Artesia City Council
July 14, 2025

ARTESIA DOWNTOWN SPECIFIC PLAN

PERCEIVED STREET WIDTH
Street Width is generally defined as the distance of a
roadway from curb to curb. However, for this analysis,
street width is considered as the perceived area of
vehicle roadway by a pedestrian. The analysis evaluates how the perception of street scale and size influence the pedestrian experience in Downtown Artesia.

Streets, driveways, parking ltos and other roadways
influence the physical and perceived scale of the
street. Narrower street widths can help slow vehicular
traffic, and create a sense of enclosure that makes a
comfortable pedestrian environment. Wider street widths encourage higher traffic speeds, creating uncomfortable conditions for pedestrians and bicyclists. In both of these conditions, the urban realm is generally divided into
the amount of space dedicated to vehicles and space
dedicated for pedestrians and bicyclists.

The diagram to the right shows street widths measured
from building frontages on Pioneer Boulevard and South
Street. On Pioneer Boulevard, the area between 186th
and 187th Streets have the narrowest street widths in the study area, measuring between 70-85 ft. This section has one travel lane and one parking lane in each direction, wide sidewalks, and a consistent building frontage
adjacent to the sidewalk.

North of 186th Street, buildings are setback 60 feet with parking lots fronting the sidewalk, resulting in building to building streetwidths of up to 280 feet and an urban realm catered to the automobile. The shopping centers
on 183rd Street and South Street front the sidewalk with expansive surface lots and building to building frontage widths of over 280 feet, exemplifying a car dependent
culture. These areas present opportunities to reconsider street scape, parking and mobility in anticipation of the future Metro station.
2-26 JULY, 2025

STREET WIDTH
Unbounded

STREET WIDTH
70-85 ft

STREET WIDTH
Unbounded
South St
186th St
185th St
Roseton Ave
Jersey Ave
183rd St
Ashworth St
Alburtis Ave
Arline Ave
187th St
180th St
178th St
188th St
Corby Ave
Gridley Rd
Jersey Ave
Pioneer Blvd Pioneer Blvd Pioneer Blvd
Clarkdale Ave
Seine Ave
Devlin Ave
Elaine Ave
Lincoln Station
Shopping Center
Mobile Home Park Bragg
Elementary
School
Artesia Park
Cerritos Promenade
Shopping
Center
Shopping
Center
West Santa Ana Branch Corridor
City of Artesia
City of Cerritos
Unbounded
85 - 120 ft
120 - 280 ft
70-85 ft
Street Width
JULY 2025 2-27

ARTESIA DOWNTOWN SPECIFIC PLAN

GROUND FLOOR ACTIVATION
A successful streetscape experience begins with
an active ground floor. An indicator for groundfloor activation is the frequency of sidewalk-fronting entrances. Entrances connect the sidewalk with activities and programs at the street level. For reference, consider the high number of entries in successful shopping
destinations such as 3rd Street Promenade or even
Disneyland’s Main Street.

Similar to previous analyses, the block between 186th
and 187th Streets demonstrates a high ground-floor
activation with 3.2 sidewalk entries per 100 ft. of street frontage. On average, there is a door to the sidewalk
every 33 feet. Between 183rd and 186th Streets the
number of sidewalk entries is halved to 1.4 per 100 ft. of street frontage – a significant reduction. The lower the rate of entires to distance, generally the less activated and engaging the street scape is.
2-28 JULY, 2025
JULY 2025 2-29

ARTESIA DOWNTOWN SPECIFIC PLAN

RETAIL CORRIDOR COMPARISON
Between 186th and 187th Streets, Pioneer Boulevard
already has a built structure that is very similar to some of the most successful retail corridors in Los Angeles.

For example, Pasadena and Santa Monica are home
to some of the most successful retail corridors in the
greater Los Angeles area. Colorado Boulevard, in
Pasadena, and 3rd Street Promenade, in Santa Monica.
offer a diverse mix of uses, frequent building entrances, and pedestrian-oriented design. When these corridors
are compared to the existing retail block on Pioneer
Boulevard, all three locations present very similar
features relative to lot size, building size, and building frontage width.

Pioneer Boulevard average building and lot sizes
are slightly larger than those found on Colorado
Boulevard, but smaller than buildings found on 3rd
Street Promenade. Pioneer Boulevard is only 70 ft longer than the Colorado Boulevard block between Fair Oaks
Avenue and Raymond Avenue and promotes a similar
pedestrian experience with wide sidewalks, amenity
areas, and scramble crossings.

Overall, the three compared retail blocks are strikingly similar in their structure and point to the potential in the existing built form of Artesia’s main street block.
2-30 JULY, 2025
Avg Lot Size: 7,952 sq ft
Avg Bldg Footprint Size:
7,765 sq ft
Avg Frontage Width: 57 ft
Avg Lot Size: 3,851 sq ft
Avg Bldg Footprint Size:
3,298 sq ft
Avg Frontage Width: 37 ft
Santa Monica
Pasadena
3rd Street Promenade
Colorado Boulevard

COLORADO BOULEVARD
3RD STREET PROMENADE
600 ft
400 ft
8/8/2018 3rd St - Google Maps
https://www.google.com/maps/@34.0161105,-118.4965312,3a,75y,292h,97.31t/data=!3m6!1e1!3m4!1swTKYYa99IFAWtRTBP75GRw!2e0!7i13312!8i6656 1/2 Image capture: May 2017 © 2018 Google
3rd St

ARIZONA AVENUE

FAIR OAKS AVENUEN RAYMOND AVENUE

SANTA MONICA BOULEVARD
Artesia Downtown Specific Plan 27
JULY 2025 2-31

ARTESIA DOWNTOWN SPECIFIC PLAN

RESIDENTIAL BUILDING TYPOLOGIES
There are five common residential typologies that exist in the residential areas of the specific plan area.

