrap metal, pallets, storage bins, construction parts), above ground storage tanks, surface trash, piping, excess vegetation, and other deleterious materials. These materials shall be removed off-site and properly disposed of at an approved disposal facility. Once removed, a visual inspection of the areas beneath the removed materials shall be performed. Any stained soils observed underneath the removed materials shall be sampled. In the event concentrations of materials are detected above regulatory cleanup levels during demolition or construction activities, the project Applicant shall comply with the following measures in accordance with Federal, State, and local requirements:
• Excavation and disposal at a permitted, off-site facility; • On-site remediation, if necessary; or
• Other measures as deemed appropriate by the County of Los Angeles Fire Department Health Hazardous Materials Division.

HAZ-3 Prior to structural demolition/renovation activities, should these activities occur, a Certified Environmental Professional shall confirm the presence or absence of ACM’s and LBPs.

Should ACMs or LBPs be present, demolition materials containing ACMs and/or LBPs shall be removed and disposed of at an appropriate permitted facility.

HAZ-4 Areas of exposed soils within Caltrans right-of-way that would be disturbed during excavation/ grading activities shall be sampled and tested for lead prior to ground disturbance activities on a project by-project basis, so that any special handling, treatment, or disposal provisions associated with aerially deposited lead may be included in construction documents (if aerially deposited lead is present).

HAZ-5 Prior to construction, future developers shall prepare a Traffic Control Plan for implementation during the construction phase, as deemed necessary by the City Traffic Engineer. The Plan may include the following provisions, among others:
• At least one unobstructed lane shall be maintained in both directions on surrounding roadways.
• At any time only a single lane is available, the developer shall provide a temporary traffic signal, signal carriers (i.e., flag persons), or other appropriate traffic controls to allow travel in both directions.
• If construction activities require the complete closure of a roadway segment, the developer shall provide appropriate signage indicating detours/alternative routes.

City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-114 HAZ-6 The City Planning Department shall consult with the City’s Police Department to disclose temporary closures and alternative travel routes, in order to ensure adequate access for emergency vehicles when construction of future projects would result in temporary land or roadway closures.

NOI-1 At the discretion of the City of Artesia’s Community Development Director, construction activities that may occur under the General Plan Update shall include, but not be limited to the following:
• During construction, stationary construction equipment shall be placed such that emitted noise is directed away from sensitive noise receptors.
• All construction equipment shall use available noise suppression devices and properly maintained mufflers. All internal combustion engines used in the project area shall be equipped with the type of muffler recommended by the vehicle manufacturer. In addition, all equipment shall be maintained in good mechanical condition to minimize noise created by faulty or poorly maintained engine, drivetrain, and other components. • Construction noise reduction methods (i.e., shutting off idling equipment, installing temporary acoustic barriers around stationary construction noise sources, maximizing the distance between construction equipment staging areas and occupied sensitive receptor areas, and use of electric air compressors and similar power tools, rather than diesel equipment) shall be employed where feasible. Staging of construction equipment and unnecessary idling of equipment shall be avoided whenever feasible. “Feasible,” as used here, means that the implementation of this measure would not have a notable effect on construction operations or schedule.

NOI-2 At the discretion of the City of Artesia’s Community Development Director, all new development that may occur under the General Plan Update shall include noise reduction design measures (i.e., attenuation barriers, double pane windows, sound attenuating building walls, incorporate architecturally attenuating features, landscaping, etc.) where conditions exceed the Noise and Land Use Compatibility Criteria “Normally Acceptable” noise exposure levels.

NOI-3 At the discretion of the City of Artesia’s Community Development Director, all new stationary sources shall include noise reduction practices (i.e., mufflers, well maintained mechanical equipment, etc.) where conditions exceed the regulations within the Municipal Code. In addition, areas adjacent to sensitive receptors that are in excess of the City’s Noise Ordinance (i.e., parking lots, public trash receptacles, truck delivery areas, etc.), shall implement applicable noise attenuation features (i.e., attenuation wall, mufflers, etc.).

NOI-4 All new development shall include noise-reduction design measures (i.e., attenuation barriers, double pane windows, sound attenuating building walls, incorporate architecturally attenuating features, landscaping, etc.) where conditions exceed the Noise and Land Use Compatibility Criteria “Normally Acceptable” noise exposure levels.

NOI-5 All new stationary sources shall include noise-reduction practices (i.e., mufflers, wellmaintained mechanical equipment, etc.) where conditions exceed the regulations within the Artesia Municipal Code. In addition, areas adjacent to sensitive receptors that would support uses or activities that would exceed the City’s Noise Ordinance standards (i.e., parking facilities, City of Artesia
Mixed-Use Overlay Zone
Recirculated Supplement to the General Plan 2030 Environmental Impact Report Page IS-115 public trash receptacles, truck delivery areas, etc.) shall implement applicable noise-attenuation features (i.e., attenuation wall, mufflers, etc.).

TR-2 To the extent that future development contributes to the need for improvements to Pioneer Boulevard (SR-1 to Artesia Boulevard) and Norwalk Boulevard (south to South Street), a fair-share contribution to the cost of the improvements shall be included as a condition of approval for future developments.

were not]
was not]

2. _______________________________________
_________________________________________ _______________________________________ ___________________________________________________________________________________ Print Form
Notice of Determination Appendix D
To: From:

Office of Planning and Research Public Agency: ___________________________ U.S. Mail: Address: ________________________________
P.O. Box 3044
Sacramento, CA 95812-3044
Street Address:
1400 Tenth St., Rm 113
Sacramento, CA 95814
_______________________________________
Contact: _________________________________
Phone: __________________________________
County Clerk
Lead Agency (if different from above): County of: _________________________________ Address: __________________________________ Address: ________________________________ Contact: _________________________________
Phone: __________________________________
SUBJECT: Filing of Notice of Determination in compliance with Section 21108 or 21152 of the Public Resources Code.

State Clearinghouse Number (if submitted to State Clearinghouse):______________________________ Project Title: _________________________________________________________________________ Project Applicant: _____________________________________________________________________ Project Location (include county):_________________________________________________________ Project Description:

This is to advise that the ____________________________________________ has approved the above ( Lead Agency or Responsible Agency)
described project on _______________ and has made the following determinations regarding the above (date)
described project.

1. The project [ will will not] have a significant effect on the environment.

2. An Environmental Impact Report was prepared for this project pursuant to the provisions of CEQA.

A Negative Declaration was prepared for this project pursuant to the provisions of CEQA.

3. Mitigation measures [ were made a condition of the approval of the project.

4. A mitigation reporting or monitoring plan [ was was not] adopted for this project.

5. A statement of Overriding Considerations [ was adopted for this project.

6. Findings [ were were not] made pursuant to the provisions of CEQA.

This is to certify that the final EIR with comments and responses and record of project approval, or the negative Declaration, is available to the General Public at:

Signature (Public Agency): _____________________________ Title: ____________________________ Date: _______________________________ Date Received for filing at OPR: ____________________ Authority cited: Sections 21083, Public Resources Code.

Reference Section 21000-21174, Public Resources Code. Revised 2011

MITIGATION MONITORING AND
REPORTING PROGRAMFOR THE SUPPLEMENT TO THE CITY OF ARTESIA 2030 GENERAL PLAN ENVIRONMENTAL IMPACT REPORTPREPARED FOR THE MIXED-USE OVERLAY ZONE (MU-O) SCH No. 2010041003April 2025

1 City of Artesia
Mixed-Use Overlay Ordinance

MITIGATION MONITORING AND REPORTING PROGRAM
May 2025
Mitigation Measures Period of
Implementation
Implementation/
Monitoring Responsibility
Reporting Procedure Comments
GPPEIR AES-1 For future non-residential development
located in or immediately adjacent to residentially zoned properties, construction documents shall include language that requires all construction contractors to strictly control the staging of construction equipment, and the
cleanliness of construction equipment stored or driven
beyond the limits of the construction work area.

Construction equipment shall be parked and staged within the project site. Staging areas shall be screened from view from residential properties. Construction worker parking may be located off-site with approval of the City; however, on-street parking of construction worker vehicles on
residential streets shall be prohibited. Vehicles shall be kept clean and free of mud and dust before leaving the
development site. Surrounding streets shall be swept daily and maintained free of dirt and debris.

Site Plan Review,
Plan check,
Construction
Community
Development Director, Building
Official
The Building Inspector
assigned to the project
and/or Code Enforcement
Officers shall document
compliance in project
inspection records.

SEIR AES-1. The MU-O Ordinance shall incorporate a
provision in Section 9-2.4509 (Development Standards)
requiring applicants to demonstrate that new
development projects shall not cast shadows with
durations of more than three hours during the spring and fall equinoxes, or more than four hours during the winter and summer solstices. Evidence of shadow duration may
be demonstrated by a project-specific shade and shadow
computer analysis, a structural model, or other means
acceptable to the Community Development Director or
designée. The provision shall further caution applicants that reducing a structure’s shadow potential will likely require reducing some or all of a structure’s height,
regardless of the maximum height permitted in the
Overlay Zone area.

Prior to CC first
reading of ordinance
Community
Development Director
The Community
Development Director
shall ensure that the
ordinance contains this
provision prior to
submitting it to City
Council.
2 Mitigation Measures Period of
Implementation
Implementation/
Monitoring Responsibility
Reporting Procedure Comments
GPPEIR AQ-1 For projects that may exceed daily
construction emissions established by the South Coast Air Quality Management District (SCAQMD), Best Available
Control Measures shall be incorporated to reduce
construction emissions to below daily emission standards established by the SCAQMD. Appropriate control
measures shall be determined on a project-by-project
basis, and would be specific to the pollutant for which the daily threshold is exceeded. Such control measures shall include the following, among others:
• Minimizing simultaneous operation of multiple
construction equipment units;
• Implementation of SCAQMD Rule 403, Fugitive
Dust Control Measures;
• Watering the construction area to minimize
fugitive dust;
• Require that off-road diesel-powered vehicles
used for construction shall be new low emission
vehicles, or use retrofit emission vehicles, or use
retrofit emission control devices, such as diesel
oxidation catalysts and diesel particulate filters
verified by the California Air Resources Board;
and
• Minimizing idling time by construction vehicles.

Plan Check, Grading,
Site Preparation,
Construction
Community Development
Director, Building Official
The Building Inspector
assigned to the project
and/or Code Enforcement
Officers shall document
compliance in project
inspection records.

GPPEIR AQ-2 The following is a list of potential design features that shall be incorporated, as determined
feasible by the Community Development Director, into the General Plan Update and future projects to ensure
consistency with adopted statewide plans and programs.

Energy Efficiency
• Incorporate green building practices and design
elements.
• Meet recognized green building and energy
efficiency benchmarks.
• Install energy efficient lighting (e.g., light emitting diodes (LEDs)), heating and cooling systems,
appliances, equipment, and control systems.

Site Plan Review,
Plan Check, Site
Grading; Site
Preparation
Project proponent, Community
Development Director, Building
Official, Code Enforcement
The Community
Development Director
and/or Building Official or
a designee shall
determine compliance
with this mitigation
measure.
3 Mitigation Measures Period of
Implementation
Implementation/
Monitoring Responsibility
Reporting Procedure Comments
• Use passive solar design, e.g., orient buildings
and incorporate landscaping to maximize passive
solar heating during cool seasons, minimize solar
heat gain during hot seasons, and enhance
natural ventilation. Design buildings to take
advantage of sunlight. Install efficient lighting
(including LEDs) for traffic, street, and other
outdoor lighting.
• Provide education on energy efficiency to
residents, customers, and/or tenants.

Renewable Energy and Energy Storage
• Meet “reach” goals for building energy efficiency
and renewable energy use.
• Install solar, wind, and geothermal power systems
and solar hot water heaters.
• Install solar panels on unused roof and ground
space and over carports and parking areas.
• Include energy storage where appropriate to
optimize renewable energy generation systems
and avoid peak energy use.
• Use combined heat and power (CHP) in
appropriate applications.

Water Conservation and Efficiency
• Incorporate water-reducing features into building
and landscape design.
• Create water-efficient landscapes.
• Install water-efficient irrigation systems and
devices, such as soil moisture-based irrigation
controls and use water-efficient irrigation
methods.
• Make effective use of graywater. (Graywater is
untreated household wastewater from bathtubs,
showers, bathroom wash basins, and water from
clothes washing machines. Graywater to be used
for landscape irrigation.)
• Implement low-impact development practices
that maintain the existing hydrology of the site to
manage storm water and protect the
environment.
4 Mitigation Measures Period of
Implementation
Implementation/
Monitoring Responsibility
Reporting Procedure Comments
• Devise a comprehensive water conservation
strategy appropriate for the project and location.
• Design buildings to be water-efficient. Install
water-efficient fixtures and appliances.
• Provide education about water conservation and
available programs and incentives.

Provide easy and convenient recycling
opportunities for residents, the public, and
tenant businesses.
• Provide education and publicity about reducing
waste and available recycling services.

Land Use Measures
• Ensure consistency with “smart growth”
principles – mixed-use, infill, and higher density
projects that provide alternatives to individual
vehicle travel and promote the efficient delivery
of services and goods.
• Meet recognized “smart growth” benchmarks.
• Incorporate public transit into the project’s
design.
• Preserve and create open space and parks.

Preserve existing trees, and plant replacement
trees at a set ratio.
• Develop “brownfields” and other underused or
defunct properties near existing public
transportation and jobs.
• Include pedestrian and bicycle facilities within
projects and ensure that existing nonmotorized
routes are maintained and enhanced.
• Meet an identified transportation-related
benchmark.
5 Mitigation Measures Period of
Implementation
Implementation/
Monitoring Responsibility
Reporting Procedure Comments
• Adopt a comprehensive parking policy that
discourages private vehicle use and encourages
the use of alternative transportation.
• Promote “least polluting” ways to connect people
and goods to their destinations.
• Incorporate bicycle lanes, routes and facilities
into street systems, new subdivisions, and large
developments.
• Require amenities for nonmotorized
transportation, such as secure and convenient
bicycle parking.
• Connect parks and open space through shared
pedestrian/bike paths and trails to encourage
walking and bicycling.
• Create bicycle lanes and walking paths directed to
the location of schools, parks, and other
destination points.
• Institute teleconferencing, telecommute and/or
flexible work hour programs to reduce
unnecessary employee transportation.
• Provide information on alternative transportation
options for consumers, residents, tenants, and
employees to reduce transportation-related
emissions.
• Purchase, or create incentives for purchasing, low
or zero emission vehicles.
• Create a ride sharing program. Promote existing
ride sharing programs e.g., by designating a
certain percentage of parking spaces for ride
sharing vehicles, designating adequate passenger
loading and unloading for ride sharing vehicles,
and providing a web site or message board for
coordinating rides.
• Provide a vanpool for employees.
• Protect existing trees and encourage the planting
of new trees. Adopt a tree protection and
replacement ordinance.
6 Mitigation Measures Period of
Implementation
Implementation/
Monitoring Responsibility
Reporting Procedure Comments
SEIR AQ-1. The MU-O Ordinance shall incorporate a
provision in Section 9-2.4507 (Development Standards)
requiring applicants to estimate development projects’
construction and operational emissions using the
CalEEMod™ Emissions Estimator or equivalent modeling
tool, and to incorporate emissions-reduction measures so that estimated construction and operational emissions do not exceed applicable regional and localized thresholds.

Prior to First
Reading of
ordinance.

Community Development
Director
Community Development
Director shall ensure that
the provision is added to
the ordinance prior to
submittal of ordinance
and supporting materials
to the City Council.

GPPEIR CR-1 Prior to any excavation and grading
activities of any future development project on a
previously undeveloped property, a professional
archaeologist shall be retained to conduct a Phase I survey (physical walk-over) in areas where ground can be
observed.

If warranted, the archaeologist will develop a monitoring program in coordination with a Native American
representative (if there is potential to encounter
prehistoric or Native American resources), the project
applicant, and the City. The monitoring program will also include a treatment plan for any additional resources
encountered and a final report on findings
Site Plan Review,
Plan Check,
Community Development
Director, Building Inspector
Community Development
Director shall continue
current procedures that
implement this policy. If
none, Community
Development Director
shall instruct counter staff
to convey this
requirement. Site plans
shall not be signed off
until this requirement is
fulfilled.

GPPEIR CR-2 In the event that archaeological
resources are unearthed during excavation and grading
activities of any future development project, the
contractor shall cease all earth-disturbing activities within a 100-meter radius of the area of discovery and shall
retain a qualified archaeologist to evaluate the
significance of the finding and appropriate course of
action. Salvage operation requirements pursuant to
Section 15064.5 of the CEQA Guidelines shall be followed.

After the find has been appropriately mitigated, work in the area may resume.

Grading, Excavation Community Development
Director, Building Official, Code
Enforcement
The Building Inspector
assigned to the project
and/or Code Enforcement
Officers shall document
compliance in project
inspection records.
7 Mitigation Measures Period of
Implementation
Implementation/
Monitoring Responsibility
Reporting Procedure Comments
GPPEIR CR-3 In the event that human remains are
unearthed during exaction and grading activities of any future development project, all activity shall cease
immediately. Pursuant to State Health and Safety code
Section 7050.5, no further disturbance shall occur until the County coroner has made the necessary findings as to origin and disposition pursuant to Public Resources Code Section 5097.98. If the remains are determined to be of Native American descent, the coroner shall within 24
hours notify the Native American Heritage Commission
(NAHC). The NAHC shall then contact the most likely
descendant of the deceased Native American, who shall
serve as consultant on how to proceed with the remains.

SEIR CR-1 Prior to adoption of the MU-O
ordinance and map, the MU-O boundary shall be revised
to remove AIN 7039-010-905, 18641 Corby Avenue, from
the overlay area.

Pre-Construction/
Demolition
Project Proponent/
Qualified Hazardous
Materials Specialist
City Engineer or designee
shall monitor for
compliance.

GPPEIR GEO-1 The following provisions shall be added
to the MU-O ordinance prior to enactment unless they or equivalent provisions already exist within the Artesia
Municipal Code or are part of the City of Artesia Building Department regulations:
• Prior to issuance of a Grading Permit or Building
Permit for each development project in the MU-U
Overlay Areas 1, 2, and 3, a registered geologist
or soils engineer shall prepare a site-specific
Geotechnical Study, which shall be submitted to
the City Building and Safety Division for approval.

The Geotechnical Study shall specify the
measures necessary to mitigate impacts related
to seismic and geotechnical hazards, if any.
• Prior to issuance of any Grading Permit or
Building Permit, applicants of future development
projects shall comply with each of the
recommendations detailed in the Geotechnical
Study, and other such measure(s) as the City
deems necessary to adequately mitigate potential
seismic and geotechnical hazards.

Prior to First
Reading of
ordinance.

Community Development
Director
Community Development
Director shall ensure that
the provision is added to
the ordinance prior to
submittal of ordinance
and supporting materials
to the City Council.
8 Mitigation Measures Period of
Implementation
Implementation/
Monitoring Responsibility
Reporting Procedure Comments
SEIR GHG-1 All projects proposed under the MU-O
zone requiring structural building permits shall
demonstrate in their Title 24 energy calculations that Title 24 minimum requirements will be exceeded by 10%.

Projects incorporating 100% affordable residential units are exempt from this requirement.

SEIR GHG-2 All development projects proposed
under the MU-O zone requiring building permits for new
mixed-use, multi-family residential, commercial-retail, office, and restaurant uses shall estimate construction and operational GHG emissions using the CalEEMod Emissions
Estimator or equivalent emissions modeling software, and adopt model-defined measures that reduce the project’s
GHG emissions by a minimum of 20% from unmitigated
construction and operation. Projects incorporating 100% affordable residential units are exempt from this
requirement.

GPPEIR HAZ-1 Prior to issuance of a Grading Permit, a
Phase I Environmental Site Assessment shall be prepared in accordance with ASTM Standards and Standards and
Practices for AAI, in order to investigate the potential existence of site contamination. Any site-specific uses shall be analyzed according to the Phase I Environmental Site Assessment (i.e., auto service stations, agricultural lands, etc.). The Phase I Environmental Site Assessment shall identify Specific Recognized Environmental
Conditions (RECs) (i.e., asbestos containing materials, lead-based paints, polychlorinated biphenyls, etc.), which may require remedial activities prior to construction.

Site Plan Review,
Plan Check,
Community Development
Director, Building Inspector
Community Development
Director shall continue
current procedures that
implement this policy. If
none, Community
Development Director
shall instruct counter staff
to convey this
requirement. Site plans
shall not be signed off
until this requirement is
fulfilled.
9 Mitigation Measures Period of
Implementation
Implementation/
Monitoring Responsibility
Reporting Procedure Comments
GPPEIR HAZ-2 Prior to potential remedial excavation
and grading activities, impacted areas shall be cleared of all maintenance equipment and materials (e.g., solvents, grease, waste-oil), construction materials, miscellaneous stockpiled debris (e.g., scrap metal, pallets, storage bins, construction parts), above ground storage tanks, surface trash, piping, excess vegetation, and other deleterious materials. These materials shall be removed off-site and properly disposed of at an approved disposal facility. Once removed, a visual inspection of the areas beneath the
removed materials shall be performed. Any stained soils observed underneath the removed materials shall be
sampled. In the event concentrations of materials are
detected above regulatory cleanup levels during
demolition or construction activities, the project Applicant shall comply with the following measures in accordance
with Federal, State, and local requirements:
• Excavation and disposal at a permitted, off-site
facility;
• On-site remediation, if necessary; or
• Other measures as deemed appropriate by the
County of Los Angeles Fire Department Health
Hazardous Materials Division.

GPPEIR HAZ-3 Prior to structural
demolition/renovation activities, should these activities occur, a Certified Environmental Professional shall confirm the presence or absence of ACM’s and LBPs. Should ACMs
or LBPs be present, demolition materials containing ACMs and/or LBPs shall be removed and disposed of at an
appropriate permitted facility.

Site Plan Review,
Plan Check
Community Development
Director, Building Inspector
Community Development
Director shall continue
current procedures that
implement this policy. If
none, Community
Development Director
shall instruct counter staff
to convey this
requirement. Site plans
shall not be signed off
until this requirement is
fulfilled.
10 Mitigation Measures Period of
Implementation
Implementation/
Monitoring Responsibility
Reporting Procedure Comments
GPPEIR HAZ-4 Areas of exposed soils within Caltrans
right-of-way that would be disturbed during excavation/ grading activities shall be sampled and tested for lead prior to ground disturbance activities on a project byproject basis, so that any special handling, treatment, or disposal provisions associated with aerially deposited lead may be included in construction documents (if aerially
deposited lead is present).