Building Type #1 - Townhouse
There are not many townhouses in the project area, but
when found they can be characterized by sidewalk
walk-up entrances, tucked garages, and multiple stories.

Majority of the townhouse developments within the
specific plan area were built in the past 10 years.

Building Type #2 - Bungalow Apartments
The bungalow apartments within the specific plan area
can be characterized as a dwelling unit that stands
as an individual building, with a shared communal
driveway between neighbors. Bungalow Apartments are
concentrated along Airline Ave
Building Type #3 - Courtyard Apartments
The courtyard apartment typology blends public and
private spaces, sharing green space and interaction
between residents. Built in the 1960s, these courtyard
apartments are still a popular living option for Southern California residents. Courtyard apartments are located
along Corby Ave within the Specific Plan Area.

Building Type #4 - Single Family Residential
Single family residential dwelling units are found in
the residential areas south of 187th Street and west of Pioneer Boulevard. This typology represents typical
suburban homes, with a one to two story main unit, a
front yard with driveway, and backyard. Typical lots are about 7,500 square feet.

Building Type #5 - Mobile Homes
La Belle Chateau Mobile Home Park is located at the
southern end of the Specific Plan area. Mobile homes,
or manufactured homes are prefabricated structures that are transported to a site. Mobile home units in this area are approximately 2,400 square feet, have little to no
side setback, and share a private road within the mobile home park for access.
2-32 JULY, 2025
Building Type #1 - Townhouse
Building Type #2 - Bungalow Apartments
Building Type #3 - Courtyard Apartments
Building Type #4 - Single Family Residential
Building Type #5 - Mobile Homes
(precedent photo)
JULY 2025 2-33

ARTESIA DOWNTOWN SPECIFIC PLAN

PROPERTY OWNERSHIP
Contiguous parcels with the same owner increases the
amount of potential developable land, providing more
options for development. Contiguous parcels with the
same owner are shown to the right. These parcels should be considered when determining development options.

Two parcels north of 183rd Street are owned by the City of Artesia and the US Post Office.
2-34 JULY, 2025
US Post Office
City of Artesia Owned
Frontier Communications
Artesia Cerritos United Methodist Church
Surface Parking Lot City Owned Surface Parking Lot
Surface Parking Lot Future Metro Parking Structure
South St
186th St
185th St
Roseton Ave
Jersey Ave
183rd St
Ashworth St
Alburtis Ave
Arline Ave
187th St
180th St
178th St
188th St
Corby Ave
Gridley Rd
Jersey Ave
Pioneer Blvd Pioneer Blvd Pioneer Blvd
Clarkdale Ave
Seine Ave
Devlin Ave
Elaine Ave
Lincoln Station
Shopping Center
Mobile Home Park Bragg
Elementary
School
Artesia Park
Cerritos Promenade
Shopping
Center
Shopping
Center
West Santa Ana Branch Corridor
City of Artesia
City of Cerritos
Contiguous Parcels with Same Owner
Property Ownership
JULY 2025 2-35
3-0 JULY, 2025
3 EXISTING CONDITIONS: MOBILITY
JULY 2025 3-1
3-2 JULY, 2025

ARTESIA DOWNTOWN SPECIFIC PLAN

EXISTING MOBILITY NETWORK
This section provides an overview of existing roadways, pedestrian infrastructure, bicycle facilities, and public transit in Downtown Artesia. Understanding the existing mobility network in Downtown Artesia helps to identify
areas in need of improvement and opportunities for
multimodal integration as the area changes over time.

The City of Artesia has already made strides to create
a positive pedestrian experience in Downtown Artesia
through wide sidewalks, pedestrian-scale lighting,
decorative pavement and crosswalks, landscaped
medians, street trees and furnishings, and more along
Pioneer Boulevard. While these streetscape elements
exist only along Pioneer Boulevard, they lay the
foundation for a distinct and walkable downtown
environment.

JULY 2025 3-3

ARTESIA DOWNTOWN SPECIFIC PLAN

ROADWAY NETWORK
The roadway network in Downtown Artesia is comprised
of the following street types:
• Primary Arterial: Primary arterial roadways
provide access to important local destinations
and are multi-lane, high-volume, car-oriented
corridors with left-turn-only lanes or medians.

The Circulation Element defines primary
arterials to have an Average Daily Traffic
(ADT) capacity of 25,000. Artesia’s primary
arterials are characterized as mostly divided
four-lane roads, 80-foot right-of-way, with
intersections at grade and partial control of
access.
• Secondary Arterial: Secondary arterial
roadways connect primary arterial roadways
to collector streets and local roads. Primary
arterials tend to be multi-lane, moderate-tohigh volume, and car-oriented, with a capacity of 20,000 ADT. Artesia’s secondary arterials
are defined as undivided, four-lane roads with
intersections at grade and partial control of
access with a 20,000 ADT.
• Collector Road: Collector roads are local
roadways that connect neighborhoods
to arterials and can sometimes serve as
alternative routes to arterial roadways.

Collector roads tend to have lower volumes,
speeds, and numbers of lanes than arterial
roadways, with a capacity of 5,000 ADT.
• Local Road: Local roads provide direct access
to individual properties within residential areas
and tend to be two-lane, low-speed, and lowvolume corridors.

Figure 3.1 depicts the street classifications of the
roadway network in Downtown Artesia based on
the following categories: primary arterial, secondary
arterial, collector, and local streets. Local access to Downtown Artesia is provided by the primary arterial
roadways, Pioneer Boulevard and South Street. The
remaining roads help provide connections to primary
arterials and access to smaller destinations.
3-4 JULY, 2025
Figure 3.1: Street Classifications
Roseton Ave
South St
186th St
185th St Jersey Ave
183rd St
Ashworth St
Alburtis Ave
Arline Ave
187th St
180th St
178th St
188th St
Corby Ave
Gridley Rd
Jersey Ave
Pioneer Blvd Pioneer Blvd Pioneer Blvd
Clarkdale Ave
Seine Ave
Devlin Ave
Elaine Ave
Lincoln Station
Shopping Center
Bragg
Elementary
School
Artesia Park
Cerritos Promenade
Southeast Gateway Line
City of Artesia
City of Cerritos
Collector Road
Local Road
Secondary Arterial
Artesia Street Classification
Primary Arterial Southeast Gateway Line West Santa Ana Branch Corridor JULY 2025 3-5

ARTESIA DOWNTOWN SPECIFIC PLAN

POSTED SPEED LIMIT
Downtown Artesia’s high-volume corridors include
Pioneer Boulevard, 183rd Street, 186th Street, and South Street, as shown in Figure 3.2. None of the surface
streets in Downtown Artesia have posted speeds of 50
mph or above and all the collector and local streets have posted speed limits of 25 mph. The relatively low posted speed limits in Downtown Artesia create promising
conditions for a walkable and bikeable environment.
3-6 JULY, 2025
Figure 7.2: Posted Speed Limit
Roseton Ave
South St
186th St
185th St Jersey Ave
183rd St
Ashworth St
Alburtis Ave
Arline Ave
187th St
180th St
178th St
188th St
Corby Ave
Gridley Rd
Jersey Ave
Pioneer Blvd Pioneer Blvd Pioneer Blvd
Clarkdale Ave
Seine Ave
Devlin Ave
Elaine Ave
Lincoln Station
Shopping Center
Bragg
Elementary
School
Artesia Park
Cerritos Promenade
Southeast Gateway Line
City of Artesia
City of Cerritos
35 mph
40 mph
25 mph
Artesia Street Classification
15 mph West Santa Ana Branch Corridor
Figure 3.2: Posted Speed Limit
Southeast Gateway Line
JULY 2025 3-7

ARTESIA DOWNTOWN SPECIFIC PLAN

PEDESTRIAN INFRASTRUCTURE
Sidewalk Network
Downtown Artesia consists of a traditional grid of
streets with a complete network of sidewalks and curb
ramps, though many do not have ADA-detectable
warning surfaces. Sidewalk widths range from four
feet on calm, residential streets to 20 feet along the
Downtown core and vary in design elements. With a
complete sidewalk network, Downtown Artesia has
the fundamental infrastructure needed to facilitate safe off-street pedestrian connectivity. From here, standard sidewalks can be enhanced with streetscape elements
to support accessibility and walkability. For example,
many sidewalks in Downtown Artesia, particularly
along Pioneer Boulevard, are already enhanced with
meandering sidewalks, landscaping, street trees, street furnishings, and other decorative elements.

Curb Ramps
The Americans with Disabilities Act (ADA) requires state and local governments to provide curb ramps with
detectable warnings at pedestrian crossings and at
public transportation stops where walkways intersect
with a curb. A curb ramp is a short ramp that cuts through or is built up to a curb to facilitate access between a sidewalk and a roadway for people using wheelchairs,
walkers, strollers, skateboards, scooters, mobility
devices, or health-related mobility limitations. Detectable warnings consist of a series of small domes, also known as truncated domes, that contrast in color with the
surrounding sidewalk or street to alert pedestrians with vision impairments of an upcoming hazard. Curb ramps
are provided throughout Downtown Artesia; however,
several are missing detectable warnings, which presents an opportunity to improve accessibility as intersections are redeveloped.

Streetscape Enhancements
Streetscape enhancements refer to design features that
make the pedestrian experience more comfortable and
enjoyable. Streetscape enhancements include street
trees, public art, seating, pedestrian-scale lighting,
decorative pavement, and more. Some streets, such as
portions of Pioneer Boulevard, have enhanced sidewalks
with greater widths, pedestrian-scale lighting, decorative pavement, seating, trash receptacles, and street trees.

Other sidewalks, such as the northeast corner of
Pioneer Boulevard and 183rd Street, have meandering
sidewalks with landscaping, which provide shade and
natural scenery. These existing design elements help to distinguish Downtown Artesia from other neighborhoods.
3-8 JULY, 2025
Figure 3.3: Standard Sidewalk
Figure 3.4: Decorative Sidewalks with Streetscape
Enhancements
Figure 3.5: Meandering Sidewalks with Landscaping
and Street Trees
JULY 2025 3-9

ARTESIA DOWNTOWN SPECIFIC PLAN

BICYCLE FACILITIES
Providing an interconnected network of bicycle
facilities is the first step to cultivating a bicycle-friendly Downtown. Bicycle facilities are defined as:
• Class I (Multi-use Path): Class I multi-use
paths (frequently referred to as “bicycle paths”)
are physically separated from motor vehicle
travel routes, with exclusive rights-of-way
for non-motorized users like bicyclists and
pedestrians.
• Class II (Bicycle Lane): Class II bicycle lanes
are one-way facilities that carry bicycle traffic
in the same direction as the adjacent motor
vehicle traffic. They are typically located along
the right side of the street between the adjacent
travel lane and the curb, road edge, or parking
lane.
• Class III (Bicycle Route): Class III bicycle
routes are suggested bicycle corridors marked
by signs designating a preferred street
between destinations. They are recommended
where traffic volumes and roadway speeds are
low (35 mph or less) since bicyclists and motor
vehicles share the road.
• Class IV (Separated Bikeway): Class IV
separated bikeways, also known as cycle
tracks, are physically separated from motor
vehicle traffic, and are designed to be distinct
from any adjoining sidewalk.