GPPEIR HAZ-5 Prior to construction, future developers
shall prepare a Traffic Control Plan for implementation during the construction phase, as deemed necessary by
the City Traffic Engineer. The Plan may include the
following provisions, among others:
• At least one unobstructed lane shall be
maintained in both directions on surrounding
roadways.
• At any time only a single lane is available, the
developer shall provide a temporary traffic signal,
signal carriers (i.e., flag persons), or other
appropriate traffic controls to allow travel in both
directions.
• If construction activities require the complete
closure of a roadway segment, the developer
shall provide appropriate signage indicating
detours/alternative routes.

SEIR LU-1. Within twenty-four (24) months of
certifying this SEIR, the City shall update the General Plan and growth projections to accommodate the increased
land use densities and development projections resulting from enacting the MU-O.
24 months postcertification of SEIR.Community Development Director
Community Development
Director shall initiate
General Plan amendment
process and track
schedule for completion
by end of 24-month
period.

SEIR LU-2. Within twelve (12) months of certifying
this SEIR, the City shall update the General Plan language describing neighborhood compatibility in light of
California Government Code Article 10.6, §§ 65589.5 et
seq., creating objective standards defining “neighborhood compatibility” so that the term “neighborhood
compatibility” does not introduce discretionary review
and does not exclude or limit new affordable housing
development.
12 months postcertification of SEIR.Community Development Director
Community Development
Director shall initiate
General Plan text
amendment process and
track schedule for
completion by end of 12-
month period.
12 Mitigation Measures Period of
Implementation
Implementation/
Monitoring Responsibility
Reporting Procedure Comments
GPPEIR NOI-1 At the discretion of the City of Artesia’s Community Development Director, construction activities that may occur under the General Plan Update shall
include, but not be limited to the following:
• During construction, stationary construction
equipment shall be placed such that emitted
noise is directed away from sensitive noise
receptors.
• All construction equipment shall use available
noise suppression devices and properly
maintained mufflers. All internal combustion
engines used in the project area shall be
equipped with the type of muffler recommended
by the vehicle manufacturer. In addition, all
equipment shall be maintained in good
mechanical condition to minimize noise created
by faulty or poorly maintained engine, drivetrain,
and other components.
• Construction noise reduction methods (i.e.,
shutting off idling equipment, installing
temporary acoustic barriers around stationary
construction noise sources, maximizing the
distance between construction equipment
staging areas and occupied sensitive receptor
areas, and use of electric air compressors and
similar power tools, rather than diesel
equipment) shall be employed where feasible.

Staging of construction equipment and
unnecessary idling of equipment shall be avoided
whenever feasible. “Feasible,” as used here,
means that the implementation of this measure
would not have a notable effect on construction
operations or schedule.

Site Plan Review,
Plan Check,
Construction
Community Development
Director, Building Inspector
Community Development
Director shall continue
current procedures that
implement this policy. If
none, Community
Development Director
shall instruct counter staff
and building inspectors to
convey this requirement.
13 Mitigation Measures Period of
Implementation
Implementation/
Monitoring Responsibility
Reporting Procedure Comments
GPPEIR NOI-2 At the discretion of the City of Artesia’s Community Development Director, all new development
that may occur under the General Plan Update shall
include noise reduction design measures (i.e., attenuation barriers, double pane windows, sound attenuating
building walls, incorporate architecturally attenuating features, landscaping, etc.) where conditions exceed the Noise and Land Use Compatibility Criteria “Normally
Acceptable” noise exposure levels.

GPPEIR NOI-3 At the discretion of the City of Artesia’s Community Development Director, all new stationary
sources shall include noise reduction practices (i.e.,
mufflers, well maintained mechanical equipment, etc.)
where conditions exceed the regulations within the
Municipal Code. In addition, areas adjacent to sensitive receptors that are in excess of the City’s Noise Ordinance (i.e., parking lots, public trash receptacles, truck delivery areas, etc.), shall implement applicable noise attenuation features (i.e., attenuation wall, mufflers, etc.).

SEIR NOI-1 For any proposed construction activity
requiring a building permit where pile drivers, pavement breakers, jack-hammers, compaction equipment such as
vibratory rollers, or other equipment typically causing ground-borne vibration will be used, applicants shall
evaluate the potential of construction equipment to cause vibration that would adversely affect people or structures.

If the anticipated vibration would exceed 0.5 PPV
(estimated threshold for transient sources that could
damage older residential structures or annoy people),
then vibration-dampening measures shall be used. These
may include but not be limited to:1
• Jetting with air and water to erode soil adjacent
to pile placement
• Pre-drilling to minimize amount of impact driving
Site Plan Review,
Plan Check,
Construction
Community Development
Director, Building Inspector
Community Development
Director shall continue
current procedures that
implement this policy. If
none, Community
Development Director
shall instruct counter staff
to convey this
requirement.
1 Id., pp. 42-45 (discussions of mitigation measures).
14 Mitigation Measures Period of
Implementation
Implementation/
Monitoring Responsibility
Reporting Procedure Comments
• Using cast-in-place or auger cast piles to
eliminate impact driving
• Using non-displacement piles
• Using pile cushioning
• Scheduling for specific times to minimize
disturbance at nearby vibration-sensitive sites
• Using alternative non-impact drivers
• Using a hydraulic crusher
• Using saws or rotary rock-cutting heads to cut
concrete slabs
• Using hydraulic splitters to break up concrete
• Scheduling vibration-causing work to minimize
disruption
• Informing the public about the project and
potential vibration effects
• Offering hotel vouchers or temporary relocation
assistance to potentially affected residents for the
duration of vibration-causing activity
GPPEIR TR-1 The City shall monitor traffic growth
along Pioneer Boulevard (SR-1 to Artesia Boulevard) and Norwalk Boulevard (south of South Street) on an ongoing basis, in order to determine timing for implementation of the improvements necessary to achieve a LOS D or better.

GPPEIR TR-2 To the extent that future development
contributes to the need for improvements to Pioneer
Boulevard (SR-1 to Artesia Boulevard) and Norwalk
Boulevard (south to South Street), a fair-share
contribution to the cost of the improvements shall be
made a condition of approval for future developments.

TO: Mayor and Members of the City Council
SUBJECT: Case No. 2024-22: General Plan Amendment, Amendment to the Artesia Live Specific Plan, Amendment to the Zoning Ordinance, Vesting Tentative Tract Map No. 84570, Design Review and Mitigated Negative Declaration for Project Located at 17610 & 17618 Pioneer Boulevard FROM: Sal Lopez, Interim Community Development Director REVIEWED AND APPROVED BY:

Melissa Burke, Deputy City Manager
HongDao Nguyen, City Attorney
Abel Avalos, City Manager
RECOMMENDATION:

Staff recommends that the City Council take the following actions:

1. Open and conduct a public hearing;

2. Adopt Resolution No. 25-3044 adopting Mitigated Negative Declaration (SCH #2025040131) and Mitigation Monitoring and Reporting Program pursuant to the California Environmental Quality Act (CEQA) for Tentative Tract Map No. 84570; Amendment to the Artesia Live Specific Plan; General Plan and Zoning Code Amendments and Design Review associated with the proposed Pioneer Place Mixed Use Project consisting of 83 unit residential condominiums and a 1,600 square feet of rooftop restaurant with alcohol sales, in a 6-story building;

3. Adopt Resolution No. 25-3045 approving an amendment to the General Plan by modifying the description of City Center Mixed Use land use designation by adding the following sentence “Residential density may exceed 70 dwelling units per acre subject to approval of a Specific Plan” to the City Center Mixed Use land use designation and adding a Footnote below Table LU-4 in the General Plan to state: “Residential density may exceed 70du/ac subject to approval of a Specific Plan”;

4. Adopt Resolution No. 25-3046 approving Vesting Tentative Tract Map No. 84570 to allow a mixed use development consisting of 83 residential units and a 1,600 square foot rooftop restaurant to be subdivided for condominium purposes located at 17610 & 17618 Pioneer Boulevard (Assessor’s Parcel Numbers 7033-007-016, 017 & 018);

5. Introduce and waive the first reading of Ordinance No. 25-968, amending the Artesia Live Specific Plan;

6. Introduce and waive the first reading of Ordinance No. 22-969, amending Section 9-2.3453 (Specific Plan Zones) of Article 34.5 (Specific Plan Zones (SP)) of Chapter 2 (zoning) of Title 9 (Planning and Zoning) of the Artesia Municipal Code; and

7. Affirm Planning Commission’s conditional approval of a Design Review application for Case No. 2024-22, and Adopt Resolution No. 25-3047 for a mixed-use development consisting of 83-unit residential units, with 1,600 square foot rooftop restaurant with alcohol sales and associated parking and landscaping located at 17610 & 17618 Pioneer Boulevard (Assessor’s Parcel Numbers 7033-007-016, 017 & 018).

BACKGROUND:

The project involves a mixed-use development consisting of a 6-story building comprised of 83 residential condominiums, comprising of 12 studio units, 41 one-bedroom/one bathroom units, and 30 two-bedroom/twobathroom units at a height of 64 feet to the top of the parapet, with the elevator shaft extending to 71 feet.

Attachment No. 12 provides data related to various development standards of the proposed project compared to the previously approved development. To facilitate the proposed development, the project also entails the following components:

An amendment to the General Plan to allow an increase in residential density to exceed the 70 dwelling units per acre limit, subject to approval of a Specific Plan; Amendment to the Artesia Live Specific Plan to reflect the proposed Pioneer Place Mixed-Use Development, as the current Specific Plan was adopted for a larger project consisting of a seven-story building at 96 feet in height, which included a 111-room hotel, 1,330 square feet of retail, 9,590 square feet of restaurant space, and 54 residential condominiums;
Amendment of a section of the Zoning Code by replacing the description of the previously approved project with the proposed Pioneer Place project;
Consideration of a vesting tentative tract map to allow the 83 residential units to be subdivided for condominium purposes; and
Affirmation of Planning Commission’s approval of the Design Review application for the proposed development project.

ANALYSIS:

General Plan Map Amendment
The Artesia General Plan 2030 considers the most important implementation mechanisms for the Land Use SubElement to be the Zoning Ordinance and Specific Plans. California state law requires the Zoning Ordinance be consistent with the Land Use Element and Diagram; similarly, all provisions of Specific Plans must be consistent with the General Plan.

Amendments to the Artesia Live Specific Plan and approval of the proposed mixed use development requires amending the intensity/density standard for the City Center Mixed Use Land Use Designation of the Land Use SubElement which currently reads as follows:

The City Center Mixed Use Designation encourages the development and redevelopment of a contemporary mix of commercial retail, office and residential uses to expand economic vibrancy and livability in the City’s core commercial area. The City Center mixed Use designation is intended to serve as the City’s core. The City Center Mixed Use designation encourages physical and functional integration of adjacent residential areas to ensure the protection and enhancement of adjacent residential neighborhoods.

The project would develop 83 dwelling units on a 0.84-acre site at a proposed density of approximately 99 units per acre. To accommodate the density, the amendment to the General Plan’s Land Use Sub-Element will add the following sentence to the above definition: “Residential density may exceed 70 du/ac subject to approval of a Specific Plan”. In addition, a new Footnote will be added to Table LU-4 in the General Plan to read - “Residential density may exceed 70 du/ac subject to approval of a Specific Plan.” Resolution No. 25-3045 (Attachment No. 2) provides the analysis and findings in support of the proposed amendment.

Artesia Live Specific Plan Amendment
Chapter 5 (Implementation & Administration) of the Artesia Live Specific Plan states that the Community Development Department is responsible for maintaining and updating the Specific Plan, as applicable.

Furthermore, Government Code Section 65453(a) states that a specific plan shall be prepared, adopted and amended in the same manner as a general plan. Government Code also stipulates that no specific plan may be adopted or amended unless the proposed plan or amendment is consistent with the general plan.

Changes in market conditions or developer interests may result in the need for amendments to the Artesia Live Specific Plan. Over time, various sections of the Specific Plan may need to be revised to respond to changing technical and economic conditions.

The current Artesia Live Specific Plan was initiated in response to the 2015 approved development project consisting of the 111 room hotel, 54 residential condominiums, 1,330 square feet of retail and 9,590 square feet of restaurant uses in a 7-story mixed use building. As the previously approved project was never developed and the new owners have submitted a new development proposal (Pioneer Place Mixed Use), it is necessary to amend the Artesia Live Specific Plan in order to accommodate the current proposal.

The proposed amendments to the Artesia Live Specific Plan primarily involve changes to the statistical data.

Replacing the standards and data of the 2015 project with the proposed Pioneer Place Mixed Use project. For example, references to hotels and grocery stores will be eliminated. The amendments will modify the standards in order to reflect the statistical data of the Pioneer Place Mixed Use project.

The proposed amendments to the Artesia Live Specific Plan will continue with the overall vision of the current Specific Plan. The Specific Plan will continue to demonstrate a clear vision for the new mixed use development as an economic development tool that will facilitate new future development.

Ordinance No. 25-968 (Attachment No. 3) provides the analysis and findings supporting the proposed amendment.

Zoning Text Amendment
The Artesia General Plan 2030 requires that adoption of a Specific Plan be accompanied by an amendment to the Artesia Municipal Code (Title 9, Chapter 2 - Zoning) to acknowledge the approved specific plan and to establish a Specific Plan Zone for the approved Specific Plan. The Artesia Live Specific Plan is already identified on the Zoning Map. This amendment involves a simple Zone Text Amendment of Section 9-2.3453 (Specific Plan Zones and Zoning Map Designations) of the Zoning Code. The amendment will modify the description of the Artesia Live Specific Plan by replacing the reference to a seven-story mixed-use development with a reference to a six-story mixed-use development. Other minor non-substantive edits include the removal of identification numbers for the specific plan, which is no longer in use.

Ordinance No. 25-969 (Attachment No. 4) provides the analysis and findings supporting the proposed amendment and includes the proposed new language.

Vesting Tentative Tract Map (VTTM No 84570)
The applicant requests approval of a Vesting Tentative Tract Map (Map) to subdivide the subject property, with the proposed six-story mixed-use building, for condominium purposes into 83 residential units. The Map will also consolidate three parcels at the subject site into a single parcel in order to accommodate the condominium. The application was filed in accordance with the California Subdivision Map Act (Gov. Code, § 66410 et seq.), which requires subdividing the land for condominium purposes. The project site is a rectangular shaped site approximately 36,590 square feet in area. The site is relatively flat and has a surface elevation of approximately 57 feet.

The proposed improvement of the subject property is subject to the provisions and development standards of the amended Artesia Live Specific Plan and Chapter 1 Subdivisions, of Title 9 Planning and Zoning of the Artesia Municipal Code relative to Vesting Tentative Tract Map applications. The City Engineer’s recommended conditions of approval are outlined in the proposed City Council Resolution No. 25-3046. These recommended conditions are typically required for projects of this size.

Resolution No. 25-3046 (Attachment No. 5) provides the analysis and findings in support of approving Vesting Tentative Tract Map No. 84570.

Planning Commission’s Action
On May 20, 2025, the Planning Commission held a noticed public hearing and considered the project including the Design Review application, amendments to the General Plan, Artesia Live Specific Plan, and the Zoning Code, Vesting Tentative Tract Map No. 84570, and the Mitigated Negative Declaration (“MND”) and Mitigation Monitoring and Reporting Program (“MMRP”). After receiving public testimony, the Planning Commission voted 4-0-1 (Commissioner Barcelos absent) and approved the Design Review application and voted 4-0-1 (Commissioner Barcelos absent) recommending that City Council; 1) adopt the MND and MMRP; 2) approve the General Plan Amendment; 3) approve the Artesia Live Specific Plan Amendment; 4) approve the amendment to the Zoning Code; and 5) approve Vesting Tentative Tract Map No. 84570.

Staff recommends that should Council approve the Artesia Live Specific Plan, the General Plan and Zoning Code Amendments, Vesting Tentative Tract Map No. 84570, and the MND and MMRP, pursuant to Artesia Municipal Code (AMC) Section 9-2.1707(a), the City Council affirm the Planning Commission’s approval of the Design Review application for Case No. 2024-22
Alternatively, the City Council may:

1. Require a transcript or recording of the testimony and all other evidence upon which the Planning Commission made its decision concerning the Design Review application for Case No. 2024-22, and, after receiving such evidence, take such action as, in the opinion of the City Council, is indicated by such evidence alone;

2. Refer the Design Review application for Case No. 2024-22 back to the Planning Commission, with or without instructions for further proceedings; or

3. Set the Design Review application for Case No. 2024-22 for a hearing before itself, at which hearing the City Council will hear and decide the Design Review application for Case No. 2024-22 de novo.

ENVIRONMENTAL:

Pursuant to the California Environmental Quality Act (“CEQA”) Guidelines Section 15063, staff prepared an Initial Study (IS) to analyze the potential environmental effects of the proposed Project (the 83-unit mixed-use residential development together with the amended Artesia Live Specific Plan and related zoning and general plan amendments). Through the Initial Study, it was determined that the Project would not result in any significant environmental impacts that could not be mitigated to a level of less than significance. Therefore, staff prepared a Mitigated Negative Declaration (MND) pursuant to CEQA Guidelines Section 15070. A Notice of Intent (NOI) was filed with the State Clearinghouse and the Los Angeles County Clerk, published in the Los Cerritos Community News, and mailed to property owners within 1,000 feet of the subject site. The NOI indicated that the IS/MND was available for public review and comment from March 28, 2025, through April 28, 2025. During the review and comment period, staff received one comment. The comment was received from the Los Angeles County Sanitation Districts. The comment did not raise an issue with the Initial Study or the Mitigated Negative Declaration. The received comment and staff’s response is found as an appendix to Attachment No. 1.

FISCAL IMPACT:

The Developer and the project will be contributing the following to the City of Artesia as part of this proposed development:

Community Facilities District Formation. Developer shall file a Petition and Waiver with city to initiate formation of, or annexation to if one already exists, and pay all costs associated with the formation of or annexation to, a community facilities district (“CFD”) pursuant to the Mello-Roos Community Facilities Act of 1982 (Gov. Code §§ 53311-53368.3), in order to provide a method of the rendering of additional services necessitated as a result of the development: (1) police protection services; (2) fire protection services; (3) ambulance and paramedic services; (4) the operation and maintenance of flood and storm protection services; and (5) maintenance and lighting of parks, parkways, promenades, streets, roads, medians, islands and open spaces. The special tax levied within the CFD is in an amount not less than Six Hundred and Seventy-Six Dollars ($676), per unit per year, with an annual escalation factor of two percent (2%), unless otherwise specified by the Rate and Method of Apportionment applicable to the CFD or established by the City Council pursuant to the Mello-Roos Community Facilities Act of 1982, as the taxes may be adjusted from time to time. Developer shall complete the formation of or annexation to, the CFD prior to the issuance of the first Certificate of Occupancy for the development.

Payment of the required Specific Plan Recovery fees of forty-eight cents ($0.48) per square foot of new development, as set forth by City Council resolution and authorized by Chapter 7 (Specific Plan Recovery Fees) of Title 3 (Finance) of the Artesia Municipal Code prior to the issuance of the building permit for development.

Payment of Development Impact Fees of $20,613 per dwelling unit and $6,645 per 1,000 sq. ft. of commercial floor area, as authorized by City Council Resolution 19-2742 and the Mitigation Fee Act (Gov.

Code § 66000 et seq.).

RECOMMENDED COUNCIL ACTION:

Staff recommends that the City Council take the following actions:

1. Open and conduct a public hearing;

5. Introduce and waive the first reading of Ordinance No. 25-968, amending the Artesia Live Specific Plan;

7. Affirm Planning Commission’s conditional approval of a Design Review application for Case No. 2024-22 and Adopt Resolution No. 25-3047 for a mixed-use development consisting of 83-unit residential units, with 1,600 square foot rooftop restaurant with alcohol sales and associated parking and landscaping located at 17610 & 17618 Pioneer Boulevard (Assessor’s Parcel Numbers 7033-007-016, 017 & 018).

Attachments
Reso 25-3044.pdf
Reso 24-3045.pdf
Ordinance No. 25-968 (Adopting Amended Artesia Live Street Plan).pdf Ordinance No. 25-969(Adopting Zoning Amendment).pdf
Reso 25-3046.pdf
Reso 25-3047.pdf
Exhibit A to Reso 25-3047
Artesia Live SPA - Final No Appendices.pdf
Artesia Live Specific Plan_Amendment - Redlines 041625.pdf Project Data.pdf
Architectural & Landscape Plans.pdf
VTTM 84570.pdf
Artesia Pioneer Place IS-MND 2025-03-26.pdf
1 RESOLUTION NO. 25-3044

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ARTESIA ADOPTING MITIGATED NEGATIVE
DECLARATION (SCH #2025040131) AND MITIGATION

MONITORING AND REPORTING PROGRAM PURSUANT

TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA) FOR THE PIONEER PLACE PROJECT AT 17610 &
17618 PIONEER BOULEVARD (ASSESSOR PARCEL
NUMBERS 7033-007-016, 7033-007-017 & 7033-007-018)
(CASE NO. 2024-22)
WHEREAS, the applicant, Atlas Development, submitted an application requesting approval of a General Plan Amendment to amend the text of the General Plan by modifying the Land Use Sub-Element and adding the following sentence - “Residential density may exceed 70du/ac subject to approval of a Specific Plan” to the City Center Mixed Use land use designation’s definition and adding a Footnote below Table LU-4 of the General Plan to provide: “Residential density may exceed 70du/ac subject to approval of a Specific Plan” in order to facilitate the construction of a 6-story mixed-use development on real property located at 17610 & 17618 Pioneer Boulevard (Assessor Parcel Numbers 7033-007-016, 7033-007-017 & 7033-007-018) which will include the development of a 83 unit residential condominiums, 1,600 square feet of rooftop restaurant with alcohol sales and associated parking and landscaping. This application was submitted in conjunction with applications for Zone Code Amendments, amendment to the Artesia Live Specific Plan, Vesting Tentative Tract Map No. 84570, and Design Review (collectively, the “Project”).

WHEREAS, pursuant to the California Environmental Quality Act (Public Resources Code, § 21000 et seq.,) and the State CEQA Guidelines (California Code of Regulations, title 14, § 15000 et seq.) (collectively, “CEQA”), the City prepared an Initial Study/Mitigated Negative Declaration (SCH #2025040131) (“MND”), which was circulated for review by the public and interested, responsible, and trustee agencies for at least 30 days from March 28, 2025 through April 28, 2025 by: (1) filing a Notice of Intent to Adopt a Mitigated Negative Declaration (“NOI”) with the State Clearinghouse; (2) filing a NOI with the Los Angeles County Clerk; (3) placing a NOI in the Los Cerritos Community News, a newspaper of General Circulation; (4) mailing a NOI to various interested persons, agencies, and tribes; (5) mailing the NOI to property owners within 1,000 feet of the subject site, (6) posting the NOI at the project site, and (7) posting the NOI on the City’s website. In addition, copies of the MND were available during the public review period at the Community Development Department’s web page, as well as at Artesia City Hall Planning Department, Artesia Public Library, and Artesia Public Park.

WHEREAS, based on the MND, City staff determined that all potential environmental impacts from the Project would be less than significant with the 2 incorporation of the mitigation measures in the Mitigation Monitoring and Reporting Program (“MMRP”). Pursuant to Public Resources Code section 21081.6 and State CEQA Guidelines section 15074(d), the MMRP has been prepared and includes mitigation measures for biological resources, cultural resources, geology and soils, hazards and hazardous materials, transportation and tribal cultural resources.

WHEREAS, all comments were received, considered and responded to from the public, as well as any responsible, trustee, and interested agencies, on the MND. The Final MND consist of the responses to comments and the MND.

WHEREAS, on May 20, 2025, the Planning Commission conducted a duly noticed public hearing to consider the Final MND and all other relevant information contained in the administrative record regarding the Project, including all oral and written evidence presented to it during all meetings and hearings and adopted Resolution No. 2025-13P recommending that the City Council adopt the MND.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARTESIA HEREBY FINDS, DETERMINES, ORDERS AND RESOLVES AS FOLLOWS:

SECTION 1. The City Council hereby makes the following environmental findings and determinations:

A. reviewed and considered the Final MND and the administrative record, including all written and oral evidence presented to it, and finds: (i) that the Final MND was prepared in compliance with CEQA; and (ii) that, based on the imposition of mitigation measures, there is no substantial evidence in the administrative record supporting a fair argument that the Project may have a significant effect on the environment. The Planning Commission further finds that the Final MND contains a complete, objective and accurate reporting of the environmental impacts associated with the Project and reflects the independent judgment and analysis of the City. No new significant environmental impacts have been identified in the Final MND and any changes to the Final MND in response to comments or otherwise do not constitute substantial revisions requiring recirculation under State CEQA Guidelines section 15073.5.

B. Based on these findings, the City Council hereby approves and adopts the Final MND for this Project pursuant to Public Resources Code section 21080, subdivision (c)(2).

C. The City Council has also reviewed and considered the MMRP for the Project that has been prepared pursuant to the requirements of Public Resources Code Section 21081.6 and finds that such Program is designed to ensure compliance with the mitigation measures during Project implementation. The City Council therefore approves and adopts the MMRP for the Project, which is has been made a condition of approval for Resolution 25-3046 and Planning Commission Resolution 2025-12P. 3 D. The City Council directs staff to file a Notice of Determination with the Los Angeles County Clerk and the Office of Land Use and Climate Innovation within five (5) working days of approval of the Project.

E. The custodian of records for the Final MND, MMRP and all other materials which constitute the record of proceedings upon which the City Council’s decision is based upon is the Planning Department of the City of Artesia.

Those documents are available for public review in the Planning Department of the City of Artesia, located at 18747 Clarkdale Avenue, California 90701, telephone (562) 865-6262.

SECTION 2. This Resolution shall take effect immediately upon its adoption by the City Council, and the City Clerk shall certify the passage, approval, and adoption of this Resolution and enter it into the book of original Resolutions.

SECTION 3. Certification. The City Clerk shall certify to the passage and adoption of this resolution and enter it into the book of original resolutions.

PASSED, APPROVED, and ADOPTED this 9th day of June 2025. _____________________________

ALI SAJJAD TAJ, MAYOR
ATTEST:

JENNIFER ALDERETE, CITY CLERK
1 RESOLUTION NO. 25-3045

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ARTESIA APPROVING AMENDMENT TO THE GENERAL

PLAN TO MODIFY THE DESCRIPTION OF THE CITY

CENTER MIXED USE LAND USE DESIGNATION BY
ADDING THE FOLLOWING SENTENCE “RESIDENTIAL
DENSITY MAY EXCEED 70 DU/AC SUBJECT TO
APPROVAL OF A SPECIFIC PLAN” AND TO ADD
FOOTNOTE “3” TO TABLE LU-3 IN THE GENERAL
PLAN TO PROVIDE: “RESIDENTIAL DENSITY MAY
EXCEED 70 DU/AC SUBJECT TO APPROVAL OF A
SPECIFIC PLAN”
WHEREAS, the applicant, Atlas Development, submitted an application requesting approval of a General Plan Amendment to change the description of City Center Mixed Use land use designation by adding the following sentence, “Residential density may exceed 70du/ac subject to approval of a Specific Plan,” and to add Footnote “3” to Table LU-3 in the General Plan to provide: “Residential density may exceed 70du/ac subject to approval of a Specific Plan”. This application was submitted in conjunction with applications for Vesting Tentative Tract Map No. 84570, Design Review and amendments to the Artesia Live Specific Plan, and the Zoning Code to accommodate the development of a six-story mixed use development consisting of 83 unit residential condominiums, 1,600 square foot rooftop restaurant with alcohol sales and associated parking and landscaping, (the “Project”) on real property located at 17610 & 17618 Pioneer Boulevard (Assessor Parcel Numbers 7033-007-016, 7033-007-017 and 7033-007-108) WHEREAS, Government Code Section 65350 provides that cities shall amend general plans and elements of those general plans in the manner provided in Article 6 (Sections 65350-65362) of Chapter 3 of Division 1 of Title 7 of the Government Code.

WHEREAS, Government Code Section 65353(a) provides that “[w]hen the city has a planning commission authorized by local ordinance or resolution to review and recommend action on proposed amendments to the general plan, the commission shall hold at least one public hearing before approving a recommendation on the amendment of a general plan. Notice of the hearing shall be given pursuant to Section 65090.” Further, Section 65353(b) provides that “[i]f amendments to a general plan would affect the permitted uses or intensity of uses of real property, notice of the hearing shall also be given pursuant to paragraphs (1) and (3) of subdivision (a) of Section 65091.” WHEREAS, Government Code Section 65354 provides that the “planning commission shall make a written recommendation on the amendment of a general plan.

A recommendation for approval shall be made by the affirmative vote of not less than a majority of the total membership of the commission. The planning commission shall send its recommendation to the legislative body.”
2 WHEREAS, on May 20, 2025, the Planning Commission conducted a duly noticed public hearing in accordance with California Government Code Sections 65090 and 65091 to consider the proposed General Plan Land Use Text Amendment, and following receipt of public testimony, closed the public hearing.

WHEREAS, in accordance with the California Environmental Quality Act (Public Resources Code, §§ 21000 et seq., “CEQA”), the regulations promulgated thereunder (14 Cal. Code of Regulations §§ 15000 et seq., the CEQA Guidelines the City prepared an Initial Study/Mitigated Negative Declaration (SCH #2025040131) (“MND”), that analyzed the proposed Project’s environmental impacts. Resolution No. 25-3044 adopted the MND and MMRP, and among other things, properly assesses the environmental impact of the Project in accordance with CEQA. This Resolution incorporates by reference the environmental findings and analysis set forth in Resolution No. 25-3044, including the MND, as if fully set forth herein.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARTESIA HEREBY FINDS, DETERMINES, ORDERS AND RESOLVES AS FOLLOWS:

SECTION 1. Based on the evidence in the record, the City Council finds that the proposed General Plan Amendment, is appropriate for the following reasons:

A. The proposed General Plan Land Use Sub-Element Amendment is in the public interest because it would create the opportunity for additional mixed use, residential and commercial uses within the City Center Mixed Use area on a case by case basis subject to the approval of a Specific Plan. Providing an opportunity to increase density on a case by case basis will encourage the development and redevelopment of a contemporary mix of commercial, retail, office and residential uses that twill expand economic vibrancy and livability in the City Center area. The potential for the development of additional residential dwellings units within a mixed use urban land use pattern will result in a “sense of place” and generate potential for infill development, an adaptive reuse of underutilized sites, and structures to better serve the area and generate new investment.

B. The proposed change to the General Plan Land Use Sub-Element Amendment will not be detrimental to the public health, safety or welfare because the Mitigated Negative Declaration, prepared for the Project, determined that all potentially significant effects to the environment would be reduced to less than significant levels through the implementation of specific mitigation measures. Moreover, the proposed Amendment and future residential and retail development will create new job opportunities, incentive for overall investment, a mix of housing types, and help the City meet its residential development obligations mandated by the State.

C. The proposed Amendment is consistent with the General Plan 2030 goal of a wellplanned community with sufficient land uses and intensities to meet the needs of anticipated growth and achieve the community’s vision (Community Goal LU 1) by creating a mixed land-use pattern that will foster a strong community identity, 3 provide new employment, housing, and entertainment opportunities, and strengthen the City’s tax base.

D. The proposed Amendment will not adversely affect or be detrimental to adjacent properties as the standards of the City Center Mixed Use Land Use designation of ensuring the protection and enhancement of adjacent residential neighborhoods will be upheld for this project and for future development. This is ensured with the development of a specific plan and required environmental analysis mandated by the California Environmental Quality Act (CEQA). The development of a specific plan and the CEQA process ensure extensive public participation which further ensures that protection and enhancement of adjacent residential neighborhoods will be upheld. With regards to the proposed Pioneer Place Mixed Use development project and the proposed amendments to the Artesia Live Specific Plan, an environmental analysis was conducted and based on the Initial Study, it was determined that significant impacts would be mitigated to a level of less than significant.

E. The proposed General Plan Amendment is consistent with the following community policies and policy actions in the General Plan 2030 Community Policy Program:

1. Community Policy LU 1.1 and Policy Action LU 1.1.1, which encourage the identification of appropriate locations for residential and non-residential development to accommodate growth through the year 2030 by evaluating amendments to the General Plan Land Use Map to consider the effect that such amendments will have on the City’s ability to achieve its goals of a well planned community; and

2. Community Policy LU 1.3 and Policy Action LU 1.3.1, which encourages active and inviting pedestrian-friendly street environments that include a variety of uses within commercial and mixed-use areas by enhancing access, safety and the streetscape experience for pedestrians, bicyclists and transit riders; and focus improvements in areas with the highest need; and

3. Community Policy LU 1.4 and Policy Action LU 1.4.1 and 1.4.2, which ensures that mixed use developments are integrated with surrounding uses to become part of the neighborhood by utilizing cohesive architecture, lively streetscapes, interesting urban spaces and attractive landscaping; and

4. Housing Sub-Element Policy HE 3.1 and Policy Action 3.1b, which encourages recycling of sites for residential development to facilitate redevelopment of non-residential sites for residential use; and SECTION 2. Based on the findings specified in Sections 6 and 7, above, and all other evidence in the record, the Planning Commission hereby recommends that the City Council approve the General Plan Land Use Sub-Element Amendment to change the text of the General Plan by modifying the Land Use Sub-Element and adding the following sentence - “Residential density may exceed 70du/ac subject to approval of a Specific Plan” to the City Center Mixed Use land use designation’s definition, and adding Footnote # 3 to Table LU-3 of the General Plan to provide: “Residential density may exceed 4 70du/ac subject to approval of a Specific Plan”. The amended text is attached hereto as Exhibit “A” which is incorporated herein by reference.

SECTION 3. This Resolution shall take effect immediately upon its adoption by the City Council, and the City Clerk shall certify the passage, approval, and adoption of this Resolution and enter into the book of original Resolutions.

SECTION 4. Certification. The City Clerk shall certify the adoption of this Resolution and enter it into the book of original resolutions.

PASSED, APPROVED, and ADOPTED this 9th day of June, 2025. _____________________________

ALI SAJJAD TAJ, MAYOR
ATTEST:

JENNIFER ALDERETE, CITY CLERK
1 ORDINANCE NO. 25-968

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

ARTESIA, CALIFORNIA, AMENDING THE ARTESIA LIVE

SPECIFIC PLAN

THE CITY COUNCIL OF THE CITY OF ARTESIA DOES ORDAIN AS
FOLLOWS:

SECTION 1. Recitals.

A. The applicant, Atlas Development, submitted an application requesting an amendment of the Artesia Live Specific Plan for real property located at 17610 & 17618 Pioneer Boulevard (Assessor Parcel Numbers 7033-007- 016, 7033-007-017 and 7033-007-108) (Case No. 2024-22), to accommodate the development of a six-story mixed use development consisting of 83 unit residential condominiums, 1,600 square foot rooftop restaurant with alcohol sales and associated parking and landscaping, (the “Project”). This application was submitted in conjunction with applications for Design Review, Vesting Tentative Tract Map No. 84570, Zoning Code, and General Plan Amendments.

B. Government Code Section 65453(a) provides that “[a] specific plan shall be prepared, adopted, and amended in the same manner as a general plan, except that a specific plan may be adopted by resolution or by ordinance and may be amended as often as deemed necessary by the legislative body.”
C. Government Code Section 65353(a) provides that “[w]hen the city has a planning commission authorized by local ordinance or resolution to review and recommend action on a proposed [specific] plan the commission shall hold at least one public hearing before approving a recommendation on the adoption of a [specific] plan. Notice of the hearing shall be given pursuant to Section 65090.” Further, Section 65353(b) provides that “[i]f a proposed [specific] plan would affect the permitted uses or intensity of uses of real property, notice of the hearing shall also be given pursuant to paragraphs (1) and (3) of subdivision (a) of Section 65091.

D. Government Code Section 65354 provides that the “planning commission shall make a written recommendation on the adoption or amendment of a [specific] plan” and that a “recommendation for approval shall be made by the affirmative vote of not less than a majority of the total membership of the commission.” Additionally, the “planning commission shall send its recommendation to the legislative body.”
E. Government Code Section 65454 provides that “[n]o specific plan may be adopted unless the proposed plan is consistent with the general plan.” 2 F. On May 20, 2025, the Planning Commission conducted a duly noticed public hearing in accordance with California Government Code Sections 65090 and 65091 to consider the proposed amendments to the Artesia Live Specific Plan, and following the receipt of public testimony, closed the hearing and adopted Resolution No. 2025-09PP.

G. On June 9, 2025, the City Council conducted a duly noticed public hearing to consider the proposed amendments to the Artesia Live Specific Plan.

SECTION 2. Incorporation of Recitals. The City Council hereby finds that the foregoing recitals are true and correct and incorporated herein as substantive findings of this Ordinance.

SECTION 3. CEQA. In accordance with the California Environmental Quality Act (Public Resources Code §§ 21000 et seq., “CEQA”), the regulations promulgated thereunder (14 Cal. Code of Regulations §§ 15000 et seq., the “CEQA Guidelines, the City prepared an Initial Study/Mitigated Negative Declaration (SCH #2025040131) (“MND”) that analyzed the proposed Project’s environmental impacts. Resolution No. 25- 13P adopted the MND and MMRP, and, among other things, properly assesses the environmental impact of the Project in accordance with CEQA. This Ordinance incorporates by reference the environmental findings and analysis set forth in Resolution No. 25-13P, including the MND, as if fully set forth herein.

SECTION 4. Findings. The City Council finds that the amendment to the Artesia Live Specific plan is consistent with the General Plan for the following reasons:

A. The proposed amendments to the Artesia Live Specific Plan are consistent with the General Plan 2030 goal of a well-planned community with sufficient land uses and intensities to meet the needs of anticipated growth and achieve the community’s vision (Community Goal LU 1) by creating a mixed land-use pattern that will foster a strong community identity, enhance the City Center core, provide new employment, housing, shopping and entertainment opportunities, and strengthen the City’s tax base.

B. The proposed amendments to the Artesia Live Specific Plan are consistent with the proposed General Plan Amendment to allow density standards for the City Center Mixed Use designation of the General Plan Land Use SubElement to exceed 70 dwelling units per acre with the consideration and adoption of a Specific Plan.

C. The proposed amendments to the Artesia Live Specific Plan will not adversely affect or be detrimental to adjacent properties as the proposed Pioneer Place Mixed Use project is 20 feet lower in height compared to the previous project and the overall size is smaller – 164,521 square feet compared to 240,652 square feet. The previous project was found not to adversely affect or be detrimental while it was a larger project than the current proposal. All other standards including parking, landscaping and 3 setbacks will remain the same ensuring the protection and enhancement of adjacent residential neighborhoods. Moreover, the Mitigated Negative Declaration includes mitigation measures that ensure the identified impacts will be mitigated to less than significant levels.

D. The proposed amendments to the Artesia Live Specific Plan are consistent with the following community policies and policy actions in the General Plan 2030 Community Policy Program:

1. Community Policy LU 1.1 and Policy Action LU 1.1.1 encourage the identification of appropriate locations for residential and nonresidential development to accommodate growth through the year 2030 by evaluating amendments to the General Plan Land Use Map to consider the effect that such amendments will have on the City’s ability to achieve its goals of a well planned community. The proposed Specific Plan enables re-purposing sunder-utilized parcels and facilitate vibrant mixed-use developments which will contribute to accommodating the City’s housing demand through the year 2030.

2. Community Policy LU 1.2 and Policy Action LU 1.2.1 encourage a wide variety of commercial services in appropriate locations by analyzing the current inventory of developed and undeveloped commercial sites in the City in order to assess which are economically viable commercial developments that can be supported. The amendments to Artesia Live Specific Plan will continue to enable a mixed-use project that would place restaurant use in the same building as the proposed residential units.

Juxtaposing these uses enhances their commercial viability by positioning customers and services close to one another.

3. Community Policy LU 1.3 and Policy Action LU 1.3.1 encourage active and inviting pedestrian-friendly street environments that include a variety of uses within commercial and mixed-use areas by enhancing access, safety and streetscape experience for pedestrians, bicyclists and transit riders; and that focus improvements in areas with the highest need. The proposed amendments to the Artesia Live Specific Plan continues to enable a mixed-use project.

4. Community Policy LU 1.4 and Policy Action LU 1.4.1 and 1.4.2 encourage mixed use developments to be integrated with
surrounding uses so that they become part of the neighborhood by utilizing cohesive architecture, lively streetscapes, interesting urban spaces and attractive landscaping. The proposed amendments to the Artesia Live Specific Plan will continue to expressly enable mixed-use developments. The amendment Specific Plan continues to set forth standards that ensure high quality architecture and 4 streetscape improvements, including requirements that all facades of the development are finished with high-quality and durable materials, with a high degree of surface articulation to add visual interest.

5. Housing Sub-Element Policy HE 3.1b (Redevelopment of Underutilized Sites) – encourage recycling of sites for residential development. The proposed amendments to the Artesia Live Specific Plan will continue to facilitate opportunities for residential and mixed-use development in accordance with said Policy.

SECTION 5. Adoption. The amended Artesia Live Specific Plan is hereby adopted as set forth in the attached Exhibit “A,” which is incorporated herein by reference.

SECTION 6. Effective Date; Contingency. This Ordinance is a part of a larger project (Case No. 2024-22), which requires adoption of a General Plan Amendment. This Ordinance shall not take effect unless and until the General Plan Amendment is approved and adopted by the City Council. If the Council does not approve the General Plan Amendment, this Ordinance shall be null and void and of no force or effect and, without any further action by the City Council. It shall be as if the Ordinance had never been adopted.

SECTION 7. Severability. Should any provision of this Ordinance, or its application to any person or circumstance, be determined by a court of competent jurisdiction to be unlawful, unenforceable or otherwise void, that determination shall have no effect on any other provision of this Ordinance or the application of this Ordinance to any other person or circumstance, and, to that end, the provisions hereof are severable.

The City Council of the City of Artesia declares that it would have adopted all the provisions of this Ordinance that remain valid if any provisions of this ordinance are declared invalid.

SECTION 8. Adoption, Certification, and Publication. The City Clerk of the City of Artesia shall certify the passage and adoption of this Ordinance and shall cause the same, or a summary thereof, to be published and/or posted in the manner required by law.

SECTION 9. Record of Proceedings. The documents and materials associated with this ordinance that constitute the record of proceedings on which these findings are based are located at 18747 Clarkdale Ave, Artesia, CA 90701. The City Clerk is the custodian of the record of proceedings.

PASSED, APPROVED, and ADOPTED this 9th day of June, 2025. _____________________________

ALI SAJJAD TAJ, MAYOR
5 ATTEST:

JENNIFER ALDERETE, CITY CLERK
ROLL CALL VOTE:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:
1 ORDINANCE NO. 25-969

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
ARTESIA, CALIFORNIA AMENDING SECTION 9-2.3453
(SPECIFIC PLAN ZONES) OF ARTICLE 34.5 (SPECIFIC
PLAN ZONES (SP)) OF CHAPTER 2 (ZONING) OF TITLE 9
(PLANNING AND ZONING) OF THE ARTESIA MUNICIPAL
CODE

THE CITY COUNCIL OF THE CITY OF ARTESIA DOES ORDAIN AS
FOLLOWS:

SECTION 1. Recitals.

A. The applicant, Atlas Development, submitted an application requesting approval of an amendment to the City of Artesia Zoning Code Section 9-

2.3453(a) (Artesia Live Specific Plan) to remove reference to a seven-story mixed use development and removing unnecessary numbering system and modifying the description to reference a six-story mixed use project. This application was submitted in conjunction with applications for Vesting Tentative Tract Map No. 84570, Design Review and amendments to the Artesia Live Specific Plan, and General Plan to accommodate the development of a six-story mixed use development consisting of 83 unit residential condominiums, 1,600 square foot rooftop restaurant with alcohol sales and associated parking and landscaping, (the “Project”) on real property located at 17610 & 17618 Pioneer Boulevard (Assessor Parcel Numbers 7033-007-016, 7033-007-017 and 7033-007-108).

B. The Artesia Live Specific Plan consists of approximately 35,772 square feet at 17610 & 17618 Pioneer Boulevard (Assessor Parcel Numbers 7033-007- 016, 7033-007-017 and 7033-007-108).

C. Artesia Municipal Code Section 9-2.1601 provides that the provisions of the Zoning Code may be amended to reclassify zones, to alter the boundaries of districts, to impose regulations not heretofore imposed, and to remove or modify any regulation heretofore imposed pursuant to the provisions of Title 7 of the Government Code of the State.