As shown in Figure 3.6, the existing bicycle facility
network in Downtown Artesia is minimal and consists of

0.3 miles of Class II bicycle lanes. Class II bicycle lanes currently exist along South Street (from the western and eastern boundary of Downtown Artesia) and along
Pioneer Boulevard (from 188th Street to the southern
boundary of Downtown Artesia).
3-10 JULY, 2025
Figure 3.6: Existing Bike Facilities Network Roseton Ave South St
186th St
185th St Jersey Ave
183rd St
Ashworth St
Alburtis Ave
Arline Ave
187th St
180th St
178th St
188th St
Corby Ave
Gridley Rd
Jersey Ave
Pioneer Blvd Pioneer Blvd Pioneer Blvd
Clarkdale Ave
Seine Ave
Devlin Ave
Elaine Ave
Lincoln Station
Shopping Center
Bragg
Elementary
School
Artesia Park
Cerritos Promenade
Southeast Gateway Line
City of Artesia
City of Cerritos
Artesia Active Transportation Plan Existing Bikeway Network Existing Bikeways
Class III: Bike Route
Class II: Bike Lane
Class I: Multi-Use Path Southeast Gateway Line West Santa Ana Branch Corridor JULY 2025 3-11

ARTESIA DOWNTOWN SPECIFIC PLAN

PUBLIC TRANSIT
Bus Stops and Routes
Artesia City Transit, Long Beach Transit, Metro, Norwalk Transit System, and Orange County Transit provide public transit service in Downtown Artesia. Local bus routes, displayed in Figure 3.7, provide service along Pioneer Boulevard, 183rd Street, and South Street. There are no existing passenger rail lines through Downtown Artesia. However, as previously mentioned, the planned Southeast Gateway Line by Metro will bisect Downtown Artesia and add a new light-rail station between Pioneer Boulevard and 187th Street. The addition of the Southeast Gateway Line and station to Downtown Artesia will expand multimodal transportation options for community members and support the use of public transit as a viable option for traveling to and from Downtown Artesia.

Bus Stops Amenities
Table 3.1 displays an inventory of existing amenities at bus stops in Downtown Artesia. This table can be used to identify opportunities for improving the transit rider experience through the installation of additional bus stop amenities, such as shelters, seating, trash receptacles, public art, and more for an improved rider experience.

Most bus stops in Downtown Artesia provide essential amenities like a bus pole and signage, seating, shelter, and trash receptacles. However, the bus stop at Pioneer Boulevard and 183rd Street only has a bus pole and signage, which presents an opportunity to consider installing additional amenities.

Table 3.1: Bus Stop Amenity Inventory
Bus Stop Direction Amenities
Pioneer Boulevard & 183rd Street Southbound Bus Pole and Signage 183rd Street & Alburtis Westbound Bus Pole and Signage and shelter with seating and shade 183rd Street & Alburtis Eastbound Bus Pole and Signage, shelter with seating and shade, and trash receptacle South Street & Pioneer Boulevard Westbound Bus Pole and Signage, trash receptacle South Street & Jersey Avenue Westbound Bus Pole and Signage, shelter with seating and shade, and trash receptacle South Street & Jersey Avenue Eastbound Bus Pole and Signage, shelter with seating and shade, and trash receptacle 3-12 JULY, 2025
Figure 3.7: Bus Routes and Stops
Roseton Ave
South St
186th St
185th St Jersey Ave
183rd St
Ashworth St
Alburtis Ave
Arline Ave
187th St
180th St
178th St
188th St
Corby Ave
Gridley Rd
Jersey Ave
Pioneer Blvd Pioneer Blvd Pioneer Blvd
Clarkdale Ave
Seine Ave
Devlin Ave
Elaine Ave
Lincoln Station
Shopping Center
Bragg
Elementary
School
Artesia Park
Cerritos Promenade
Southeast Gateway Line
City of Artesia
City of Cerritos
Artesia Transit Network
West Santa Ana Branch Corridor Transit
Bus Routes
Bus Stops
Southeast Gateway Line
JULY 2025 3-13

ARTESIA DOWNTOWN SPECIFIC PLAN

SUMMARY OF MULTIMODAL FACILITIES
Table 3.2 summarizes the key characteristics of streets in Downtown Artesia. The foundational information
displayed in Table 3.2 was used to inform the contextspecific recommendations proposed in the Downtown Specific Plan.
3-14 JULY, 2025
Table 3.2: Key Characteristics of Existing Roadway Network Street Direction Street Class
Speed
Limit
(mph)
# of
Lanes
Taffic
Control
Bicycle
Facilities
(Y/N)
Bus
Stop
(Y/N)
Parking (Y/N) Land Use
183rd
Street
E-W Secondary 35 4 Signal N Y N (except for a
small segment)
Commercial General,
Multiple-Family Residential
184th
Street
E-W Local 25 2 Stop Sign N N Y
Commercial General,
Multiple-Family Residential
186th
Street
E-W Collector 25 2 Signal/
Stop Sign
N N Y
Commercial General,
Multiple-Family Residential
187th
Street
E-W Collector 25 2 Signal/
Stop Sign
N N Y
Commercial General,
Multiple-Family Residential,
Light Manufacturing/
Industrial
188th
Street
E-W Local 25 2 Stop Sign N N Y
Commercial General,
Multiple-Family Residential,
Light Manufacturing/
Industrial
Alburtis
Avenue
N-S Collector 25 2 Signal/
Stop Sign
N N Y
Commercial General,
Multiple-Family Residential
Arline
Avenue
N-S Local 25 2 Stop Sign N N Y
Commercial General,
Multiple-Family Residential
Corby
Avenue
N-S Local 25 2 Signal/
Stop Sign
N N
Y (most of
corridor)
Commercial General,
Multiple-Family Residential,
Light Manufacturing/
Industrial
Jersey
Avenue
N-S Local 25 2 Signal/
Stop Sign
N N Y
Commercial General,
Multiple-Family Residential
Pioneer
Boulevard N-S Primary 15-35 4-Feb Signal Y Y Y (most of corridor) Professional, Commercial
General, Multiple-Family
Residential
South
Street
E-W Primary 40 4 Signal Y Y N
Commercial Planned
Development, South Street
Specific Plan
JULY 2025 3-15

ARTESIA DOWNTOWN SPECIFIC PLAN

ARTESIA ACTIVE TRANSPORTATION PLAN
The Artesia Active Transportation Plan (ATP) was
adopted by the City of Artesia in 2022. The ATP includes recommended projects, programs and actions to support
Artesia’s short, mid, and long-term goals as they relate to transportation, land use, and population growth.

The diagram on the facing page shows the proposed
ATP bikeway network in relation to the Downtown
Speciific Plan study area. There are existing bike lanes on South Street and on Pioneer Boulevard south of
the future Metro station. An existing multi-use path is located along the future Metro Rail line from 183rd Street to 187th Streets. The ATP proposes a comprehensive
bike network thorughout the Specific Plan study area,
providing connections to Artesia Park, the future Metro station, transit stops, commercial uses along Pioneer
Boulevard, shopping centers, and other commercial and
residential uses. The proposed extension of the existing multi-use path along the future Metro line will provide the safest connection to the future Pioneer station. The ATP proposed bikeway network will be critical to support
bicycle connections to and from Downtown Artesia.

The ATP also includes design concepts for Pioneer
Boulevard, shown to the right and below. The concept
proposes intersection enhancements for pedestrian
safety, bike route signage, and roadway design for the
separated bike lane north of 183rd Street. Pioneer Boulevard Active Transportation Design Concept Pioneer Boulevard Active Transportation Design Concept
Artesia Active Transportation Plan FINAL
66 Install high
visibility
crosswalks
Install high
visibility
crosswalks
Install high
visibility
crosswalks
Coordinate with
LA Metro to shift
bus route 62
stop from southbound Pioneer
Boulevard to
westbound 183rd
Street.

Install green
conflict striping
across bus stop
area
Future signalized
intersection to
support first- and
last-mile travel
from future LRT
station
Install green
conflict/ transition striping
Reduce travel lane
widths to install
bike lane buffers
Reduce travel lane
widths to install
bike lane buffers
Install bike
route signage
and sharrows
See design
concept
for Pioneer
Boulevard
and 183rd St.
on Page 99
Consider
removing
all-way pedestrian crossing
and adding
decorative
crosswalks
and raised
intersection
Chapter 4: Recommendations
168TH STREET

PIONEER BOULEVARD

PIONEER BOULEVARD
SR-91

EXISTING RAMP TO BE

DEMOLISHED PER

FUTURE CALTRANS

IMPROVEMENT PLANS

NEW ON-RAMP TO BE

CONSTRUCTED PER

FUTURE CALTRANS

IMPROVEMENT PLANS

EXISTING RAMP TO BE

DEMOLISHED PER

FUTURE CALTRANS

IMPROVEMENT PLANS

ACTIVE TRANSPORTATION DESIGN CONCEPT

ARTESIA ACTIVE TRANSPORTATION PLAN
PIONEER BOULEVARD AND SR 91 INTERCHANGE NORTH 168TH STREET

PIONEER BOULEVARD

PIONEER BOULEVARD
SR-91

EXISTING RAMP TO BE

DEMOLISHED PER

FUTURE CALTRANS

IMPROVEMENT PLANS

NEW ON-RAMP TO BE

CONSTRUCTED PER

FUTURE CALTRANS

IMPROVEMENT PLANS

EXISTING RAMP TO BE

DEMOLISHED PER

FUTURE CALTRANS

IMPROVEMENT PLANS

ACTIVE TRANSPORTATION DESIGN CONCEPT

ARTESIA ACTIVE TRANSPORTATION PLAN
PIONEER BOULEVARD AND SR 91 INTERCHANGE NORTH

PIONEER BOULEVARD
183RD STREET

PIONEER BOULEVARD
168TH STREET

PIONEER BOULEVARD

PIONEER BOULEVARD
SR-91

EXISTING RAMP TO BE

DEMOLISHED PER

FUTURE CALTRANS

IMPROVEMENT PLANS

NEW ON-RAMP TO BE

CONSTRUCTED PER

FUTURE CALTRANS

IMPROVEMENT PLANS

EXISTING RAMP TO BE

DEMOLISHED PER

FUTURE CALTRANS

IMPROVEMENT PLANS
FIGURE 4-5: Pioneer Boulevard and CA SR 91 Interchange Active Transportation Design Concept 3-16 JULY, 2025
South St
186th St
185th St
Roseton Ave
Jersey Ave
183rd St
Ashworth St
Alburtis Ave
Arline Ave
187th St
180th St
178th St
188th St
Corby Ave
Gridley Rd
Jersey Ave
Pioneer Blvd Pioneer Blvd Pioneer Blvd
Clarkdale Ave
Seine Ave
Devlin Ave
Elaine Ave
Lincoln Station
Shopping Center
Mobile Home Park Bragg
Elementary
School
Artesia Park
Cerritos Promenade
Shopping
Center
Shopping
Center
West Santa Ana Branch Corridor
City of Artesia
City of Cerritos
Advisory Bike Lane
Class III: Bike Route
Class IV: Separated Bike Lane
Class II: Bike Lane
Artesia Active Transportation Plan Proposed BIkeway Network Proposed Bikeways Existing Bikeways
Class III: Bike Route
Class II: Bike Lane
Class I: Multi-Use Path Class I: Multi-Use Path
Transit
Bus Routes
Bus Stops
West Santa Ana Branch Corridor
JULY 2025 3-17

ARTESIA DOWNTOWN SPECIFIC PLAN

FIRST/LAST MILE
First/Last Mile considers the experience of getting to and from transit station within a half or quarter mile radius.

This includes getting to a transit station and getting
off the transit station to your destination. A first/last mile network recommends key routes for first/last mile
improvements to enhance the experience for all users
getting to and from transit. The diagram to the right shows a first/last mile network within a quarter mile from the future Metro station. The first/last mile network aligns with Artesia’s Active Transportation Plan.