D. California Government Code Section 65853 provides that “an amendment to a zoning ordinance, which amendment changes any property from one zone to another or imposes any regulation listed in Section 65850 not theretofore imposed or removes or modifies any such regulation theretofore imposed shall be adopted in the manner set forth in Sections 65854 to 65857, inclusive.”
E. California Government Code Section 65854 provides that the “planning commission shall hold a public hearing on the proposed amendment to a zoning ordinance. Notice of the hearing shall be given pursuant to Section 2 65090 and, if the proposed amendment to a zoning ordinance affects the permitted uses of real property, notice shall also be given pursuant to Section 65091.”
F. California Government Code Section 65855 provides that the “planning commission shall render its decision in the form of a written recommendation to the legislative body. Such recommendation shall include the reasons for the recommendation, the relationship of the proposed amendment to applicable general and specific plans and shall be transmitted to the legislative body in such form and manner as may be specified by the legislative body.”’
G. On May 20, 2025, the Planning Commission conducted a properly noticed public hearing in accordance with California Government Code Sections 65090 and 65091 to consider the proposed amendments to the Zoning Code, and following the receipt of public testimony, closed the hearing and adopted Resolution No. 2025-10P.

H. The City Council conducted a properly noticed public hearing on June 9, 2025 at which members of the public were afforded an opportunity to comment on this Ordinance, the recommendations of staff, and other public testimony
I. All legal preconditions to the adoption of this Ordinance have occurred.

SECTION 2. Incorporation of Recitals. The City Council hereby finds that the foregoing recitals are true and correct and incorporated herein as substantive findings of this Ordinance.

SECTION 4. Findings. Government Code section 65860 requires a city's zoning ordinance to be consistent with the general plan. Based on all evidence in the record, the City Council finds as follows:

A. Amending Section 9-2.3453(a) (Artesia Live Specific Plan) to reflect the proposed Pioneer Place Mixed Use project by removing reference to a seven-story mixed use development and replacing it concerning a six-story mixed use development and removing unnecessary numbering system is in 3 the public interest because the ordinance will accurately reflect the proposed new development.

B. This Ordinance incorporates by reference the findings and analysis set forth in Resolution No. 25-1P, as if fully set forth herein, which finds the amended Artesia Live Specific Plan to be consistent with the general plan.

SECTION 5. Amendment. Section 9-2.3453(a) (Specific Plan Zones) of Article

34.5 (Specific Plan Zones (SP)) of Chapter 2 (Zoning) of Title 9 (Planning and Zoning) of the Artesia Municipal Code is amended to read as follows (new text underlined and removed text shown in strikethrough:
(a) Artesia LIVE Specific Plan. The Artesia LIVE Specific Plan, a copy of which is on file in the office of the City Clerk, has been prepared to facilitate the construction of a six-story mixed use development, located on approximately

0.82 acres of property along Pioneer Boulevard, between 176th Street and 178th Street. The area covered by the Artesia LIVE Specific Plan shall be established as the Artesia LIVE Specific Plan Zone and shall be designated on the Zoning Map as Artesia Live SP.

SECTION 6. Effective Date; Contingency. This Ordinance is a part of a larger project (Case No. 2024-22), which requires adoption of a General Plan Amendment and adoption of the amended Artesia Live Specific Plan. This Ordinance shall not take effect unless and until the General Plan Amendment is approved and the amended Artesia Live Specific Plan is adopted by the City Council. If the Council does not approve the General Plan Amendment or the amended Artesia Live Specific Plan, this Ordinance shall be null and void and of no force or effect and, without any further action by the City Council. It shall be as if the Ordinance had never been adopted.

The City Council of the City of Artesia declares that it would have adopted all the provisions of this Ordinance that remain valid if any provisions of this ordinance are declared invalid.

ALI SAJJAD TAJ, MAYOR
ATTEST:

JENNIFER ALDERETE, CITY CLERK
ROLL CALL VOTE:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:
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RESOLUTION NO. 25-3046

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARTESIA APPROVING TENTATIVE TRACT MAP NO. 84570 TO
SUBDIVIDE THE LAND LOCATED AT 17610 & 17618 PIONEER
BOULEVARD (ASSESSOR PARCEL NUMBERS 7033-007-016,
7033-007-017 & 7033-007-018) FOR 83 RESIDENTIAL
CONDOMINIUMS (CASE NO. 2024-22)
WHEREAS, the applicant, Atlas Development, submitted an application requesting approval of Vesting Tentative Tract Map No. 84570, to subdivide three (3) parcels of land located 17610 & 17618 Pioneer Boulevard (Assessor Parcel Numbers 7033-007-016, 7033-007-017 and 7033-007-108) into eighty three (83) residential condominium lots in order to construct a proposed six-story vertical mixed-use development that will include 83 residential condominiums, and 1,600 square feet of rooftop restaurant with alcohol sales. The subject parcels are depicted on Exhibit “A”, attached hereto and incorporated herein by this reference.

This application was submitted in conjunction with applications for a General Plan Amendment, amendment of the Artesia Live Specific Plan, Zoning Code Amendment, and Design Review.

WHEREAS, Artesia Municipal Code Section 9-1.1105 provides that a vesting tentative map shall be processed and approved by the Planning Commission and the City Council in accordance with the same terms, provisions, and limitations of the Subdivision Map Act and Article 4 (Tentative Maps) of Chapter 1 (Subdivisions) of Title 9 of the Artesia Municipal Code governing tentative maps, with limited exceptions. Section 66452.1 of the Subdivision Map Act and Section 9-1.412 of the Artesia Municipal Code collectively provide that the Planning Commission must review a written report prepared by the Planning Director making recommendations on the tentative map and forward the report with the Planning Commission’s recommendations to the City Council within fifty (50) days after the tentative map has been filed.

WHEREAS, on May 20, 2025, the Planning Commission conducted a duly noticed special public hearing to consider Tentative Tract Map No. 84570 and following receipt of public testimony, closed the public hearing and adopted Resolution No. 2025-11P making findings and recommending that the City Council approve the Map and adopt a Mitigated Negative Declaration..

WHEREAS, In accordance with the California Environmental Quality Act (Public Resources Code, §§ 21000 et seq., “CEQA”), the regulations promulgated thereunder (14 Cal. Code of Regulations §§ 15000 et seq., the CEQA Guidelines the City prepared an Initial Study/Mitigated Negative Declaration (SCH #2025040131) (“MND”), that analyzed the proposed Project’s environmental impacts. Resolution No. 25-3044 adopted the MND and MMRP, and, among other things, properly assesses the environmental impact of the Project in accordance -2-
with CEQA. This Resolution incorporates by reference the environmental findings and analysis set forth in Resolution No. 25-3044, including the MND, as if fully set forth herein.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARTESIA HEREBY FINDS, DETERMINES, ORDERS AND RESOLVES AS FOLLOWS:

SECTION 1. Based on the evidence in the record, the City Council hereby finds as follows:

A. The proposed Vesting Tentative Tract Map No. 84570 is consistent with the current and proposed amended Artesia Live Specific Plan and with the proposed amended City Center Mixed Use General Plan land use designation of the Land Use Sub-Element which would allow densities to increase above 70 dwelling units per acre with the approval of a Specific Plan. The amended Artesia Live Specific Plan will allow a maximum density of 100 dwelling units per acre for only the subject site. The proposed density of the project is 99 units to an acre.

B. The design and improvement of the proposed subdivision are consistent with the proposed amended Artesia Live Specific Plan and the proposed amended City Center Mixed Use General Plan land use designation of the Land Use Sub-Element. The amended General Plan would allow densities to increase above 70 dwelling units per acre with the approval of a Specific Plan. The amended Artesia Live Specific Plan will allow a maximum density of 100 dwelling units per acre for the subject site. The proposed density of the project is 99 units to an acre. Furthermore, the design and improvements will allow 83 residential units and 1,600 square feet of restaurant use, consistent with the City Center Mixed Use designation which encourages the development of mixed use projects. This designation encourages integrated, mixed-use commercial and residential development that provides residential development and complimentary, pedestrianfriendly retail activities.

C. The subject site is physically suitable for the proposed Project and the proposed density of 83 residential units and 1,600 square feet of restaurant space. The Project conforms to the development and design standards of the amended Artesia Live Specific Plan.

D. The design of the proposed subdivision and the proposed Project is not likely to cause substantial environmental damage nor is it likely to substantially and avoidably injure fish or wildlife or their habitat because the subject property is located within a fully developed urban area.

Furthermore, an Initial Study was prepared in accordance with the California Environmental Quality Act (CEQA) and based on the Initial Study, with the imposition of mitigation measures, the Project would not have significant negative environmental impacts on the environment. Based on the Initial Study, a Mitigated Negative Declaration was prepared.
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E. The design of the proposed subdivision and the proposed Project is not likely to cause serious public health problems because the Conditions of Approval require compliance with applicable codes and ordinances designed to protect public health and safety. Furthermore, the project conforms with the development standards of the amended Artesia Live Specific Plan and during Plan Check, all agencies will review the project for complete compliance with health and safety codes, including Building and Fire Codes, before issuance of building permits.

F. The design of the proposed subdivision and the proposed Project will not conflict with existing easements acquired by the public at large for access through, or the use of, property within the proposed subdivision as there are no public easements that traverse the property.

G. The discharge of waste from the proposed subdivision into the existing community sewer system will not result in the violation of the existing requirements prescribed by the California Regional Water Quality Board pursuant to the provisions of Division 7 of the California Water Code. A Preliminary Low Impact Development (LID) Plan was prepared which would facilitate the preparation of a Water Quality Management Plan (WQMP).

These plans are standard requirements and are designed to ensure compliance with requirements prescribed by the California Regional Water Quality Board. Prior to issuance of grading permits, the WQMP will be reviewed and approved only if found to be consistent with required standards.

SECTION 2. Based on the findings specified herein and all other evidence in the record, the City Council hereby approves Vesting Tentative Tract Map No. 84570 to subdivide three (3) parcels of land located at 17610 & 17618 Pioneer Boulevard (Assessor’s Parcel Numbers 7033-007-016, 017 & 018) into fifty nine (83) condominium units (Case No. 2024-22), subject to the following conditions:

1. This approval is for Vesting Tentative Tract Map No. 84570, to consolidate three (3) parcels of land located at 17610-17618 Pioneer Boulevard (Assessor Parcel Nos. 7033-007-016, 7033-007-017, and 7033-007-018) into one (1) parcel of land and subdivide the land for condominium purposes.

2. The applicant and property owner shall obtain a public works permit prior to commencement of any onsite grading and work within the public right-of-way. The applicant’s and property owner’s contractor(s) and subcontractor(s) shall submit the proof of a contractor’s license, liability insurance and a business license to the City.

3. Prior to commencement of any work related to the proposed mixeduse development, the applicant’s and property owner’s contractor(s) shall obtain all required clearances from the Los Angeles County Fire -4-
Department and the applicable gas (Southern California Gas), electric (Southern California Edison), cable television, telephone, water and sewer utility purveyors.

4. All improvement plans, such as precise grading, traffic control, etc., shall be prepared by a civil engineer licensed in the state of California and the plans shall be drawn on 24” X 36” format.

5. All utilities, such as gas, cable television, electric, telephone, water and sewer, shall be constructed underground with necessary on-site easements provided per the requirement of the utility purveyors. All easements shall be shown on the proposed Vesting Tentative Tract Map No. 84570.

6. Upon the completion of construction of the Project and all other improvements on the subject property, the applicant’s and property owner’s civil engineer shall electronically furnish the City with an asbuilt drawing using the latest AutoCAD software.

7. The applicant and property owner shall submit any necessary easement dedication, including the legal description and exhibit on

8.5” X 11” for the City’s and utility purveyor’s approval.

8. The applicant and property owner shall remove and replace in kind any existing public improvements damaged during the course of construction of the proposed Project and all other improvements in and around the subject property in accordance with the City’s standard specifications and to the satisfaction of the City’s Public Works Inspector.

9. The applicant and property owner shall comply with the “Storm-water Management and Discharge Controls” as related to the excavation and grading operations. The applicant and property owner also shall comply with the WQMP requirements applicable at the time of the issuance of the building permit.

10. The applicant and property owner shall submit a soil report prepared by a Registered Soil Engineer.

11. The applicant and property owner shall pay all applicable plan review, permit and inspection fees prior to the issuance of the building permit.

12. Prior to submittal of plan check, the applicant and property owner shall sign a letter prepared by the City entitled “Affidavit of Acceptance of Conditions” which acknowledges all of the conditions imposed herein and the applicant’s acceptance of this approval subject to these conditions.
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13. The property owner and applicant and their successors, heirs, assigns shall indemnify, protect, defend, and hold the City, and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and other such procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Community Redevelopment Law, Code of Civil Procedure Sections 1085 or 1094.5, or any other federal, state, or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that applicant shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the applicant of any Action brought and City shall cooperate with applicant in the defense of the Action. This requirement to indemnify shall survive the suspension, revocation, expiration or termination of this entitlement.

14. The applicant and property owner shall submit to the City Engineer and City Attorney for review and approval the proposed CC&Rs for the subject project. Said CC&Rs for the condominium units in the project shall be recorded concurrently with the final map.

15. The applicant and property owner shall submit a precise landscape plan to the Community Development Director for review and approval prior to issuance of a grading permit.

16. Approval of this Vesting Tentative Tract Map is subject to compliance with the mitigation measures included in the MMRP adopted for the project.
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17. The expiration date of the Vesting Tentative Tract Map shall be 24 months from approval unless otherwise extended pursuant to the State Subdivision Map Act.

18. The applicant and property owner shall submit to the City Engineer for review and approval right-of-way improvement plans prior to the recordation of the Final Map.

19. The applicant and property owner shall submit precise grading plans to the City Engineer for review and approval prior to issuance of a grading permit.

20. Submit sewer line improvement plans (both on-site and off-site requirement) to Los Angeles County Department of Public Works Consolidated Maintenance District and Sanitary District for approval and determination of fee charge requirement.

21. Submit “Will Serve” Letter from water purveyor for adequate domestic and fire flow requirement.

22. Developer shall file a petition and waiver with the City to initiate annexation to the CFD 2017-1 and pay the required fees, estimated to range between $9,000 and $12,000, pursuant to the Mello-Roos Community Facilities Act of 1982 prior to final sign-off of Building Permits or first sales. However, Developer shall be responsible for paying the required fees in effect at the time of the issuance of the building permits.

23. Developer shall pay the required Specific Plan Recovery fees, (fortyeight cents ($0.48) per square foot of new development), as set forth by City Council resolution and authorized by Chapter 7 (Specific Plan Recovery Fees) of Title 3 (Finance) of the Artesia Municipal Code prior to the issuance of the building permit for development.

However, Developer shall be responsible for paying the required fees in effect at the time of the issuance of the building permits.

SECTION 4. Certification. The City Clerk shall certify to the passage and adoption of this resolution and enter it into the book of original resolutions.

PASSED, APPROVED, and ADOPTED this 9th day of June 2025. -7-
_____________________________

ALI SAJJAD TAJ, MAYOR
ATTEST:

JENNIFER ALDERETE, CITY CLERK
-1-
RESOLUTION NO. 25-3047

A RESOLUTION RECOMMENDING THE CITY COUNCIL OF THE
CITY OF ARTESIA AFFIRMING PLANNING COMMISSION’S

APPROVAL OF DESIGN REVIEW APPLICATION FOR PIONEER
PLACE MIXED USE DEVELOPMENT CONSISTING OF 83-UNIT
RESIDENTIAL CONDOMINIUMS AND A 1,600 SQUARE FOOT

ROOFTOP RESTAURANT (PIONEER PLACE MIXED USE) AT
17610 & 17618 PIONEER BOULEVARD (ASSESSOR PARCEL
NUMBERS 7033-007-016, 7033-007-017 & 7033-007-018) (CASE NO. 2024-22)
WHEREAS, applicant, Atlas Development, submitted an application requesting design review approval to construct a six-story mixed use development consisting of 83 unit residential condominiums, 1,600 square foot rooftop restaurant with alcohol sales and associated parking and landscaping, (the “Project”) on real property located at 17610 & 17618 Pioneer Boulevard (Assessor Parcel Numbers 7033-007-016, 7033-007-017 and 7033-007-108). This application was submitted in conjunction with applications for a Vesting Tentative Tract Map No. 84570 and amendments to the General Plan, Artesia Live Specific Plan, and the Zoning Code..

WHEREAS, the proposed Project is subject to the design review process specified in Article 20 of Chapter 2 of Title 9 of the Artesia Municipal Code. Section 9-2.2002(a)(1) of the Artesia Municipal Code provides that any building or structure requiring a building permit that is located on a site in any zone other than the Agricultural-Single-Family Residential (A-1), Single-Family Residential (R-1) or Medium Density Residential (M-D-R) Zones, or the Multiple-Residential (M-R) Zone only if the building or structure is a one (1) family dwelling unit, shall be subject to the design review process specified in Article 20 of Chapter 2 of Title 9 of the Artesia Municipal Code.

WHEREAS, on May 20, 2025, the Planning Commission conducted a duly noticed public hearing to consider the Design Review application, and following receipt of public testimony, closed the public hearing and adopted Resolution No. 2025-15P approving the Design Review application subject to conditions of approval listed in Resolution No. 2025-15P incorporated herein as Exhibit A.

WHEREAS, In accordance with the California Environmental Quality Act (Public Resources Code, §§ 21000 et seq., “CEQA”), the regulations promulgated thereunder (14 Cal. Code of Regulations §§ 15000 et seq., the CEQA Guidelines the City prepared an Initial Study/Mitigated Negative Declaration (SCH #2025040131) (“MND”), that analyzed the proposed Project’s environmental impacts. City Council Resolution No. 25-3044 adopted the MND and MMRP, for the Project which consists of the Design Review application in addition to the application for Vesting Tentative Tract Map No. 84570 and amendments to the -2-
General Plan, Artesia Live Specific Plan and the Zoning Code, among other things, properly assessed the environmental impact of the Project in accordance with CEQA.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARTESIA HEREBY FINDS, DETERMINES, ORDERS AND RESOLVES AS FOLLOWS:

SECTION 1. In accordance with Section 9-2.2007 (Affirmation by City Council of Certain Design Review Actions of the Planning Commission), the City Council hereby affirms Planning Commission’s approval of the Design Review application as memorialized in Planning Commission Resolution No. 15P.

SECTION 2. This Resolution shall take effect immediately upon its adoption by the City Council, and the City Clerk shall certify the passage, approval, and adoption of this Resolution.

SECTION 3. Certification. The City Clerk shall certify to the passage and adoption of this resolution and enter it into the book of original resolutions.

PASSED, APPROVED, and ADOPTED this 9th day of June 2025. _____________________________

ALI SAJJAD TAJ, MAYOR
ATTEST:

JENNIFER ALDERETE, CITY CLERK
1 CITY OF ARTESIA

PLANNING COMMISSION
RESOLUTION NO. 2025-12P

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF ARTESIA APPROVING A DESIGN REVIEW

APPLICATION TO CONSTRUCT A SIX-STORY MIXED
USE DEVELOPMENT CONSISTING OF 83-UNIT
RESIDENTIAL CONDOMINIUMS AND A 1,600 SQUARE

FOOT ROOFTOP RESTAURANT (PIONEER PLACE
MIXED USE) AT 17610 & 17618 PIONEER BOULEVARD
(ASSESSOR PARCEL NUMBERS 7033-007-016, 7033-007-
017 & 7033-007-018) (CASE NO. 2024-22)
_____________________________________________________

THE PLANNING COMMISSION OF THE CITY OF ARTESIA DOES HEREBY FIND, ORDER AND RESOLVE AS FOLLOWS:

SECTION 1. The applicant, Atlas Development, submitted an application requesting design review approval to construct a six-story mixed use development consisting of 83-unit residential condominiums, 1,600 square foot rooftop restaurant with alcohol sales and associated parking and landscaping, (the “Project”) on real property located at 17610 & 17618 Pioneer Boulevard (Assessor Parcel Numbers 7033-007-016, 7033-007-017 and 7033-007-108). This application was submitted in conjunction with applications for a Vesting Tentative Tract Map No. 84570 and amendments to the General Plan, Artesia Live Specific Plan, and the Zoning Code.

SECTION 2. The proposed Project is subject to the design review process specified in Article 20 of Chapter 2 of Title 9 of the Artesia Municipal Code. Section 9-

2.2002(a)(1) of the Artesia Municipal Code provides that any building or structure requiring a building permit that is located on a site in any zone other than the AgriculturalSingle-Family Residential (A-1), Single-Family Residential (R-1) or Medium Density Residential (M-D-R) Zones, or the Multiple-Residential (M-R) Zone only if the building or structure is a one (1) family dwelling unit, shall be subject to the design review process specified in Article 20 of Chapter 2 of Title 9 of the Artesia Municipal Code.

SECTION 3. On May 20, 2025, the Planning Commission conducted a duly noticed public hearing to consider the Design Review application, and following receipt of public testimony, closed the public hearing.

SECTION 4. In accordance with the California Environmental Quality Act (Public Resources Code, §§ 21000 et seq., “CEQA”), the regulations promulgated thereunder (14 Cal. Code of Regulations §§ 15000 et seq., the CEQA Guidelines the City prepared an Initial Study/Mitigated Negative Declaration (SCH #2025040131) (“MND”), that 2 analyzed the proposed Project’s environmental impacts. The MND was made available to the public review from March 28, 2025, through April 28, 2025. On May 20, 2025, the Planning Commission conducted a duly noticed public hearing and considered the entire administrative record (as of that date), including staff reports, the MND, Mitigation Monitoring and Reporting Program (MMRP), and oral and written testimony from interested persons, all of whom were given an opportunity to be heard. Resolution No. 2025-12P recommends adoption of the MND and MMRP, among other things, properly assesses the environmental impact of the Project in accordance with CEQA. This Resolution incorporate by reference the environmental findings and analysis set forth in Resolution No. 2025-12P, including the MND, as it fully set forth herein.

SECTION 5. Based on the evidence in the record, the Planning Commission finds that approval of the Design Review application to construct the proposed development is appropriate for the following reasons:

A. Consistency with City’s General Plan, Design Guidelines and Development Standards: The proposed Pioneer Place Mixed-Use Development is consistent with the City’s General Plan, Design Guidelines, and the development standards of the amended Artesia Live Specific Plan.

The project supports Community Planning Principle LU 1 of the General Plan by introducing a vibrant, high-density mixed-use development that combines residential living with a rooftop restaurant, activating the site during both daytime and nighttime hours. The six-story building features a modern architectural design, quality materials, and articulated massing that contribute positively to the city’s evolving urban form. Located within the City Center Mixed Use designation, the project also makes efficient use of infill land by providing 83 residential units—comprised of studios, onebedrooms, and two-bedrooms—above a 1,600-square-foot rooftop restaurant with alcohol sales. The development enhances pedestrian activity and supports walkability through clear access points and integration with the surrounding street network. Its location and scale are compatible with adjacent uses and contribute to broader city goals for sustainable growth, economic development, and housing variety. The project offers new amenities for residents and visitors, improves the urban experience, and reflects a high standard of design consistent with the City’s vision for its downtown core..”
B. Design is Appropriate to the Size and Shape of Lot and is Compatible and Harmonious with Uses and Structures on Adjacent Properties:

The design of the proposed Project, including the layout, size, shape, mass, height, architectural elements and other design factors, is appropriate to the size and shape of the subject lot, as the development standards and design guidelines provided in the amended Artesia Live Specific Plan are consistent with the amended City Center Mixed Use Land Use designation.

The proposed Project is designed to be compatible, complementary and harmonious with surrounding buildings through high-quality materials and 3 extensive articulation of surfaces on all building facades. Building materials will be of a high-quality, contemporary design. The proposed Project will be required to comply with all conditions of approval, including addressing the various operational activities on the property and reducing potential nuisance impacts between the Project and neighboring properties, and all Building & Safety, Engineering/Public Works and County Fire Department requirements. The permit and inspection process will ensure that the proposed Project complies with local regulations and development codes.

C. Design Incorporates High Quality Building Materials, Design Elements, Colors and Textures: The design of the proposed Project will provide a desirable environment through good aesthetic use of high-quality building materials, design elements, colors and textures and landscape features. The proposed Project consists of a mix of residential units, with rooftop restaurant uses which will activate Pioneer Boulevard. Public gathering spaces and landscaping throughout the Project site, combined with convenient parking, will contribute to an aesthetic and desirable living, working and dining environment. The Project site is currently vacant and proposed improvements will help revitalize the site and provide amenities to support existing and future land uses within the City Center Mixed Use area – primarily along Pioneer Boulevard.

The architectural design, characterized by a contemporary style, unifies the elements of the Project – restaurant and residential condominiums – into one cohesive whole. A consistent material palette helps link the buildings further, with a fiber cement siding – wood texture type base, and consistent colors, glazing and massing. Building materials will be of a high-quality, contemporary design and include a variety of textures and materials, including stone, glass, fiber cement siding, metal railings and awnings and plaster.

The landscape design approach for the proposed Project enhances the built environment with aesthetically pleasing and sustainable landscaping that softens gathering spaces, hardscapes and buildings; defines entry ways and creates visual identity. The proposed Project includes landscaping throughout the Project site, including landscaping and trees along the perimeter of the Project site. A variety of landscape materials are used throughout the site.

D. Durable Building Materials and Design Features: The proposed building materials are durable and, along with the proposed design features, are of a quality and type that will remain aesthetically appealing over time without necessitating frequent and unrealistic maintenance or replacement. The proposed Project will be subject to a condition of approval that requires the applicant and property owner and the future Homeowners Association to maintain the exterior of the subject building, including the subject site’s landscaping. The implementation of such a condition, in addition to the 4 durable nature of the proposed materials, will preserve the appearance of the subject building as originally intended. With the incorporation of design conditions to maintain the architectural quality of the buildings and landscaping, the design of the proposed Project will provide a desirable environment for the residents, visitors as well as its neighbors through good aesthetic use of materials, textures, and colors that remain appealing and will retain a reasonably adequate level of maintenance over time.

SECTION 6. Based on the findings set forth in Sections 4 and 5 above, the Planning Commission hereby approves the application for Design Review in Case No. 2024-22, subject to the following conditions:

1. This approval is for Design Review of a 6-story 83-unit residential development and a 1,600 square foot rooftop restaurant with alcohol sales on the property located at 17610 & 17618 Pioneer Boulevard (Assessor’s Parcel Numbers 7033-007-016, 7033-007-017 & 7033-007-018) (the “Project”) (Case No. 2024-22).

2. This approval is made in conjunction with and is subject to the Planning Commission’s approval of Planning Commission Resolution Nos. 2025- 08P, 2025-09P, 2025-10P, 2025-11P, 2025-12P, 2025-13P, which (i) recommend adoption of a proposed Amendment to the General Plan; (ii) recommend adoption of a proposed Amendment to the Artesia Live Specific Plan; (iii) recommend adoption of an Amendment to the Zoning Code, (iv) recommend approval of Vesting Tentative Tract Map No. 84570,and (vi) recommending approval to adopt a Mitigated Negative Declaration and MMRP, in order to develop the project on the property located at 17610 & 17618 Pioneer Boulevard (Assessor’s Parcel Numbers 7033-007-016, 7033-007-017 & 7033-007-018). Therefore, the Design Review approval is contingent upon (1) the City Council’s approval of the Amendment to the General Plan; (2) the City Council’s approval of the Amendment to the Artesia Live Specific Plan; (3) the City Council’s approval of the Amendment to the Zoning Code; (4) the adoption of the MND and MMRP; (5) the City Council’s approval of Vesting Tentative Tract Map No. 84570, and (6) the City Council’s affirmation of Planning Commission’s approval of the Design Review application.

3. The applicant and property owner shall construct the Project on the subject property in substantial compliance with the submitted site plan dated and stamped March 24, 2025, except as modified herein.

4. The developer may increase the size of the rooftop restaurant provided it secures additional off-site parking spaces at a rate of 1 parking space for each additional 200 square feet of restaurant area (gross floor area including outdoor dining), for a maximum of 20 extra spaces, at a distance no more than 400 feet (measured along walking path) from the property line of the Pioneer Place project to the first parking space of the off-site location. 5 The legally binding agreement requires review and approval by the Community Development Director before it is fully executed, signed, and recorded, ensuring the availability of the off-site parking spaces for the duration of the use.

5. Any request to modify the Project or the conditions contained in this Resolution shall require submittal of an application to modify Planning Commission Resolution No. 2025-12P and Case No. 2024-22 and approval by the City of Artesia Planning Commission.

6. Prior to submittal of plan check, the applicant and property owner shall sign a letter prepared by the City entitled “Affidavit of Acceptance” that acknowledges all of the conditions imposed under this approval and the applicant’s and owner’s acceptance of this approval, subject to these conditions.

7. The Design Review approval is subject to the expiration provisions specified in Section 9-2.2009 of the Artesia Municipal Code.

8. If any condition of this approval is violated, this approval shall be suspended and the privileges granted hereunder shall lapse, provided that the applicant and property owner have been given written notice to cease such violation for a period of thirty (30) calendar days.

9. All requirements of the amended Artesia Live Specific Plan and the Municipal Code, as applicable, shall apply to the Project, unless otherwise set forth in these conditions.

10. The Project and the subject site shall comply with all requirements placed on the Project and site by the Los Angeles County Building and Safety Department, Los Angeles County Fire Department, and all other regulatory agencies prior to the issuance of building or grading permits.

11. The property owner and applicant and their successors, heirs, and assigns shall indemnify, protect, defend, and hold the City, and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and other such procedures), judgments, orders, and decisions (collectively “Actions”), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including 6 actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Community Redevelopment Law, Code of Civil Procedure Sections 1085 or 1094.5, or any other federal, state, or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City’s defense, and that applicant shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the applicant of any Action brought and City shall cooperate with applicant in the defense of the Action. This requirement to indemnify shall survive the suspension, revocation, expiration or termination of this entitlement.

12. The applicant and property owner shall inform all subcontractors, consultants, engineers or other business entities providing service related to the Project of their responsibilities to comply with all pertinent requirements including the requirement that a business license be obtained by all entities doing business in the City.

13. The applicant and property owner shall comply with all requirements of the City of Artesia Municipal Code, amended Artesia Live Specific Plan, City ordinances and resolutions, and all standards and policies that were in effect at the time that the applicant’s application was conditionally approved.

Furthermore, the City may impose conditions on subsequently required approvals and permits as authorized by the Artesia Municipal Code, and other applicable ordinances, resolutions, engineering standards, and policies.

14. Any graffiti painted or marked on the Project, subject site or any adjacent area under the applicant’s or property owner’s control shall be removed or painted over within 48 hours of its application.

15. All temporary/permanent signage on the subject site or the Project shall be subject to the standards and approvals required under Article 12 of Chapter 2 of Title 9 of the Artesia Municipal Code and the amended Artesia Live Specific Plan prior to the applicant’s and property owner’s installation of such signs. Neither the applicant nor the property owner shall place unauthorized signs on the subject site or the Project. Any unauthorized signs on the subject site or Project shall be subject to removal by the City of Artesia Code Enforcement Department.

16. The applicant and property owner shall fully landscape the entire subject site in accordance with any approved Landscaping and Irrigation Plan and maintain the landscaping at all times. All landscaping shall be subject to the City’s water efficient landscaping ordinance.
7 17. The applicant and property owner shall submit a final landscaping and irrigation plan that meets the requirements set forth by the City of Artesia Street Tree Program and Policy, Article 15 of Chapter 2 of the Artesia Municipal Code and the Artesia Live Specific Plan. All tree(s) shall be planted with root barriers per minimum City standards.

18. The applicant and property owner shall screen all ground and wall mounted equipment from public view and subject to Planning Department Staff’s approval.

19. The applicant shall comply with all provisions of the amended Artesia Live Specific Plan.

20. Applicant shall comply with all the mitigation measures as listed in the Mitigation Monitoring and Reporting Program and as also listed below:
a. Biological Resources: Pre-Construction Breeding Bird Survey. To maintain compliance with the Migratory Bird Treaty Act (MBTA ) and Fish and Game Code, and to avoid impacts to or take of migratory non-game breeding birds, their nests, young, and eggs, the following measures will be implemented:
i. Project activities that will remove or trim vegetation or otherwise disturb potential breeding and nesting sites will be scheduled outside the breeding bird season to avoid direct impacts to migratory non-game breeding birds protected by the MBTA and Fish and Game Code. The breeding bird
nesting season is typically from February 15 through
September 15, but can vary slightly from year to year, usually depending on weather conditions.
ii. If project activities cannot be avoided during February 15 through September 15, a qualified biologist will conduct a preconstruction breeding bird survey for breeding birds and active nests or potential nesting sites within the limits of project disturbance. The survey will begin no later than seven days before the onset of scheduled activities, such as
mobilization and staging, or other ground-disturbing activities such as vegetation and substrate removal and/or disturbance.

The surveys will end no later than three days before onset of the aforementioned activities.
iii. If more than three days pass between the date of
preconstruction breeding bird survey completion and the onset of construction activities mentioned in Condition 20(a)(ii), another preconstruction breeding bird survey must be conducted as described in Condition 20(a)(ii).
8 iv. If a breeding bird territory or an active bird nest is located during the pre-construction survey and will potentially be impacted, the site will be mapped on engineering drawings and a no activity buffer zone will be marked (fencing, stakes, flagging, orange snow fencing, etc.) a minimum of 100 feet in all directions for most migratory bird species or 500 feet in all directions for listed bird species and all raptors. The biologist will determine the appropriate buffer size based on the type of activities planned near the nest and the type of bird that created the nest. This no-activity buffer zone will not be disturbed until a qualified biologist has determined that the nest is inactive, the young have fledged, the young are no longer being fed by the parents, the young have left the area, or the young will no longer be impacted by project activities.

Periodic monitoring by a biologist will be performed to determine when nesting is complete. Once the nesting cycle has finished, the qualified biologist will allow project activities to begin within the buffer zone.
v. If listed bird species are observed within the project site during the pre-construction surveys or monitoring, the biologist will immediately stop nearby construction work, map the area and notify the appropriate resource agency to determine suitable protection measures and/or mitigation measures and to
determine if additional surveys or focused protocol surveys are necessary. Project activities may begin within the area only when concurrence is received from the appropriate
resource agency.
vi. Birds or their active nests will not be disturbed, captured, handled or moved. Active nests cannot be removed or
disturbed; however, nests can be removed or disturbed if determined inactive by a qualified biologist.
vii. If no breeding birds or active nests are observed during the pre-construction survey or they are observed and will not be impacted, project activities may begin, and no further
mitigation will be required.
b. Cultural Resources - 1. In the event of an unexpected discovery of a cultural resource as defined by CEQA Guidelines § 15064.5, during any project related earth disturbing activities, all earth disturbing activities within 60 feet of the find shall be halted and the City of Artesia shall be notified. The project applicant shall retain an archaeologist who meets the Secretary of the Interior’s Professional Qualifications Standards for Archaeology to assess the significance 9 of the find. Impacts on any significant resources shall be mitigated to a less than significant level through data recovery or other methods determined adequate by the archaeologist and that are consistent with the Secretary of the Interior’s Standards for Archaeological Documentation. Any identified cultural resources shall be recorded on the appropriate DPR 523 (A L) form and filed with the SCCIC.

Construction activities may continue on other parts of the project site while evaluation and treatment of prehistoric archaeological resources takes place.

A Monitoring and Treatment Plan shall be prepared by a qualified archaeologist. The qualified archaeologist shall recommend the extent of archaeological monitoring necessary to ensure the protection of any other resources that may be in the area and afforded the necessary time and funds to recover, analyze, and curate the find(s). Construction activities may continue on other parts of the project site while evaluation and treatment of prehistoric archaeological resources takes place.
c. Cultural Resources – 2. Prior to the commencement of grading or excavation, workers conducting construction activities, and their foremen will receive Worker Environmental Awareness Program (WEAP) training from a qualified archaeologist regarding the potential for sensitive archaeological and paleontological resources to be unearthed during grading activities. The workers will be directed to report any unusual specimens of bone, stone, ceramics or other archaeological artifacts or features and paleontological specimens of bone or features observed during grading and/or other construction activities to their foremen and to cease grading activities in the immediate vicinity of the discovery until a qualified archaeologist or Native American cultural monitor is notified of the discovery by the Superintendent of the project site and can assess their significance. The WEAP shall be implemented to educate all construction personnel about the area’s environmental conditions and the environmental protection measures that must be adhered to by all workers throughout the duration of project construction.

Training materials shall be language-appropriate for all construction personnel. Upon completion of the WEAP, workers shall sign a form stating that they attended the program, understand all protection measures, and shall abide by all the rules of the WEAP. A record of all trained personnel shall be kept with the construction foreman at the project field construction office and shall be made available to any resource agency personnel. If new construction personnel are added to the project later, the construction foreman shall ensure that new personnel receive training before they start working. The 10 archaeologist shall provide hard copies of the WEAP presentation to the construction foreman.
d. Cultural Resources – 3. If human remains are encountered during excavations associated with this project, all work will stop within a 30-foot radius of the discovery and the Los Angeles County Coroner will be notified (§ 5097.98 of the Public Resources Code). The Coroner will determine whether the remains are recent human origin or older Native American ancestry. If the coroner, with the aid of the supervising archaeologist, determines that the remains are prehistoric, they will contact the NAHC. The NAHC will be responsible for designating the Most Likely Descendant (MLD). The MLD (either an individual or sometimes a committee) will be responsible for the ultimate disposition of the remains, as required by § 7050.5 of the California Health and Safety Code. The MLD will make recommendations within 24 hours of their notification by the NAHC. These recommendations may include scientific removal and nondestructive analysis of human remains and items associated with Native American burials (§ 7050.5 of the Health and Safety Code). e. Geology and Soils. Before the beginning of project ground disturbing activities, the project proponent shall provide the City of Artesia Planning Manager with evidence that the proponent has retained a qualified paleontologist to be on call during ground disturbing activities. If paleontological resources are uncovered during construction activities, the contractor shall halt construction activities within 50 feet of the find and notify the City of Artesia Planning Manager. The on-call paleontologist shall be notified and afforded the necessary time and funds to recover, analyze, and curate the find(s). The fossils must be donated to a permanent accredited repository. Subsequently, the monitor shall remain onsite for the duration of the ground disturbance to ensure the protection of any other resources that may be in the area.
f. Hazards and Hazardous Materials. Refer to Condition on Transportation 20(g).
g. Transportation. Prior to the start of construction activity in the public right-of-way, the General Contractor shall submit a detailed Construction Management Plan to be reviewed and approved by the City of Artesia Traffic Engineer. The Construction Management Plan shall specify that the Construction Manager will schedule truck traffic and employee shifts to avoid creating trips during the peak traffic periods, as is feasible for construction operations. All measures including identified truck routes and designated employee parking areas shall be included in the Construction Management Plan. The Plan shall include but is not limited to the following provisions:
11 i. Identification of permitted hours for construction related deliveries and removal of heavy equipment and material. ii. Identification of where construction workers would park their personal vehicles during project construction with a
requirement that at no time shall construction worker vehicles block any driveways. If complaints are received by the project applicant or City of Artesia regarding issues with construction worker vehicle parking, the project applicant shall identify alternative parking options for construction workers so as not to interfere with adjacent parking availability.
iii. Identification of how emergency access to and around the project site will be maintained during project construction. iv. Identification of haul routes for delivery or removal of heavy and/or oversized equipment or material loads. Where
feasible, delivery or removal of oversized equipment or material loads shall be conducted during off-peak hour traffic periods.
v. Maintain pedestrian and bicycle connections around the project site and safe crossing locations shall be considered for all pedestrian and bicyclist detours.
vi. Maintain the security of the project site by erecting temporary fencing during the construction phase of the project. Any onsite night lighting used during the construction phase of the project shall be in compliance with City of Artesia lighting requirements
h. Tribal Cultural Resources -1. Tribal Cultural Resources and Archaeological Monitoring. The project archaeologist, in consultation with interested tribes, the developer, and the City of Artesia, shall develop an Archaeological Monitoring Plan (AMP) to address the details, timing, and responsibility of archaeological and cultural activities that will occur on the project site. Details in the AMP shall include:
i. Monitoring of project-related ground disturbance (including, but not limited to, brush clearing, grading, trenching, etc.) coordinated with these construction-related activities. ii. The development of a simultaneous monitoring schedule in coordination with the developer and the project archeologist for the designated Native American Tribal Monitors from the two consulting tribes (the Gabrieleno Band of Mission Indians 12 - Kizh Nation and the Gabrielino Tongva Indians of California) during grading, excavation and ground disturbing activities on the site: including the scheduling, safety requirements, duties, scope of work, and Native American Tribal Monitors’ authority to stop and redirect grading activities in coordination with the project archaeologist.
iii. The protocols and stipulations that the developer, City, Tribes, and project archaeologist will follow in the event of inadvertent TCR discoveries, including any newly discovered cultural resource deposits that shall be subject to a cultural resources evaluation
Pursuant to the AMP, a tribal monitor from the consulting tribe(s) shall be present during the initial grading activities. The tribal monitor(s) shall be present during all ground disturbing work, not only if something is found during initial grubbing.
i. Tribal Cultural Resources – 2. Treatment and Disposition of Tribal Cultural Resources. In the event that Native American cultural resources are inadvertently discovered during the course of any ground-disturbing activities, including but not limited to brush clearance, grading, trenching, etc., for the proposed project, the following procedures will be carried out for treatment and disposition of the discoveries:
i. Temporary Curation and Storage: During the course of construction, all discovered resources shall be temporarily curated in a secure location on-site or at the offices of the project archaeologist. The removal of any artifacts from the project site will need to be thoroughly inventoried with tribal monitor oversight of the process.
ii. Treatment and Final Disposition: The landowner(s) shall relinquish ownership of all cultural resources, including sacred items, burial goods, and all archaeological artifacts and nonhuman remains as part of the required mitigation for impacts to cultural resources. The applicant shall relinquish the artifacts through one or more of the following methods and provide the City of Artesia with evidence of same:

At least 30 days prior to application for a grading permit and before any brush clearance, grading, excavation, and/or ground disturbing activities on the site, the developer shall retain a tribal cultural monitor(s) to monitor all ground-disturbing activities in an effort to identify any unknown TCRs.
13 1. Accommodate the process for on-site reburial of the discovered items with the consulting Native American
tribes or bands. This shall include measures and
provisions to protect the future reburial area from any future impacts. Reburial shall not occur until all
cataloging, basic analysis, other analyses as
recommended by the project archaeologist and
approved by consulting tribes, and basic recordation
have been completed; all documentation should be at a
level of standard professional practice to allow the
writing of a report of professional quality.

2. For purposes of conflict resolution, if more than one Native American tribe or band is involved with the
project and cannot come to an agreement as to the
disposition of cultural materials, materials shall be
curated at the Fowler Museum at UCLA or the Natural
History of Los Angeles County by default.

At the completion of grading, excavation, and ground-disturbing activities on the site, a Phase IV Monitoring Report shall be prepared by the project archaeologist and submitted to the City documenting monitoring activities conducted by the project archaeologist and Native Tribal Monitors within 60 days of completion of grading. This report shall document the impacts to the known resources on the property; describe how each mitigation measure was fulfilled; document the type of cultural resources recovered and the disposition of such resources; provide evidence of the required cultural sensitivity training for the construction staff held during the required pregrade meeting; and, in a confidential appendix, include the daily/weekly monitoring notes from the archaeologist and the tribal monitor(s). All reports produced will be submitted to the City, Fowler Museum at UCLA or the Natural History of Los Angeles County and consulting tribes. j. Tribal Cultural Resources – 3. Unanticipated Discovery of Human Remains and Associated Funerary or Ceremonial Objects.
i. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code
Section 5097.98, are also to be treated according to this statute.
ii. If Native American human remains and/or grave goods are discovered or recognized on the project site, then Public 14 Resource Code 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed.
iii. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2).
iv. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods.
v. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.

21. Developer shall pay the required Specific Plan Recovery fees, (forty-eight cents ($0.48) per square foot of new development), as set forth by City Council resolution and authorized by Chapter 7 (Specific Plan Recovery Fees) of Title 3 (Finance) of the Artesia Municipal Code prior to the issuance of the building permit for development. However, Developer shall be responsible for paying the required fees in effect at the time of the issuance of the building permits.

22. The final tract map shall be submitted, approved, and recorded with the County Recorder’s Office (County Clerk) prior to final sign off of the Certificate of Occupancy (C of O). Units shall not be sold until all items have been addressed and recorded.

23. Prior to issuance of a grading or building permit, Developer shall pay the required Development Impact Fee of $20,613 per dwelling unit and $6,645 per 1,000 sq. ft. of commercial floor area as authorized by City Council Resolution 19-2742 and the Mitigation Fee Act (Gov. Code Section 66000 et seq.).