The first/last mile network is composed of three tiers:
arterial, collector, and local pathways.

Arterial pathways are routes that connect directly to the station. These pathways include Pioneer Boulevard and
the railroad right of way along the future Metro Line.

Arterial pathways should have the full suite of first/last mile enhancements, including enhanced bike facilities,
enhanced pedestrian crossings, wide sidewalks, street
trees, pedestrian scaled lighting, street furniture, and wayfinding signage. ATP recommendations on Pioneer
Boulevard and the multi-use path along the Metro Rail
line should be prioritized to ensure safe connections
to the future station. Pioneer Boulevard currently has
adequate pedestrian amenities such as lighting, wide
sidewalks and street trees. Wayfinding signage is
recommended on Pioneer Boulevard to guide visitors to
destinations and transit connections. Arterial first/last mile improvements should accompany the multi-use path
to ensure a safe and comfortable experience.

Collector pathways are key secondary routes that
connect to Arterial pathways. South Street is a major
thoroughfare that connects to Pioneer Boulevard and
is identified as a collector pathway. South Street also provides connections to key destinations such shopping
centers, Artesia Park, and bus connections, and would
benefit from the full suite of first/last mile improvements.

Bus stop enhancements such as seating, bus shelters, and real-time information signage would help enhance the
experience for transit users. First/last mile improvements support the ATP proposed bike lane on South Street.

Local pathways are typically low-stress residential streets that would provide connections to the future Metro
station. Bike facilities such as bike routes or sharrows are recommended for these pathways. Street tree infill, pedestrian scaled lighting, and wayfinding signage can
improve the cyclist and pedestrian experience along
these routes.

Enhanced intersections include improvements such as
high visibility crosswalks, leading pedestrian interval signals, bike boxes, and wayfinding signage. Enhanced
intersections are identified in the first/last mile network to ensure a continuous and safe pedestrian experience
for all users getting to and from the future Metro station.

Enhanced intersections along Pioneer Boulevard, along
the proposed multi-use path, and along South Street are critical to support first/last mile connections.
3-18 JULY, 2025
1/2 mile radius
1/4 mile radius
South St
186th St
185th St
Roseton Ave
Jersey Ave
183rd St
Ashworth St
Alburtis Ave
Arline Ave
187th St
180th St
178th St
188th St
Corby Ave
Gridley Rd
Jersey Ave
Pioneer Blvd Pioneer Blvd Pioneer Blvd
Clarkdale Ave
Seine Ave
Devlin Ave
Elaine Ave
Lincoln Station
Shopping Center
Mobile Home Park Bragg
Elementary
School
Artesia Park
Cerritos Promenade
Shopping
Center
Shopping
Center
West Santa Ana Branch Corridor
City of Artesia
City of Cerritos
First/Last Mile Collector Pathways
First/Last Mile Local Pathways
Enhanced Intersections
First/Last Mile Arterial Pathways
First/Last Mile Network
JULY 2025 3-19
3-01 JULY, 2025
4 ASSESSMENT
JULY 2025 4-1

ARTESIA DOWNTOWN SPECIFIC PLAN

DEVELOPMENT OPPORTUNITY
To determine parcels that are most suited for
development, each parcel was given a development
opportunity score. Development opportunity scores were
determined by attributing points to each parcel, outlined in the table to the right.

Each parcel received points if it met the development
opportunity criteria. The development opportunity
score is the sum of all development opportunity criteria points the parcel received. The maximum development
opportunity score is 6. A parcel with a score of 6 means it met all of the development opportunity criteria and has high development opportunity. A total score of 0 or 1
means very little development opportunity.

Parcels near the intersection of 183rd Street and Pioneer Boulevard, and south of South Street have the highest
development opportunity. These parcels received at
least four points, generally have larger lot sizes with low lot coverage, and have commercial uses. Residential
areas are likely to retain their uses and have very low development opportunity.

Includes existing office, commercial, or vacant uses
Is a contiguous parcel with the same owner
Has lot width greater than 200 ft
Has a lot size greater than 20,000 sf and lot
coverage below 40%
Ratio of assessed value of improvements to
assessed value of land is less than 1
1 1
1 2
6 1
Development Opportunity Criteria
Max Development Opportunity Score
(Sum of Development Opportunity Criteria Points)
Points
4-2 JULY, 2025
Surface Parking Lot City Owned Surface Parking Lot
Surface Parking Lot Future Metro Parking Structure
City Owned Property
South St
186th St
185th St
Roseton Ave
Jersey Ave
183rd St
Ashworth St
Alburtis Ave
Arline Ave
187th St
180th St
178th St
188th St
Corby Ave
Gridley Rd
Jersey Ave
Pioneer Blvd Pioneer Blvd Pioneer Blvd
Clarkdale Ave
Seine Ave
Devlin Ave
Elaine Ave
Lincoln Station
Shopping Center
Mobile Home Park Bragg
Elementary
School
Artesia Park
Cerritos Promenade
Shopping
Center
Shopping
Center
West Santa Ana Branch Corridor
City of Artesia
City of Cerritos
4-6
2 Development Opportunity Score
3 1
0 JULY 2025 4-3

ARTESIA DOWNTOWN SPECIFIC PLAN

OPPORTUNITY AND CONSTRAINTS
A analysis of urban form and development for
Downtown Artesia is highlighted on the facing page. An
existing high quality pedestrian urban form is present
on Pioneer Boulevard between 186th Street and 187th
Street. A continuous active street frontage of commercial buildings with wide sidewalks, street trees, pedestrianscaled lighting, and street furniture contribute to a comfortable and safe pedestrian experience.

In the downtown study area, areas that are likely to
remain include residential areas, recent commercial
development, and the US Post Office. Areas that have
high development opportunity potential include areas
adjacent to the future Metro Station, along South
Street, and commercial areas at the 183rd Street and
Pioneer Boulevard intersection. Additionally, the future Metro Parking structure will provide opportunity for
ground floor retail directly across from the station.

High development opportunity areas were guided by
a development opportunity analysis, detailed on the
following pages.

Lots facing South Street and Pioneer Boulevard north of 186th Street have large setbacks with frontages typically dominated by parking. New development in these areas
has an opportunity to create a continuous street wall to create interest and enhance the pedestrian scale and
environment in the public right-of-way.

The city boundary at the southeast edge of downtown
poses a constraint. Coordination with the City of Cerritos is required to develop a cohesive and planned urban
environment along Pioneer Boulevard along the city
boundary.
4-4 JULY, 2025
US Post Office
City Hall
Historical Museum
Old Fire Station
Parking Structure
Surface Parking Lot
Community Center Library
South St
186th St
185th St
Roseton Ave
Jersey Ave
183rd St
Ashworth St
Alburtis Ave
Arline Ave
187th St
180th St
178th St
188th St
Corby Ave
Gridley Rd
Jersey Ave
Pioneer Blvd Pioneer Blvd Pioneer Blvd
Clarkdale Ave
Seine Ave
Devlin Ave
Elaine Ave
Lincoln Station
Shopping Center
Mobile Home Park Bragg
Elementary
School
Artesia Park
Cerritos Promenade
Shopping
Center
Shopping
Center
West Santa Ana Branch Corridor
City of Artesia
City of Cerritos
Opportunity and Constraints
Urban Form and Development
High Development
Opportunity Potential
Areas likely to remain
Jurisdictional Barrier
Metro Potential Laydown Area
and Future Station Parking
Structure
Existing Pedestrian Oriented
Urban Form
Continuous Street Wall Opportunity
JULY 2025 4-5

ARTESIA DOWNTOWN SPECIFIC PLAN

OPPORTUNITY AND CONSTRAINTS
The map on the facing page shows opportunity and
constraints in the project area related to mobility. The major arterial vehicle routes in Downtown Artesia are
183rd Street, South Street, and Pioneer Boulevard.

Streets highlighted as key pedestrian and bike routes
are streets that provide connections to key destinations throughout the study area and would benefit from
streetscape improvements to provide a safe and
comfortable experience for pedestrians and bicyclists.

Potential pedestrian cut-throughs are pedestrian-only
paths that would break up long blocks and enhance
connectivity for pedestrians.

Access barriers include areas that limit or block
continuous access, such as where Corby Avenue dead
ends into a closed gate at 184th Street. The future Metro station parking lot will close 188th Street between
Corby Avenue and Pioneer Boulevard. Any streetscape
improvements on Pioneer Boulevard south of 187th Street will require coordination with the City of Cerritos.

Potential gateways are opportunities to signify entrances to downtown Artesia. Potential gateways are identified
at key intersections and adjacent to the future Metro
station.
4-6 JULY, 2025
1/2 mile radius
1/4 mile radius
US Post Office
City Hall
Historical Museum
Old Fire Station
Parking Structure
Surface Parking Lot
Community Center Library
South St
186th St
185th St
Roseton Ave
Jersey Ave
183rd St
Ashworth St
Alburtis Ave
Arline Ave
187th St
180th St
178th St
188th St
Corby Ave
Gridley Rd
Jersey Ave
Pioneer Blvd Pioneer Blvd Pioneer Blvd
Clarkdale Ave
Seine Ave
Devlin Ave
Elaine Ave
Lincoln Station
Shopping Center
Mobile Home Park Bragg
Elementary
School
Artesia Park
Cerritos Promenade
Shopping
Center
Shopping
Center
West Santa Ana Branch Corridor
City of Artesia
City of Cerritos
Key Pedestrian and Bike Routes
Potential Pedestrian Cut-Through
Access Barriers
Existing Wide Street Width
Potential Gateway
Station Access
Metro Potential Laydown Area
and Future Station Parking
Structure
Arterial Vehicle Routes
Long Blocks
Opportunity and Constraints
Mobility
JULY 2025 4-7
June 2025 | Mitigation Monitoring and Reporting Program State Clearinghouse No. 2024020999

ARTESIA DOWNTOWN SPECIFIC PLAN
City of Artesia
Prepared for:

City of Artesia
Salvador Lopez, Jr., Interim Community Development Director 18747 Clarkdale Avenue
Artesia, California 90701
562.865.6262
Prepared by:

PlaceWorks
Contact: Addie Farrell, Principal
700 Flower St, Suite 600
Los Angeles, California 90017
213.623.1443
[email protected]
www.placeworks.com
A-1
~ PLACEWORKS
A-2

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA
Table of Contents
June 2025 Page i
Section Page

1. INTRODUCTION.............................................................................................................................. 1

1.1 PURPOSE OF MITIGATION MONITORING AND REPORTING PROGRAM............................ 1

1.2 PROJECT CHARACTERISTICS....................................................................................................................... 2

1.3 ENVIRONMENTAL IMPACTS........................................................................................................................ 5

2. MITIGATION MONITORING PROCESS......................................................................................... 7

2.1 MITIGATION MONITORING PROGRAM ORGANIZATION........................................................... 7

2.2 DISPUTE RESOLUTION .................................................................................................................................. 8

2.3 ENFORCEMENT ................................................................................................................................................. 8

3. MITIGATION MONITORING REQUIREMENTS.............................................................................. 9

3.1 PREMONITORING MEETING...................................................................................................................... 9

3.2 CATEGORIZED MITIGATION MEASURES/MATRIX......................................................................... 9

3.3 IN-FIELD MONITORING................................................................................................................................ 9

3.4 DATABASE MANAGEMENT.......................................................................................................................... 9

3.5 COORDINATION WITH CONTRACTORS................................................................................................ 9

3.6 LONG-TERM MONITORING ........................................................................................................................ 9

4. MITIGATION MONITORING REPORTS ....................................................................................... 21

4.1 FIELD CHECK REPORT ................................................................................................................................ 21

4.2 IMPLEMENTATION COMPLIANCE REPORT...................................................................................... 21

4.3 DISPUTE/ENFORCEMENT REPORT ...................................................................................................... 21

5. COMMUNITY INVOLVEMENT ...................................................................................................... 23

6. REPORT PREPARATION ............................................................................................................. 25

6.1 LIST OF PREPARERS....................................................................................................................................... 25 List of Tables
Table Page
Table 1 Mitigation Monitoring Requirements..............................................................................................11 A-3

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA
Table of Contents
Page ii PlaceWorks
This page intentionally left blank.