24. This approval shall not be effective until the later date of the following:
a. The effective date of a resolution adopted by the City Council approving the proposed General Plan Land Use Sub-Element by adding sentence to read “Residential density may exceed 70 du/ac subject to approval of a Specific Plan” to the City Center Mixed Use land use designation’s definition and adding Footnote #3 to Table LU-e of the General Plan to provide, “Residential density may exceed 70 du/ac subject to approval of a specific plan.
b. The effective date of ordinance adopted by the City Council approving the amendment to the Artesia Live Specific Plan to reflect the proposed Pioneer Place Mixed Use project (six-story, 83 residential units and 1,600 square foot rooftop restaurant). 15 c. The effective date of ordinance adopted by the City Council approving the amendment to the Zoning Code to amend the description of the Artesia Live Specific Plan to reflect the new Pioneer Place Mixed Use development project.
d. The effective date of a resolution adopted by the City Council approving the proposed Vesting Tentative Tract Map No. 84570. e. The effective date of affirmation of this design review by the City Council, pursuant to AMC Section 9-2.2007.

25. Prior to the issuance of the first building permit for the development, the Developer shall 1) annex into the City’s Community Facilities District No. 2017-1 (“CFD”), which finance’s certain City public services and maintenance of certain public improvements in accordance with the MelloRoos Act of 1982 (collectively the “CFD Services”), 2) provide a deposit to the City in an amount sufficient to pay all costs of City in connection with such annexation, and 3) pay required fees in effect at the time of issuance of the building permit. Alternatively, if the property is not successfully annexed into the CFD or the Developer elects not to join the CFD the Developer shall deposit in cash an amount equal to 100 years of providing the CFD Services as set forth in the rate and method of apportionment of special taxes approved in connection with the formation of the CFD. 16 SECTION 7. The Interim Community Development Director shall certify to the adoption of this Resolution and shall forward a copy of it to the applicant and to the City Council.

PASSED, APPROVED AND ADOPTED this 20th day of May, 2025. _____________________________
Victor Manalo, Chairperson
ATTEST:
_________________________________________________
Salvador Lopez, Interim Community Development Director
ROLL CALL VOTE:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:

City of Artesia
Specific Plan
Commercial-Residential-Mixed Use Development
ADOPTED: NOVEMBER 2016
AMENDED: MAY 2025
Specific Plan Amendment Draft
Artesia LIVE Specific Plan
City of Artesia
City Council
Victor Manaolo, Mayor
Ali Sajjad Taj, Mayor Pro Tem
Miguel Canales, Councilmember
Sally Flowers, Councilmember
Tony Lima, Councilmember
Planning Commission
Michele Diaz, Chair
Marco Estevez, Vice Chair
Albert Sousa, Commissioner
Greg Uttecht, Commissioner
Clayton Young, Commissioner
Lead City Staff
William Rawlings, City Manager
Okina Dor, Community Development Director
Chuck Burkhardt, Public Works Director
Kahono Oei, Consulting City Engineer
Consultants to the City
Willdan Engineering
W & W Land Design Consultants, Inc.

Kunzman Associates, Inc.

GEO-CAL, Inc.

Artesia LIVE Specific Plan
Chapter 1 - Introduction
Chapter 2 - Development Vision and Land Use
Chapter 3 - Development Standards and Design Guidelines Chapter 4 - Infrastructure and Public Services

Chapter 5 - Implementation and Administration
Artesia LIVE Specific Plan
Appendices
Appendix A – Project Plans
Appendix B – Mitigated Negative Declaration of Environmental Impact Appendix C – Traffic Impact Analysis
1 Artesia LIVE Specific Plan
2 Artesia LIVE Specific Plan
Purpose and Content
The Artesia LIVE Specific Plan is a regulatory tool for the systematic implementation of the City’s General Plan and to guide development in a localized area. It establishes a link between implementing policies of the General Plan and individual development proposals within a defined boundary. While the General Plan is the overall guide for growth and development in a community, the goal of a Specific Plan is to focus on the unique characteristics of a special area by customizing the planning process and land use and zoning regulations to accommodate a desired development with guidelines and standards creating a development form and composition that supports a vibrant and active mixed use environment and neighborhood. A Specific Plan is enacted pursuant to Section 65450 et seq. of the California Government Code.

The density requirements, development standards, land use restrictions and changes to design guidelines identified in this Specific Plan are intended to replace requirements and take precedence over the City’s Zoning Ordinance within the Specific Plan Area. Whenever an area of the City has been included in a Specific Plan, if such plan contains any standards related to land usage, such standards shall control to the exclusion of any contradictory provisions of the zoning code.

This Specific Plan addresses issues relating to land uses, specific development standards relating to residential development, design, building type and scale giving the developer certainty and incentives to improve the existing built environment and increase overall investment.

The Artesia LIVE Specific Plan is a City-initiated Specific Plan to demonstrate a clear vision for the new mixed use development, and is an economic development tool that will facilitate new future development. The Specific Plan includes the following entitlements:
 Amendment to the Artesia General Plan
 Zone Change to Specific Plan (SP)
 Amendment to the Zoning Code (Specific Plan)
 Amendment to the Zoning Map to the City of Artesia to change the zoning classification to the designated Specific Plan Zone.
 Conditional Use Permit for the Condominiums
 Conditional Use Permit for the use of a Hotel
 Conditional Use Permit to allow the on-site sales of distilled spirits in conjunction with the Hotel.
 Design Review
3 Artesia LIVE Specific Plan
 An associated Mitigated Negative Declaration (MND), which provides mitigation measures and explains how they reduce the impacts of the project to a less than significant level.
 Tentative Tract Map 73667
The purpose of developing a Specific Plan for Downtown Artesia is to facilitate development, especially mixed use development in the City Center area. Artesia LIVE will help develop an area that is vibrant, walkable, and the heart of City. This Specific Plan will provide opportunities to build on the City’s unique historic and cultural characteristics to enhance the City Center core; create a strong community identity and sense of place; provide new employment, housing and shopping opportunities; and strengthen the City’s tax base. Several opportunity sites within walking distance allow significant potential for infill development and adaptive reuse of existing under-utilized structures to better serve the area and generate new investment.

In 2025, based on changing market conditions, the Artesia LIVE Specific Plan was amended, to better represent the needs of the surrounding area and accommodate a modified mixed-use development. The amendment includes the following changes:

Original Specific Plan Development Amended Specific Plan Development  7-story mixed-use building
 111 Room Hotel
 54 Residential Condominiums
 1,330 square feet of Retail
Space
 9,590 square feet of Restaurant
Space
 183 on-site Subterranean
Parking Spaces
 6-story mixed-use building
 83 Multi-Family Residential
Condominiums
 15,410 square feet of Residential
Amenity and Common Area
Space
 1,600 square feet of Sky Deck
Restaurant and Bar Space
 163 on-site Parking Spaces
 20 off-site Additional
Commercial Parking Spaces
Project Location
The project site is located at 17610 – 17618 Pioneer Boulevard on the south east corner of Pioneer Blvd. and 176th Street intersection.

4 Artesia LIVE Specific Plan
Project Location
5 Artesia LIVE Specific Plan
Vision, Goals and Objectives
The purpose of developing the Artesia LIVE Specific Plan is to bring revitalizing activities to the Downtown and to bring a new mixed use and walkable synergy in the area. The Specific Plan is anticipated to facilitate development, especially residential development in the City Center area with easy and convenient access to non-motorized transportation modes. The primary objectives of the project are to identify land use options that include increased housing densities and mixed uses, as well as create pedestrian linkages between community facilities and major recreation, retail, and residential nodes of activity.

The Artesia LIVE Specific Plan will help to transform the built environment to being an area that is vibrant, walkable, and the heart of City. This Specific Plan will provide opportunities to build on the City’s unique historic and cultural characteristics to enhance the City Center core; take advantage of access to regional transit, and numerous bus routes that serve Downtown; create a strong community identity and sense of place; provide new employment, housing and shopping opportunities; and strengthen the City’s tax base. The Specific Plan will guide the development of a mixed use project that will include commercial and residential development as well as streamline the development process, and serve as an incentive for economic development.

Location and Setting
The subject site is located on the south east corner of Pioneer Blvd. and 176th Street in the Artesia, California. The site is rectangular in shape and contains approximately 35,772 square feet. The vacant site is relatively flat and has a surface elevation of approximately 57 feet. The site is located approximately 1.5 miles east of the San Gabriel River channel and one mile north of the future Artesia Light Rail Station.

The project area is located in what is considered the “City Center” area of the City. The site is surrounded by retail-commercial uses and a mix of single-family and multi-family residential uses. To the east of the site is a school district maintenance yard with on-site school bus parking.

The existing zoning of the property is Commercial General and the General Plan designates the property as City Center Mixed Use. The City Center Mixed Use designation encourages the development and redevelopment of a complementary mix of commercial retail, office and residential uses to expand economic vibrancy and livability in the City’s core commercial area. The City Center Mixed Use Designation is intended to serve as the City’s core and 6 Artesia LIVE Specific Plan
encourages physical and functional integration of adjacent residential areas to ensure the protection and enhancement of adjacent residential neighborhoods.

Document Organization
The Artesia LIVE Specific Plan is organized to provide a framework for development and is organized in the following manner:
 Chapter 1: Introduction – Explains the overall background, purpose, vision and authority and organization of the Specific Plan.
 Chapter 2: Development Vision and Land Use - Articulates the development vision and objectives of the Specific Plan Area, opportunities and constraints, development concept and major theme, permitted uses and streetscapes.
 Chapter 3: Development Standards and Design Guidelines – Establishes development standards for the Development Plan, site design guidelines, architectural guidelines, circulation and parking standards, streetscape standards, signage standards and Lighting Standard.
 Chapter 4: Infrastructure and Public Services: Describes the various infrastructure components that will serve the project (water, waste water, electrical, cable and other utilities).
 Chapter 5: Implementation and Administration – Contains general zoning standards for the Specific Plan Area as well as procedures for Specific Plan implementation including the approval of conditional use permits and variances.

Artesia Live Specific Plan Amendment History
The City of Artesia approved the Artesia Live Specific Plan on December 13, 2017.

Specific Plan Amendment No. 1: On May 9, 2025, the City of Artesia City Council adopted Ordinance No. 25-___, to amend the Artesia Live Specific Plan to modify the proposed development project and design standards. Approvals within the resolution include:
 Amendment to the Artesia General Plan
 Amendment to the Specific Plan
7 Artesia LIVE Specific Plan
 Amendment to the Zoning Code (Specific Plan)
 Design Review
 Vesting Tentative Tract Map
The amendment will provide opportunities for the growth and development of the Specific Plan area furthering the goals and objectives of the Specific Plan and General Plan.
8 Artesia LIVE Specific Plan
Chapter 2 Development Vision & Land Use
9 Artesia LIVE Specific Plan
Existing Conditions: Opportunities and Constraints
Most of the City’s area is used for residences, including condominium complexes, tracts of single-family homes, town houses and multi-family apartment complexes.

Commercial uses are concentrated along Artesia Boulevard, the northern portion of Pioneer Boulevard and other major key intersections.

The Specific Plan is located within an area of a hodgepodge of buildings and land uses, including commercial centers, strip malls, industrial/manufacturing areas, open space and non-confirming uses. Many of the buildings are old and reflect deferred investment, maintenance and repair. The visual character and organization of the area is disjointed with frequently incompatible buildings and improvements located adjacent to one another. Unattractive surface parking lots prevail throughout the area dividing retail and commercial buildings from one another and the roadway, and making the area unfriendly for pedestrians, shoppers, and visitors.

Overall, the City Center Area’s development and land use pattern results in the absence of a “sense of place”. Pedestrian activity is discouraged; visitors use their cars to travel between City Center destinations, even when located only a short distance apart; business synergy is deterred; and visitation and investment is stagnated rather than stimulated. The use of the “City Center” as the center of residential, commercial, retail, and entertainment activity for the community is not encouraged and underutilized.

Many significant opportunities are present in and around the Specific Plan area.

Artesia LIVE and the areas surrounding areas provides an opportunity to create a thriving and successful center for the community.

Another major opportunity is the location of the City Center and one of the gateway cities into Los Angeles County. Artesia LIVE is within close proximity to the 91 Freeway and within approximately less than one mile from the future Artesia Light Rail Station (West Santa Ana Branch ROW). This project can implement Metro’s First-Last Mile Strategy. Additionally, the project is located along the Artesia Transit Bus Line at Pioneer Boulevard, encouraging residents and visitors to use the City’s transit system.
10 Artesia LIVE Specific Plan
Development Concepts and Major Themes
Mixed Use Development
The land use vision also builds on the City’s current policy direction and regulatory framework. As such, a large portion of the “Downtown” area has been classified “City Center”, and this designation is maintained in this Specific Plan and subsequent Amendment.

In a broad sense, a mixed use project can constitute an area, a site, or a single building, which blends a combination of residential, commercial, cultural, or institutional uses. However, the whole development’s links to, and position in, its community are as important as the mix itself.

New development throughout the City Center should include a mix of residential, retail, commercial, office, hotel, and civic uses. Residential uses should be located in the City Center to increase pedestrian activity, particularly at night and on weekends. Single-family residential uses should remain focused in the existing neighborhoods that surround the City Center, while new higher density residential uses should increase, within proximity to the employment and retail uses within the City Center and the future light rail station.

Permitted Land Uses
The Specific Plan is envisioned to be developed as a mixed use urban development where residents and visitors can live, visit, and dine. Within this Specific Plan, uses are anticipated to be intermingled.

The following Table 2.1 identifies the permitted uses, conditionally permitted, and prohibited uses in the Specific Plan.

Conditional uses. Certain uses may be subject to special conditions regarding the location, operation or design of the use. References to these provisions are made in Table 2.1
Prohibited uses. If a use is not specifically listed in Table 2.1, that use is prohibited. However, the Zoning Administrator shall have the authority to determine whether the proposed use is permitted based on the findings that the use is similar to and no more detrimental than a particular use permitted in the zone.
11 Artesia LIVE Specific Plan
Specific Regulations. Certain uses are subject to specific regulations contained in the Artesia Zoning Code and/or this Specific Plan. References to these provisions, where necessary, are described in table 2.1.

Limitations on activities. The following activities shall not be permitted within the Specific Plan development:
1) Storage of flammable liquids or hazardous materials beyond that normally associated with a residential use.
2) Manufacturing or industrial activities.
3) Any other activity or use as determined by the Zoning Administrator to not be compatible with residential activities and/or to have the possibility of affecting the health or safety of residents due to the potential for the use to create dust, glare, heat, noise, noxious gases, odor, smoke, traffic, vibration or other impacts, or would be hazardous because of materials, processes, products, or wastes.
4) After approval, the mixed use building shall not be converted to entirely residential use.
12 Artesia LIVE Specific Plan
Table 2.1 Allowed Land Uses
Land Use Specific Regulations
Alcohol Sales (Bars/Cocktail
Lounges)
a. On-Sale Outlets
b. Off-Sale Outlets
CUP
CUP
On-Sale and Off-Sale of Alcoholic
Beverages Conditionally Permitted and
as regulated otherwise by Zoning Code
Section 9-2.3203
Food and Beverage Sales
a. Grocery Stores (includes
large, full-service
markets)
b. Specialty Stores (deli,
coffee, bakery,
produce)
c. Convenience Stores
CUP
P
P
Permitted Uses and as otherwise
regulated by Title 9, Zoning, AMC
Home Occupations A Permitted as an Accessory Use per Section 9-2.2803 of the AMC.

Multi-Unit Residential
P
Permitted Use and otherwise regulated
by Article 20, Design Review Approval of
the AMC.

Restaurants
a. Restaurants with no
Alcohol Sales
b. Restaurants with
Alcohol Sales
P
P
On-Sale of Alcoholic Beverages
Permitted and as regulated otherwise by
Zoning Code Section 9-2.3202 of the
AMC
Wireless Telecommunication
Facility CUP
Conditionally Permitted Use in
accordance with Article 42 of Title 9,
Zoning of the AMC.
13 Artesia LIVE Specific Plan
Streetscapes
This Plan provides comprehensive streetscape standards for all of the public rightsof-way adjacent to the project to ensure that the different uses coexist with one another while reinforcing the Plan’s unified and integrated urban planning vision.

Accordingly, Chapter 3 provides plans and guidelines that address the treatment, improvement, and use of the public rights-of-way, including landscaping.

Place-Making
The Specific Plan and subsequent Amendment also establish a vision for the Project Area as a “Place” with a unique identity and character. Place-making is a critical environmental and functional component to all successful developments. Within the Artesia LIVE Specific Plan, a sense of “place” will be established by providing a mix of commercial and residential uses; densities that support a dynamic and synergetic environment; a comprehensive plan for abundant landscaping and attractive streetscape; and superior architecture.

Sustainable design and “green” construction materials, means and methods will also be encouraged. The use of reclaimed water for irrigation, water wise and drought tolerant plant material, and the use of materials that reduce the Specific Plan’s carbon footprint will lead to a healthy environment to live, work and shop.

Leadership in Energy and Environmental Design (LEED), Green Building Rating System certification (or a similar standard) is encouraged for the development of the Specific Plan.
14 Artesia LIVE Specific Plan
Chapter 3 Development Standards

15 Artesia LIVE Specific Plan
Introduction
This chapter provides standards and guidelines for development and design of the mixed-use project. The purpose of these standards and guidelines is to implement a high-quality mixed use development consistent with the City Center Mixed Use General Plan Land Use Designation.

Mixed-use development proposed in the Specific Plan area integrates complementary residential and commercial development on the same parcel or contiguous group of parcels. Development will be integrated vertically, with residential and rooftop commercial uses above subterranean parking. It provides opportunities to weave residential and public uses into the commercial fabric to create an active area and enhance the vitality of the City Center.

These standards and guidelines apply to the mixed-use development of this plan and supplement other applicable regulations in the City’s Zoning Code. These design standards and guidelines are intended to provide property owners and their designers with basic design criteria that are intended to reinforce the desired building and district character.

The provisions of this Plan have been established to provide for the orderly development of the Property. Application of the Plan is intended to protect the health, safety, and welfare of the community. In order to provide relief and allow deviations from the underlying development standards and Zoning Code requirements in the Artesia Municipal Code the following control mechanisms shall be applied:

Development Standards – Development Plan (Site Plan)
The following development standards shall apply to the overall mixed-use development within the Plan area.

YARD AREAS (Setbacks)
The following required setbacks shall be observed:

Front Yards: Pioneer Boulevard. – 5 feet minimum
176th Street – 4 feet minimum
Side Yards: Zero Lot Line
Rear Yards: Zero Lot Line
16 Artesia LIVE Specific Plan

BUILDING LENGTH AND HEIGHT
Maximum Building Length – 256 feet
Maximum Building Width – 132 feet
Maximum Building Height – 6 Stories or 60-feet maximum

BUILDING AREA BREAKDOWN
Project Summary
Total Units 83 units
Gross Land Area 0.84 acre
Gross Density 98.8 du/ac
Total Net Rentable 64,171 sq. ft.

Building Gross Summary
Gross Residential Area 87,937.9 sq. ft.

Indoor Amenity Space at 3rd Level 2,357 sq. ft.

Gross Garage Area 53,945 sq. ft.

Rooftop Commercial 1,600 sq. ft.

Stairs/Elevators/Lobby & Corridor Circulation 19,029 sq. ft.

Total Gross Building Area 164,869 sq. ft.

Floor Area Ratio (FAR) Summary
6th Level 15,918.3 sq. ft.
5th Level 21,755.8 sq. ft.
4th Level 21,755.8 sq. ft.
3rd Level 21,755.8 sq. ft.
2nd Level 3,425.0 sq. ft.
1st Level 2,094.2 sq. Ft.
(Excluding Garage Area & Stair/Elevator Counted at One
Level Only)
86,704.9 sq. ft.

Floor Area Ratio 2.37
17 Artesia LIVE Specific Plan
MAXIMUM DENSITY – Residential Component
The site plan attached hereto and incorporated herein by this reference identifies the boundaries for a mixed-use development. Based on the total square footage within the boundary site, the density shall not exceed 100 units per acre. This standard exceeds the density requirements under the General Plan 2030. As a result, an amendment to the General Plan will be processed in conjunction with the Specific Plan.

Maximum Density 2011 Specific Plan/City
Center Mixed Use
(General Plan Land Use
Designation)
2025 Amended
Specific Plan
Multi-Family Residential 70 du/acre maximum 100 du/acre MINIMUM FLOOR AREAS (Residential Units) – Each dwelling unit shall have and maintain gross floor areas, excluding private patios, balconies and garages as follows:

Number of Bedrooms Number of Units
Per Type
Proposed New Specific
Plan Requirement
Studio Units 12 452 sq. ft. – 549 sq. ft.

One bedroom Units 41 634 sq. ft. – 716 sq. ft.

Two-bedroom Units 30 1,025 sq. ft. – 1,045 sq. ft.

Total 83 87,937.9 sq.ft.

OPEN SPACES
Private Open Space – Each one bedroom types A1/A2 or two bedroom unit shall provide private open space areas in the form of a balcony having access from within the main dwelling unit. All such balconies and patios shall be substantially enclosed by a solid wall or rail at least 48” in height. Items that may be stored on the balconies and patios shall be limited to patio furniture, potted plants, and outdoor barbeque, which shall be addressed in the homeowners association. The following table identifies private open spaces for individual units. 18 Artesia LIVE Specific Plan
Number of Bedrooms Number of
Units Per
Type
Proposed New Specific Plan
Open Space Requirement
Studio Units (Type S4 only) 20 62 sq.ft.

One bedroom Units (Types A1
and A2)
18 62 sq.ft. – 97 sq.ft.

Two bedroom Units 30 64 sq. ft. – 70 sq. ft.

Total 54 4,738 sq.ft.

Common Open Space - All residents shall be provided with common open space areas conveniently located throughout the site. Amenities shall include but are not limited to a courtyard, lounge/fitness area, lobby, and sky deck.

PROPOSED DEVELOPMENT – Rooftop Commercial
Sky Deck Restaurant
Amenity Square Footage
Outdoor Bar/Dining Area 419 sq. ft.

Kitchen/Service 705 sq. ft.

Service/Office/Utilities 223 sq. ft.

Bathroom 253 sq. ft.

TOTAL AREA 1,600 sq. ft.

Parking Required
Total Restaurant Area 1,600 sq. ft.

Required Parking 8.00 spaces
Occupant Load
Kitchen/Service/Bath (200 gross) 6 persons
Bar/Dining Area (15 gross) 28 persons
TOTAL OCCUPANCY LOAD 34 persons
*Parking Requirement per City: 1 space per 200 sq. ft. Gross Floor Area (Restaurant)

PARKING STANDARDS
The Specific Plan provides a total of 163 on-site parking spaces. Residential parking spaces shall follow the following minimum requirements: one space per unit for studio units, one and half spaces per unit for one-bedroom units, and two spaces per unit for two-bedroom units. Twenty commercial off-site parking spaces are also included as part of the Specific Plan.
19 Artesia LIVE Specific Plan
Architectural Design Guidelines
The architecture for the entire development shall be that of an urban contemporary theme. Design shall be distinctly California Urban with contemporary geometric shapes accented with gentle curves and decorative façade trims to create visual interest.

BUILDING ARTICULATION AND FAÇADE
 Small scale articulation, materials, colors and textures are appropriate at locations experienced by pedestrians. Articulation techniques may include change in texture, change in color, change in material, change in plane, lattice work and trellis elements, pilasters, decorative light fixtures, material inlays, variation of architectural styles, murals, graphics, or other visual variations.
 Primary exposures/elevations and areas visible from the public right-of-way shall be detailed and articulated consistent with the architectural style and character of the development.
 Building massing should consist of a variety of heights to provide visual interest.

This modulation may occur through materials used for the building façade treatments. Appropriate base materials may include plaster, ceramic tile, metal, granite stone, marble, brick, colored concrete, and split-face concrete block wall.
 Roofs:
o Tower elements or other prominent building features should be used to accentuate key elements such as building entries, pedestrian nodes, plazas and courtyards.
o The massing of visible roof elevations should be broken up with the addition of sloping roof elements or parapet treatments with architectural details.
o Portions of roof tops or podiums should be used creatively for such uses as outdoor recreation and/or outdoor open space, to the extent feasible.
o Roof-mounted equipment should be screened so that it is not visible from the streets, walkways or street level parking lots and should be consistent with the architecture of the building. This applies to all types of equipment including mechanical equipment,
20 Artesia LIVE Specific Plan
communications dishes or antennas, skylights, exhaust fans, ducts, or any other non-architectural element.
 Wall material and glazing should be clear or very lightly tinted. Maximum tinting should not exceed 10%. Reflective glass should not be utilized.  Arcades, trellises and awnings are encouraged where appropriate to help protect pedestrians and outdoor seating areas from weather elements and to buffer residents above the ground floor.
 Display windows should be at pedestrian eye level to stimulate street-scene interest and promote a viable business climate.
 Walls and fences should relate to the architectural detail of the building.

Materials for the construction of walls may include glass, steel, acrylic panels, sustainable wood products, cast concrete, smooth faced stucco and recycled content materials. The use of traditional chainlink fences, sanded or gun-shot stucco, and slit-rail type fences are not permitted.  Plazas should create a relationship and transition between interior architectural space and the street environment. Techniques include enhanced paving materials, café seating, fixed and movable furniture, seating walls, landscaped features, lighting, art and fountains. Diverse and unique design expressions are encouraged.
 Courtyards and patios should be at least 25% landscaped. Where feasible, a minimum of one shade tree or ornamental tree shall be planted. Amenities should include movable furniture, umberellas, water features, works of Art, ornamental planting areas, accent lighting and enhanced paving.  All electrical lines, switch gears, transformers, and appurtenances, should be installed underground or screened from view of the public domain. Water meters, above ground control panels, and valves should not be placed in the public right-of-way and should be screened (through a combination of fences, walls, or plant materials) so that they are not visible from the street.  Loading docks and service areas should be designed in a functional and aesthetic manner. Disruption of vehicle and pedestrian circulation should be avoided to the extent reasonably feasible. They should be located in inconspicuous areas and screened from view with opaque walls or landscaped treatments appropriate to the architectural character of the 21 Artesia LIVE Specific Plan
property. To the extent reasonably feasible, service entrances should be located where so they do not interfere with customer and resident access.  The materials used for sidewalks may vary but should be consistent with architectural and functional nature of the adjacent uses. Generally, sidewalks should be natural grey concrete with non-slip surfaces and tooled, with saw cut joints at intervals no greater than 4 feet. Special treatment such as color and patterning or special paving are encouraged.

Circulation and Parking
The circulation and parking for the Specific Plan will utilize the roadway network system that is currently in place. The plan integrates with the street network and urban fabric of the City Center neighborhood. The project will maintain a comfortable pedestrian environment and encourage the use of transit along Pioneer Boulevard. Improvements and changes have been identified in order to improve overall circulation, accommodate new activity, and to plan for adequate parking. Street improvements, access and parking requirements are based on a comprehensive traffic analysis, which is provided in Appendix B.

Vehicular and pedestrian ingress and egress to the site shall be provided from Pioneer Boulevard. and 176th Street. The common driveway width and parking areas shall be designed to meet Los Angeles County Fire Department requirements and to avoid any potential circulation issues.

VEHICLE MILES TRAVELED
Under SB 743, passed in July 2020, the negative environmental impacts of development and transportation projects are measured according to the overall amount that people drive (known as vehicles-miles traveled, or VMT). Under this Specific Plan Amendment, the project shall adhere to the County of Los Angeles VMT Guidelines. Per the County of Los Angeles VMT Guidelines, a development project may need to be assessed for VMT impacts if the project conflicts or is inconsistent with the California Environmental Quality Act (CEQA) Guidelines Section 15064.3, subdivision (b)(1). The County’s guidelines provide screening and impact criteria to determine if the project conflicts or is inconsistent with CEQA guidelines. (See: Traffic Impact Analysis, RK Engineering, August 2024.) The County of Los Angeles VMT Guidelines recommends the following impact criteria:
22 Artesia LIVE Specific Plan
A residential project would result in a potentially significant VMT impact if the project’s residential VMT per capita would not be 16.8% below the existing residential VMT per capita for the Baseline Area in which the project is located.

The proposed project fulfills the intent of the Senate Bill 743 and the County of Los Angeles VMT Guidelines by reducing regional traffic congestion by offering a mix of uses on a single parcel. In addition, the Traffic Impact Analysis prepared for the project indicates that the project impact is less than significant in regard to VMT.

PARKING
Parking for the Specific Pan will be provided by the development of an underground parking structure to be used by residents of the condominiums, staff and visitors. Standards are provided in Chapter 3 of this Specific Plan.

ADDITIONAL PARKING SOLUTIONS
The Specific Plan provides 163 on-site parking spaces and 20 commercial off-site parking spaces. The following solutions may be implemented as part of this Specific Plan if there is a need for additional parking:

1. The Developer shall utilize valet service to increase additional parking spaces by utilizing the driveway areas immediately adjacent to parking spaces in the project’s valet parking area. This will provide, at minimum, ten (10) additional parking spaces.

2. The Developer shall implement ridesharing programs, transit subsidy programs, bike share programs, and other multi-modal forms of transportation programs for project visitor, patron, and employee transportation to the project site.

3. The Developer shall use its best efforts to enter into a reciprocal parking agreement with the adjacent Cerritos Presbyterian Church property located at 11841 178th Street to utilize parking spaces in the Church’s parking lot for project visitors, patrons and employees during peak project demand hours.

4. The Developer shall use its best efforts and work with the City to implement a project shuttle system to and from a City-owned parking lot for use by project visitors, patrons and employees.

5. The Developer shall use its best efforts to enter into reciprocal parking agreements with other property owners of parking lots within the immediate vicinity of the Specific Plan area to provide shuttle service to and parking spaces for project visitors, patrons and employees during peak project demand hours.
23 Artesia LIVE Specific Plan
Signage
The Specific Plan envisions an ambitious, bold and comprehensive sign program that contributed to and promotes the character of the City Center. Providing all types of signage and display mediums is essential to achieve the social and economic objectives (both commercial and residential) that will maximize the City Center’s revitalization. The Sign Program is intended to encourage creativity while maintaining appropriate and economically viable signage. The Program establishes regulations and design standards that ensure implementation of a successful sign program for the Artesia LIVE Specific Plan.

The Sign Program will require signage that:
 Uses clear, attractive graphics;
 Is coordinated with the architectural elements of the building;  Promotes a modern, vibrant image of Artesia;
 Protects and enhances the Pioneer Boulevard corridor and adjacent properties.

The main building and restaurant signage will be located on north elevation of the building facing 176th Street. The main building and restaurant signage will consist of the following:
 A main restaurant sign at the corner of 176th Street and Pioneer Boulevard that is 19 feet in width and one-foot-9-inches in height (19’-0” x 1’-9”) for a total area of 32 square feet;
 a main building sign at the corner of 176th Street and Pioneer Boulevard that is 2’-3” (width) x 19’6” (height) for a total area of 44 square feet;  and a main building number at the corner of 176th Street that is 5’-0” (width) x 1’-3” (height) for a total area of 8 square feet.

A 5’ x 9” parking entrance wall sign and 1’-4” (height) building number sign will be located along Pioneer Boulevard and 176th Street to identify parking entrances for the project. The entrances along 176th Street and Pioneer Boulevard will also include residential/guest/retail signage at the ground level entry at 176th Street and will be 6’-0” (width) x 1’4” (height) to comprise an 8 square feet area. Building number signage at ground level entrances at Pioneer Boulevard will be 6’0” (width) x 1’-4” (height) to comprise an 8 square feet area.

All signs included in the project’s Sign Program will be required to obtain permits from the City. The tenant of the rooftop restaurant/bar shall submit any additional design and signage plans to the landlord for approval prior to applying for a permit from the City. The restaurant/bar signage are designed incorporating 24 Artesia LIVE Specific Plan
metal/canned letters with back lighting or approved equal design. City staff will determine the consistency of the proposed signs with the approved Sign Program in this Specific Plan. Signs not included in this program and planned for the project site will be required to comply with existing sign provisions in the Artesia Municipal Code.

Lighting
Lighting is a fundamental amenity for streets, access-ways, paseos, parking lots, plazas, courtyards, and open spaces. Properly designed lighting establishes a safe and humane environment for walking and driving and fosters a more livable urban atmosphere. Proper lighting can also create interest by illuminating architectural and landscaped features, special spaces, and help to convey an overall feeling of activity during the evening.

Lighting within the Specific Plan shall be pedestrian-friendly and contribute to the user’s experience as well as enhance the overall quality of the environment and immediate neighborhood. The principal lighting standard should support a pedestrian scale that enhances a sense of place and creates an identity for the City Center neighborhood.

The following general guidelines apply to architectural lighting in the Specific Plan.
 It is preferable for fixtures to be placed close together with lower light levels than further apart with intense and varied light levels that create an uncomfortable environment for people.
 Luminars should be selected to provide quality lighting with the intensity and character appropriate to the area. Each luminar should be contemporary in design and provide a consistent design theme.
 Light fixtures should not cause glare or reflect into upper stories of the building.

Exterior lighting shall be properly shielded and controlled to prevent light wash and glare. Light fixtures should use a reflector and/or refractor system for efficient distribution of lighting to reduce glare. All exterior lighting should be designed downward (except where appropriate) in a manner that reduces light and glare pollution onto neighboring properties and roadways. Cut-off shields are recommended to prevent lighting from being emitted above the horizontal relative to the light source. Small decorative “glow” elements are permitted to emit light above the horizontal.
25 Artesia LIVE Specific Plan
 All lighting should be color-corrected in a range that enhances the environment or feature to be illuminated. All lighting shall abide by the current building and energy codes and the Artesia Municipal Code. Lamp quality and brightness should be appropriate for the intended use and provide functional need as well as aesthetic interest. The application of LEED guidelines (or similar standards) shall be used as a minimum baseline. Master color metal halide or warm compact fluorescent lamps are encouraged. Lighting controls shall be integrated to automatically monitor lighting needs.
 To establish a strong residential character and sense of neighborhood, selective architectural accenting, such as lighting at entrances, signage elements, and architectural features may be used.
 The following guidelines apply to residential and balcony lighting. o Lighting fixtures should be directed toward building walls and architectural features to prevent night wash and preserve the night sky.
o The color and quality of light should support the architectural character and textures of the building.
o Light fixtures and appurtenances should be hidden and/or integrated into the architectural character and vernacular of the building to the extent reasonably feasible.
o The use of architectural features such as soffits, beams, or fenestrations to conceal light units is encouraged.
o Light shield transmission on architectural lights should be limited to 60% transmittance.
o In general, balcony lighting should provide architectural highlights with no illumination beyond the direct boundary of the balcony.
 The following guidelines apply to commercial and mixed-use lighting. o Additional lighting such as bollard lights, step lights, and wall mounted fixtures are encouraged.
o Illumination levels and light distribution for architectural lighting should be controlled to prevent hot spots and reflectance. o Architectural features such as entries, columns, fenestrations, and ornamentation should be illuminated to an aesthetically pleasing level.
o All luminars should be directed toward the building façade to prevent atmospheric light wash.
26 Artesia LIVE Specific Plan
o The color and quality of the light should support the architectural character and textures of the building.
o Light fixtures and appurtenances should be hidden and/or integrated into the architectural character and vernacular of the building to the extent reasonably feasible.
o All fixtures should incorporate low cut-off angles and shielding to direct light towards the intended target.

Landscaping
The landscaping required pursuant to this Plan will comply with the City’s Landscaping Ordinance, and render use of the Property compatible with surrounding and adjacent uses.

A detailed landscaping and Irrigation Plan designed by a licensed landscape architect will be submitted with the plan check submittal to the Building Division.

The “Landscaping Plan” will conform to the landscaping requirements of the City's Landscaping Ordinance and any other applicable requirements as provided in this subchapter. The Property Owner shall be responsible for all on-site landscaping as shown on the landscaping plans. An agronomical soil testing report shall be provided by the contractor.

Landscape treatment will be provided to enhance architectural features, strengthen vistas and provide shade. Unity of design will be achieved by repetition of certain plant varieties and other materials and by correlation of adjacent developments.

Plant material will be selected for interest in its structure, texture and color and for its ultimate growth. Plants that are hardy, harmonious to the design, and of good appearance shall be used. Drought tolerant landscaping will be provided.

In locations where plants will be susceptible to injury by pedestrian or motor traffic, they will be protected by appropriate curbs, tree guards or other devices. All landscape areas are to be irrigated with an automatic irrigation system.

Parking areas and circulation areas will be enhanced with landscaped spaces containing tree or tree groupings. All trees within five feet of hardscape shall have a 12 inch deep linear root barrier. All planter areas shall receive a three inch layer of shredded organic mulch. Soil compaction shall be no greater than 85 percent on landscape areas. Additionally, all finish grades shall be 1.5 inches below finish surface paving.
27 Artesia LIVE Specific Plan
The Project shall include six cercidium trees, three cotinus coggygria trees, one koelreuteria bipinnata tree, and seven lophostemon confertus trees. Succulents, shrubs, accent grasses, evergreens, and deciduous vines shall consist of agave blue glow, bulbine frutescens, callistemon little john, cuppressus sempervirens, dianella variegata, dietes bicolor, Laurus nobilis, muhlehnbergia regal mist, podocarpus macrophyllus, vitez trifolia, and vitis roger’s red. Groundcover shall be comprised of myoporium parvifolium, huntington carpet, decomposed granite, and decorative rock.

Upon approval of the proposed Landscaping and Irrigation Plan by the Planning Division, the landscaped areas will be installed and permanently maintained in accordance therewith.

The precise size and species of trees will be identified on the Landscape and Irrigation Plan submitted during plan check.

Pedestrian, Transit, Decorative Amenities and Public Art Any design and layout of pedestrian, transit and decorative amenities within the project area and the public right-of-way shall be architecturally compatible and harmonious with the urban contemporary architectural theme. Creativity, functionality and quality is also encouraged in the design, layout, use and placement of these amenities, which shall be maintained, free from deterioration, blight, disrepair and vandalism.

Any proposed amenity and/or public art design, including its placement within the development or public right-of-way, shall be reviewed and approved by the City’s Arts Commission or the City Council.

Maintenance

The site, including but not limited to, buildings and landscaped areas will be continuously maintained. Continued good appearance depends upon the extent and quality of the maintenance. Materials and finishes will be selected for their durability and wear as well as their beauty. Provisions for washing and cleaning of buildings and structures, and control of dirt and refuse, will be included in the design. Configurations that tend to catch and accumulate debris, leaves, trash, dirt and rubbish will be avoided.
28 Artesia LIVE Specific Plan
Ongoing maintenance for the entire project site will be addressed in detail in the CC&R’s. The residential homeowner’s association will enforce their own CC&R’s.

A maintenance schedule will be included in the CC&R’s.

Utilities
All existing and proposed utilities will be underground. All existing overhead utilities along Pioneer Boulevard. and 176th Street (street frontage of the project) will be relocated underground. There will not be any utility line that is visible.

Subdivision Map Legal Requirements
Pursuant to state law, the City of Artesia is vested in the regulation and control of design and improvements of residential subdivisions.

No subdivision will be approved unless those on-site and off-site improvements which are found by the City Engineer to be reasonably necessary to service the development are constructed or guaranteed to be constructed by the subdivider, which include, but are not limited to, the following improvements:
a. Developer shall provide a domestic water distribution system that is designed and constructed to service the development proposed in accordance with said water provider’s development standards. b. Developer shall install sanitary sewers to serve each lot in a division of land. The sewer system shall be designed and constructed to serve the development proposed in accordance with the Los Angeles County Sanitation District’s development standards and the requirements of the City Engineer, and the outlet to be used for the sewers shall be designated by the City Engineer.
c. Developer shall provide a storm water drainage system designed and constructed to serve the development. The internal system shall carry water to the main line and shall be designed with maximum on site infiltration as approved by the City Engineer.
d. Utility lines, including electric, communications, street lighting, and cable television, shall be required to be placed underground. The Developer shall be responsible for complying with the requirements of Section 9-1.714 of the AMC, and shall make necessary arrangements with the utility companies for the installation of such facilities. Appurtenances and associated equipment, such as surface-mounted transformers, pedestals-mounted terminal boxes 29 Artesia LIVE Specific Plan
and meter cabinets, and concealed ducts in an underground system may be placed aboveground.
e. Developer shall provide any and all other improvements found necessary by the City to provide all services to each unit proposed to be created.

Sale of Condominiums
This Specific Plan will require that the condominiums be sold at market rate and not retained by the developer/owner for the purposes of renting or leasing.

HOMEOWNERS ASSOCIATION (RESIDENTIAL) - COVENANTS, CONDITIONS AND RESTRICTIONS (CC&R’s)
A Homeowners Association (HOA) with CC&R’s will be required to be submitted to the City’s Planning Division for review and approval by the Planning Division, Engineering Division, and City Attorney’s Office prior to Final Map approval.

Before the first unit is sold, the developer will record restrictive covenants on all of the properties. These "run with the land", meaning that all successive buyers are bound by the same covenants as the original purchaser.

A Condominium Plan shall be prepared and approved pursuant to the California Subdivision Map Act prior to the sale of any condominium units. 30 Artesia LIVE Specific Plan
Chapter 4 Infrastructure & Public Services
31 Artesia LIVE Specific Plan
General Infrastructure Plan
Development under the Specific Plan will be supported by existing and proposed infrastructure improvements. Proposed infrastructure will be subject to the local agency requirements at the time of development and must adhere to all current adoptions of design and construction codes and criteria.

Adequate infrastructure and utility systems are essential components of this Specific Plan. Identified infrastructure systems will ensure that the project area supports anticipated development with essential utilities and services as efficiently as possible. All facilities will be developed to the standards of the service provider and as required by applicable government standards. This section defines the major components of water, sewage, storm water drainage, solid waste disposal, and other essential facilities planned within the Specific Plan area.

WATER PLAN
Water Service within the Specific Plan Area is provided by the Golden State Water Company (GSWC) “Artesia System”. The Artesia System also serves residents in the City of Hawaiian Gardens as well as small portions of the cities of Cerritos, Lakewood, and Long Beach. In order to better serve their customers, GSWC’s Artesia System is further divided into two service areas, including: the Artesia System North Side and the Artesia System South Side. The Artesia System North Side is responsible for serving a majority of the City of Artesia, including the Specific Plan area.

The GSWC’s Artesia System relies upon a complex water system network that delivers water from local groundwater as well as recycled and imported water from the Central Basin Municipal Water District (CBMWD). Approximately 67% of the available supply for the Artesia system is groundwater whereas, imported water sources account for approximately 31% of the available water supplies. The remaining 2% is provided by recycled water. Each of these water sources are briefly described below.

GROUNDWATER
The GSWC Artesia System is supplied by six active groundwater wells located in the Central Basin Pressure Area. These wells have a total capacity of 5,570 acre feet per year (AF/Y). Two of the six wells are located at the “Roseton Plant”, which is just west of the Specific Plan area along Roseton Avenue. These wells have a design capacity of 1,800 gallons per minute.
32 Artesia LIVE Specific Plan

IMPORTED WATER
Imported water is supplied by the Central Basin Municipal Water District (CBMWD).

The CBMWD is a public agency that purchases imported water from the Metropolitan Water District of Southern California (MWD). MWD is the largest water wholesaler for domestic and municipal uses in Sothern California. The MWD is a consortium of 26 member agencies including CBMWD. The MWD service area encompasses the service areas of its 26 member agencies, approximately 5,200 square miles, and includes portions of Los Angeles, Orange, Riverside, San Bernardino, San Diego, and Ventura Counties.

As one of 26 member agencies, CBMWD purchases water from the MWD to supplement its local groundwater supplies. The water CBMWD purchases from MWD is imported to 24 cities, municipal water companies including the GSWC.

The GSWC Artesia System has two connection lines to CBMWD, which are located in the City of Cerritos. Each of these lines provides a current capacity flow of 1,500 gallons per minute to the GSWC Artesia System. As previously mentioned, imported water sources account for approximately 31% of the GSWC’s Artesia System available water supply.

Proposed System
Currently water main transition lines exist along Pioneer Boulevard. and 176th St.

The water system may require additional water mains to allow for the increased land use intensity and to meet fire flow requirements. The upgrades may require improvements to the existing infrastructure outside of the limits of the Specific Plan area. The Golden State Water District will evaluate the Specific Plan infrastructure needs (and upgrades proposed in the final hydraulic analysis) and provide final requirements.

SEWER PLAN
The Specific Plan Area is located within District 19 of the Los Angeles County Sanitation District (LACSD) service area. The District provide sewer services on a regional scale and consist of 24 independent special districts serving approximately 5.7 million people in Los Angeles County. In order to maximize efficiency while reducing costs, each of the 24 Districts work cooperatively under a Joint Administration Agreement. The Districts own, operate, and maintain the large trunk sewer lines that provide the backbone of the regional wastewater conveyance system. Public sewer mains exist under Pioneer Boulevard. 33 Artesia LIVE Specific Plan
Wastewater generated is treated at the Joint Water Pollution Control Plant located in the City of Carson, the Los Coyotes Water Reclamation Plant located in the City of Cerritos, and the Long Beach Water Reclamation Plant located in the City of Long Beach. Each of these treatment plants are currently operating below their ultimate capacities and are further described in the Table below.

Wastewater Treatment Plant Design Capacities
Treatment Plant Location Design
Capacity
Average
Flow
Joint Water Pollution Control
Plant
City of Carson 400.0 279.7
Los Coyotes Water
Reclamation Plant
City of Cerritos 37.5 21.7
Long Beach Water
Reclamation Plant
City of Long
Beach

25.0 19.1
Proposed Conditions
The sewer system may require additional sewer mains to allow for increased land use intensity. The upgrades may require improvements to the existing infrastructure outside of the limits of the Specific Plan area. The District will make a determination once a complete set of construction plans are provided.

STORMWATER DRAINAGE
The Artesia LIVE Specific Plan is located in a highly urbanized area with paved roads and other impervious surfaces. All runoff generated within the Specific Plan area is conveyed through storm drains primarily owned and operated by the Los Angeles County Department of Public Works.

The Los Angeles County Department of Public Works provides the backbone of flood control facilities for the entire Los Angeles basin as well as the San Fernando, San Gabriel, and Santa Clarita Valleys. There are three large County maintained storm drains that serve the Specific Plan area, ranging in size from 18 to 75 inches.

There is a 24-inch storm drain line that runs along Artesia Boulevard extending from Roseton Avenue west approximately 500 feet. This storm drain continues for an additional 200 feet northwest to Caine Drive. There is also a storm drain line that begins just south of the intersection of Gridley Road and Highway 91 and extends south to the intersection of Gridley Road and 183rd Street. This line varies in diameter from 18 to 24 inches. There is an additional storm drain line that extends in a north-south direction along Flallon Avenue. This line varies in size and features a 63 inch diameter north of Artesia Boulevard and a 75 inch diameter south of Artesia Boulevard.
34 Artesia LIVE Specific Plan
Proposed Conditions
Under the Specific Plan, the site will consist primarily of residential and commercial land uses. As a result of the reduced impervious surfaces, the quality of rainfall runoff will likely be reduced.

SOLID WASTE
The City of Artesia contracts with private waste haulers for the collection of all refuse. Currently the City has a franchise agreement with Consolidated Disposal Service (CDS). CDS provides weekly collection of refuse, recyclables, and green waste from their respective carts or dumpsters as well as unlimited collection of bulky items and electronic waste, upon request, at no additional charge. Waste collected within the City is brought to the Puente Hills Landfill (PHLF), which is owned and operated by the County Sanitation Districts of Los Angeles County (Districts). The PHLF is located at 13130 Crossroads Parkway South in unincorporated Los Angeles County adjacent to the City of Whittier. The landfill is south of the intersection of the Pomona (60) and San Gabriel (605) freeways, approximately 15 miles northeast of the Specific Plan area. The PHLF operates under a Conditional Use Permit (CUP), which authorizes the disposal of a maximum of 13,200 tons per day.

In addition to the PHLF, there are two solid waste management facilities available to the City of Artesia including:
 Commerce Refuse-to-Energy Facility (CREF)
 Puente Hills Materials Recovery Facility (PHMRF)
Both the CREF and PHMRF are owned and operated by the Districts. The CREF is located at 5926 Sheila Street in the City of Commerce, approximately 11 miles northwest of the Specific Plan area. CREF is permitted to accept up to 1,000 tons per day, not to exceed 2,800 tons of solid waste per week. The PHMRF is located at 2808 Workman Mill Road in the City of Whittier, approximately 14 miles northeast of the Specific Plan area. The PHMRF is permitted to accept 4,400 tons per day, not to exceed 24,000 tons of solid waste per week.

Residents of Artesia use curbside recyclable and green waste containers to increase the diversion of solid waste from landfills. Development within the Specific Plan area shall be responsible for complying with City recycling programs and ordinances related to achieving the adopted diversion rates. This includes 35 Artesia LIVE Specific Plan
but is not limited to the City’s adopted Source Reduction and Recycling Element (SRRE) and Household Hazardous Waste Element (HHWE).

UTILITIES
This section includes specific information on the utilities and services provided to the Specific Plan area. Utilities described include: electricity, natural gas, telephone, and cable services.

Electricity
Southern California Edison Company (SCE) currently provides electrical services to all businesses, residences, and institutions within the City of Artesia. SCE maintains and operates the transmission and distribution infrastructure located throughout the City necessary to serve future development projects associated with the implementation of this Specific Plan. SCE has stated that it has facilities in the area and that electricity service to the Specific Plan area could be provided from existing facilities within the City.

Natural Gas
The Southern California Gas Company (The Gas Co.) provides natural gas to the Specific Plan area. The Gas Co. serves approximately 20.3 million customers through 5.7 million meters. The service area is 20,000 square miles and includes over 530 cities in Central and Southern California. Locally, the Gas Co. distributes natural gas through an extensive network of approximately 41,500 miles of underground gas mains. The Gas Co. has indicated that sufficient capacity exists within the existing infrastructure to accommodate the project. Additional points of connection will be established when necessary.

Telephone
Telephone service is offered regionally by telecommunications companies such as Verizon, AT&T, or Comcast. Telephone infrastructure and services will be installed as needed along with other utilities.

Cable
Local cable franchises, including Time Warner Cable and Comcast Cable, provide cable television services to the Specific Plan area. 36 Artesia LIVE Specific Plan

PUBLIC SERVICES
This section includes specific information regarding the public services provided to the Specific Plan area. Public services provided include police protection, fire and paramedic services, public transportation, schools, libraries, and open space.

Police Protection
Police protection services are provided to the Specific Plan area and the City of Artesia as a whole by the County of Los Angeles Sheriff’s Department. The Lakewood Sheriff’s Station located at 5130 N. Clark Avenue in the City of Lakewood, is primarily responsible for providing law enforcement services to the Specific Plan area. Located approximately four miles northeast of the Specific Plan area, the Lakewood Station provides law enforcement services to over 300,000 residents in the contract cities of Artesia, Bellflower, Hawaiian Gardens, Lakewood, and Paramount.

Fire Protection and Paramedic Services
Fire protection services to the City of Artesia are provided under contract with the County of Los Angeles Fire Department (LACFD). The LACFD is composed of 168 fire stations that are divided among 22 battalions. The LACFD is responsible for providing fire protection services to all unincorporated county land including 59 contract cities as well as the Angeles and Los Padres National Forests. Battalion 9 and 21 are primarily responsible for serving the serving the City of Artesia. Battalion 9 also provides services to the cities of Signal Hill, Paramount, Lakewood, Hawaiian Gardens, Cerritos, and Bellflower while Battalion 21 provides services to the cities of Whittier, Norwalk, and La Habra. Station #30, located at 19030 Pioneer Boulevard in the City of Cerritos, located approximately two miles south of the Specific Plan area is the primarily response station. In addition to Station #30, the next closest station that may respond is Station #115.

Emergency Medical Services
The LACFD provides paramedic services to the City of Artesia. All uniformed LACFD personnel are trained to a minimum Emergency Medical Technician 1 standard (EMT-1), providing basic evaluation, life support and first aid, and employment of an Emergency Medical Technician defibrillator. Paramedic squad personnel are also trained to provide advanced lifesaving support including drug therapy. LACFD’s emergency ambulance services are provided through a contract with CARE Ambulance. As the 911 emergency ambulance 37 Artesia LIVE Specific Plan
service provider, CARE Ambulance responds alongside the LACFD paramedics to provide needed emergency transport services.

Schools
The ABC Unified School District provides educational services and facilities for students from kindergarten through twelfth grade. The District is governed by a 7- member Board of Education and includes 19 elementary schools, five middle schools, three comprehensive high schools, a college preparatory 7-12 school, a continuation high school, infant/children centers, extended-day care, and an adult school.

Library Services
The City of Artesia is served by the Los Angeles County Public Library system. The City of Artesia has one public library, the Artesia Library, located at 18722 S.

Clarkdale Avenue in the Artesia Park across the street from City Hall. The Artesia Library provides basic library services to residents of the cities of Artesia and Cerritos. Services available include reference services, children’s programs, a homework center, publicly available computers with Internet access, as well as a Friends of the Library rental collection.

Parks and Open Space
The City of Artesia is a highly urbanized area that is generally built out. All open space areas within the City have either been developed as recreational areas or are developed in areas where the previous use has expired. There are no areas of natural open space within the City’s jurisdictional boundaries. Approximately 49 acres of open space and recreational areas are available to City residents including: 17.25 acres of City owned parks and recreational facilities and 31.41 acres of ABC Unified School District joint use school sites. An additional 6.88 acres of railroad right-of-way, owned by the Los Angeles County Metropolitan Transportation Authority provides opportunities for future recreational amenities such as a linear park.

City residents also have access to two regional parks. Although these recreational amenities lie outside of the City’s jurisdictional boundaries, they offer supplementation recreational opportunities including hiking trails, fishing, tennis, basketball, and volleyball courts, a gymnasium, open grass areas etc. not offered by the City. These regional parks include:
 Cerritos Regional Park – A 56-acre regional park located approximately 2.5 miles southeast of the Specific Plan area in the City of Cerritos. 38 Artesia LIVE Specific Plan
 Ralph B. Clark Regional Park – A 105-acre facility located in the City of Buena Park, approximately 8 miles northeast of the Specific Plan area.

Given that the majority of land within the City of Artesia is already developed, there are limited opportunities to expand open space resources in the City. As such, the City has historically focused on providing neighborhood and community open space and recreational facilities. In consideration of both the City-owned parks and the joint-use school sites, there is approximately 49 acres of parks and recreational facilities within the City. While the City’s Parks and Recreation Department does not have an established standard for City provided parkland.

It is estimated that the City provides 2.8 acres of parkland per 1,000 people.

Proposed Conditions
Implementation of the Specific Plan development will not significantly impact the fire or police services in the area. Citywide fire and police service impact fees should mitigate any changes to service demands created by the development intensities in this Plan. Agency approval processes will allow fire, police and other public agencies to comment on development prior to construction. Governing agency codes and requirements are to be used as a basis for planning and design to facilitate their respective approvals.
39 Artesia LIVE Specific Plan
Chapter 5 Implementation & Administration
40 Artesia LIVE Specific Plan
Implementation
The implementation of this Specific Plan will be accomplished through the City's development review process, considering development plans from concept to construction drawings. Upon adoption of the Plan, developers and/or property owners may prepare and submit plans for development within the Specific Plan Area. Development plans shall be prepared and submitted for review in conformance with the provisions of this Specific Plan and the requirements of the City's Code. Project review shall progress as follows:

Administration
General Plan Consistency
Per California State law, specific plans must be internally consistent with the jurisdiction’s general plan. The Artesia General Plan 2030 regulates the land uses in the Artesia LIVE Specific Plan. Where Specific Plan zoning is inconsistent with the 2030 General Plan, the General Plan will be amended to ensure consistency between the two documents.

The Specific Plan is supportive of General Plan goals and policies to “provide a well planned community with sufficient land uses and intensities to meet the needs of anticipated growth and achieve the community’s vision” and “ensure mixed-use developments are integrated with surrounding uses to become part of the neighborhood by utilizing cohesive architecture, lively streetscapes, interesting urban spaces and attractive landscaping” (2030 General Plan, Community Development and Design Element, Goal LU-1 and associated policies). The Specific Plan provides an increased density beyond what is permitted in the General Plan. However, subject to Specific Plan approval, the General Plan allows an increased density beyond what is permitted in the General Plan land use designation. The Specific Plan Amendment also supports the City’s 2021-2029 Housing Element by providing additional housing opportunities within proximity to transit and employment opportunities.

Applicability and Conformity of Development
Proposed development plans, tentative tract or parcel maps, and any other development approval, pertaining to land or property governed by this Specific Plan, must be contained within the Specific Plan.

It is expected that future development applications will be in substantial conformance with the Specific Plan, and if not, an amendment to the Specific Plan may be required. The Community Development Director or his/her designee 41 Artesia LIVE Specific Plan
shall have the authority to interpret the Specific Plan requirements if ambiguity occurs about the meaning or appropriate application of provisions within the Specific Plan.

Conflict
In the event of a conflict between the provisions of the Specific Plan and the provisions identified in the AMC, the Specific Plan shall prevail. Wherever the provisions and development standards contained in the Specific Plan conflict with those contained in the AMC, the provisions of the Specific plan shall take precedence. For any other topical issue, development standard or design guideline, and/ or regulation not addressed or otherwise specified in the Specific Plan, regulation and approval shall be carried out in accordance with the provisions of the AMC.

Minor Deviations
The following items may deviate, within specified limitations, from the adopted Specific Plan but shall be considered to be in Substantial Conformance with the Specific Plan. This review shall occur at the staff level if so determined by the Community Development Director through the Administrative Review Process.

The Director, however, shall have the discretion to refer any such request for modification to the Planning Commission. Conversely, the applicant shall have the right to appeal decisions of the Director to the Planning Commission. a. 5 percent deviation from the Development Standards listed in Chapter 3:

Development Standards & Guidelines.
b. Implementation of design feature(s) that would affect infrastructure and/or services as listed in Chapter 4: Infrastructure & Public Services. c. Specific modifications of a similar nature to those listed above which are deemed by the Community Development Director to be keeping in the spirit and intent of the Specific Plan and are in conformance with the General Plan.

A minor deviation shall be granted only if the Director first finds in writing the following findings of fact. The burden of proof to establish that findings of fact can be made is on the applicant.
a. The granting of the deviation will result in design improvements, or there are space restrictions on the site which preclude full compliance with Specific Plan requirements without hardship;
b. The granting of the exception, with any conditions imposed, will not be materially detrimental to the public welfare or injury to the property or 42 Artesia LIVE Specific Plan
improvements in such Specific Plan district in which the property is located; and
c. The granting of the exception will not be contrary to the objectives of the applicable regulations.

The Director shall consider the proposal and make findings of fact and determinations in writing. A copy of the determination shall be mailed to the applicant within 60 days from the date the application is deemed complete. With approval of the applicant, the Director may extend the time within which the determination shall be made, not to exceed an additional 120 days.

Major Deviations
Amendments may be requested at any time pursuant to Government Code Section 65453(a). Proposed amendments deemed to be Major Deviations by the Community Development Director as defined herein will be processed by the Community Development Department through the Administrative Review Process and approved by the Planning Commission; and, City Council as may be required. Subject to the determination of the Director, the changes identified below may be processed as a Specific Plan Amendment.
a. 6 percent deviation (or more) from the Development Standards listed in Chapter 3: Development Standards & Guidelines.
b. Uses not listed in Table 2.1: Allowed Land Uses.

Amendments may be requested at any time pursuant to AMC Section 9-2.3454 and Section 65453(a) of the Government Code. Depending on the nature of the proposed amendment to the Specific Plan, an additional environmental analysis may be required, pursuant to Section 15162 of CEQA.

Maintenance and Update of the Specific Plan
As comprehensive and detailed as this Specific Plan is, and in accordance with regular reports to the Planning Commission and City Council concerning the implementation of this Specific Plan, the Community Development Department is responsible for maintaining and updating this Specific Plan, as applicable.

Application of the CEQA Process
This Specific Plan was reviewed pursuant to the requirements of the California Environmental Quality Act (CEQA). As such, a Mitigated Negative Declaration of Environmental Impact (MND) was prepared for the Specific Plan. MND identified 43 Artesia LIVE Specific Plan
the potential environmental effects of the development proposed in this Specific Plan.

The Program MND analyzed the development to evaluate the potential environmental impacts of the Artesia LIVE Specific Plan. Pursuant to the provisions of Section 15162 of CEQA Guidelines, subsequent site-specific development within the Specific Plan area requiring a discretionary permit will be reviewed to determine whether the Specific Plan’s MND adequately addresses the impacts of the proposed site-specific development project, in which case no further environmental analysis is needed, or if:
1) The proposed site-specific development represents a substantial change from the Specific Plan analyzed in the MND (such as a Specific Plan amendment) that could result in new significant impacts not addressed in the Specific Plan MND or that could result in substantially more severe significant impacts than those identified in the Specific Plan MND. 2) Substantial changes have occurred with respect to the circumstances under which the proposed permit is being undertaken as compared to the circumstances assumed in the Final MND. Such substantial changes could include (but are not necessarily limited to) substantial changes in land use or circulation patterns surrounding the Specific Plan area. 3) New information of substantial importance, which was not known and could not have been known at the time the Final MND was certified, shows that, as the result of the proposed project, either new significant impacts would occur, significant impacts identified in the Final MND will be substantially more severe, or mitigation measures proposed in the Final MND are infeasible or not included in the proposed project.

Pursuant to Sections 15162 and 15163 of CEQA Guidelines, a subsequent or supplemental MND would be required only if any of the above findings are made regarding a proposed development permit. If none of these above findings can be made, Section 15162(a) of CEQA Guidelines requires the City to prepare an addendum to the Specific Plan MND. Section 15164 of CEQA Guidelines states that an addendum to a previously-certified MND shall be prepared if some changes or additions are necessary to a project, but none of the conditions described in Section 15162 calling for preparation of a subsequent MND have occurred. An addendum, unlike a subsequent MND and supplement to a MND, need not be circulated for public review and can be included in or attached to the final MND.

Kunzman Associates, Inc.

GEO-CAL, Inc.

Artesia LIVE Specific Plan
Chapter 1 - Introduction
Chapter 2 - Development Vision and Land Use
Chapter 3 - Development Standards and Design Guidelines Chapter 4 - Infrastructure and Public Services

The Artesia LIVE Specific Plan is a City-initiated Specific Plan to demonstrate a clear vision for the new mixed use development, and is an economic development tool that will facilitate new future development. The Specific Plan includes the following entitlements:
• Amendment to the Artesia General Plan
• Zone Change to Specific Plan (SP)
• Amendment to the Zoning Code (Specific Plan)
• Amendment to the Zoning Map to the City of Artesia to change the zoning classification to the designated Specific Plan Zone.
• Conditional Use Permit for the Condominiums
• Conditional Use Permit for the use of a Hotel
• Conditional Use Permit to allow the on-site sales of distilled spirits in conjunction with the Hotel.
• Design Review
3 Artesia LIVE Specific Plan
• An associated Mitigated Negative Declaration (MND), which provides mitigation measures and explains how they reduce the impacts of the project to a less than significant level.
• Tentative Tract Map 73667
The purpose of developing a Specific Plan for Downtown Artesia is to facilitate development, especially mixed use development in the City Center area. Artesia LIVE will help develop an area that is vibrant, walkable, and the heart of City. This Specific Plan will provide opportunities to build on the City’s unique historic and cultural characteristics to enhance the City Center core; create a strong community identity and sense of place; provide new employment, housing and shopping opportunities; and strengthen the City’s tax base. Several opportunity sites within walking distance allow significant potential for infill development and adaptive reuse of existing under-utilized structures to better serve the area and generate new investment.

Original Specific Plan Development Amended Specific Plan Development • 7-story mixed-use building
• 111 Room Hotel
• 54 Residential Condominiums
• 1,330 square feet of Retail
Space
• 9,590 square feet of Restaurant
Space
• 183 on-site Subterranean
Parking Spaces
• 6-story mixed-use building
• 83 Multi-Family Residential
Condominiums
• 15,410 square feet of Residential
Amenity and Common Area
Space
• 1,600 square feet of Sky Deck
Restaurant and Bar Space
• 163 on-site Parking Spaces
• 20 off-site Additional
Commercial Parking Spaces
Project Location
The project site is located at 17610 – 17618 Pioneer Boulevard on the south east corner of Pioneer Blvd. and 176th Street intersection.
4 Artesia LIVE Specific Plan
Project Location
5 Artesia LIVE Specific Plan
Vision, Goals and Objectives
The purpose of developing the Artesia LIVE Specific Plan is to bring revitalizing activities to the Downtown and to bring a new mixed use and walkable synergy in the area. The Specific Plan is anticipated to facilitate development, especially residential development in the City Center area with easy and convenient access to non-motorized transportation modes. The primary objectives of the project are to identify land use options that include increased housing densities and mixed uses, as well as create pedestrian linkages between community facilities and major recreation, retail, and residential nodes of activity.

Document Organization
The Artesia LIVE Specific Plan is organized to provide a framework for development and is organized in the following manner:
• Chapter 1: Introduction – Explains the overall background, purpose, vision and authority and organization of the Specific Plan.
• Chapter 2: Development Vision and Land Use - Articulates the development vision and objectives of the Specific Plan Area, opportunities and constraints, development concept and major theme, permitted uses and streetscapes.
• Chapter 3: Development Standards and Design Guidelines – Establishes development standards for the Development Plan, site design guidelines, architectural guidelines, circulation and parking standards, streetscape standards, signage standards and Lighting Standard.
• Chapter 4: Infrastructure and Public Services: Describes the various infrastructure components that will serve the project (water, waste water, electrical, cable and other utilities).
• Chapter 5: Implementation and Administration – Contains general zoning standards for the Specific Plan Area as well as procedures for Specific Plan implementation including the approval of conditional use permits and variances.

Artesia Live Specific Plan Amendment History
The City of Artesia approved the Artesia Live Specific Plan on December 13, 2017.

Specific Plan Amendment No. 1: On May 9, 2025, the City of Artesia City Council adopted Ordinance No. 25-___, to amend the Artesia Live Specific Plan to modify the proposed development project and design standards. Approvals within the resolution include:
• Amendment to the Artesia General Plan
• Amendment to the Specific Plan
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• Amendment to the Zoning Code (Specific Plan)
• Design Review
• Vesting Tentative Tract Map
The amendment will provide opportunities for the growth and development of the Specific Plan area furthering the goals and objectives of the Specific Plan and General Plan.
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Chapter 2 Development Vision & Land Use
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Existing Conditions: Opportunities and Constraints
Most of the City’s area is used for residences, including condominium complexes, tracts of single-family homes, town houses and multi-family apartment complexes.