A-4
June 2025 Page 1

1. Introduction

1.1 PURPOSE OF MITIGATION MONITORING AND REPORTING

PROGRAM
The City of Artesia (City) is the lead agency for the proposed Artesia Downtown Specific Plan (proposed project) and has developed this Mitigation Monitoring and Reporting Program (MMRP) as a vehicle for monitoring and ensuring the successful implementation of mitigation measures outlined in the City of Artesia proposed Artesia Downtown Specific Plan Environmental Impact Report (EIR), State Clearinghouse No. 2024020999. As the lead agency, the City is responsible for implementing the MMRP, which has been prepared in conformance with Section 21081.6 of the California Public Resources Code, as follows:
(a) When making findings required by paragraph (1) of subdivision (a) of Section 21081 or when adopting a mitigated negative declaration pursuant to paragraph (2) of subdivision (c) of Section 21080, the following requirements shall apply:
(1) The public agency shall adopt a reporting or monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment. The reporting or monitoring program shall be designed to ensure compliance during project implementation. For those changes which have been required or incorporated into the project at the request of a responsible agency or a public agency having jurisdiction by law over natural resources affected by the project, that agency shall, if so requested by the lead or responsible agency, prepare and submit a proposed reporting or monitoring program.
(2) The lead agency shall specify the location and custodian of the documents or other material which constitute the record of proceedings upon which its decision is based.

The MMRP consists of mitigation measures that avoid, reduce, and/or fully mitigate potential environmental impacts. The mitigation measures have been identified and recommended through preparation of the EIR and drafted to meet the requirements of Public Resources Code, Section 21081.6.

A-5

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

1. Introduction

1.2 PROJECT CHARACTERISTICS

1.2.1 Project Location
The proposed Artesia Downtown Specific Plan area (Specific Plan area or project site) is in an urbanized area in the City of Artesia, Los Angeles County. The City is 19 miles southeast of Downtown Los Angeles; it shares its eastern, southern, and western boundaries with the City of Cerritos and its northern boundary with the City of Norwalk.

The project site encompasses 70.8 acres known as the Artesia Downtown district, including the blocks adjoining Pioneer Boulevard to the southeast and ending at 180th Street to the north. The northern portion of the project site (north of Metro’s Southeast Gateway Line light rail project) is bounded by Alburtis Avenue and Corby Avenue to the west, 180th Street to the north, Arline Avenue to the east, and 188th Street to the south. The project site extends south of the Southeast Gateway Line to the future Pioneer Boulevard light rail station and includes the area between 188th Street and the La Belle Chateau Mobile Home Park, and to Pioneer Boulevard on the east and Jersey Avenue on the west. The nearest freeway providing regional access to the project site is State Route (SR-) 91, a multilane freeway that divides the northern end of the City.

1.2.2 Project Description
The proposed project would implement new land use, zoning, and development standards to guide the scale of future development and growth in Artesia’s Downtown district as the City prepares for the planned expansion of a new Metro light rail line (referred to as the Southeast Gateway Line) that would connect southeastern Los Angeles County communities, including Artesia, to Downtown Los Angeles. The new Metro light rail line extension is anticipated to connect to Pioneer Boulevard in 2035.1 The Final EIR for the Metro light rail line extension was certified April 2024.

While there are no specific development projects proposed at this time, the Artesia Downtown Specific Plan would establish goals and objectives, development standards, and implementation actions associated with land use, mobility, and infrastructure and establish a transit-oriented plan that would provide new opportunities for housing, retail/commercial, and entertainment uses. The proposed project would establish the necessary plans, development standards, regulations, infrastructure requirements, and implementation programs on which subsequent project-related development activities in the Specific Plan area would be based. The following sections discuss components of the proposed project.

1.2.2.1 LAND USE PLAN
As shown on Figure 3-6, Proposed Zoning Districts, of the Draft EIR, the land use plan divides the project site into six zoning districts that allow for a range of land uses and density within a defined building envelope. The 1 The Pioneer Boulevard Light Rail Station would be developed as the southern terminus of a 14.5-mile segment that connects southeast Los Angeles to downtown Los Angeles. The forecast completion date is 2035 Los Angeles County Metropolitan Transit Authority (Metro). 2024. Southeast Gateway Line (previously West Santa Ana Branch Transit Corridor). https://www.metro.net/projects/southeastgateway/. (Metro 2024).

A-6

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

1. Introduction
June 2025 Page 3
zones would also implement the City’s urban design objectives for each part of the project site to establish and maintain attractive distinctions between each zone. The six zoning districts are:
 Downtown North. The Downtown North District encompasses 15.3 acres and would become the northern gateway and anchor to Downtown Artesia. This district would allow for higher density mixed-use development at 65 dwelling units per acre (du/ac). The southwest corner of this district would allow fourto five-story mixed-use development and two- and three-story townhomes. Where the City owns property at the northwest corner of 183rd Street and Pioneer Boulevard, a public-private partnership would be encouraged for development of a public parking structure with ground-floor retail uses. The parking structure would serve visitors, residents, and employees as they travel to and from Downtown Artesia and the 91 freeway to the north. The post office at 183rd Street and Albertis Avenue is expected to remain.  Pioneer Boulevard. The Pioneer Boulevard District encompasses 8.8. acres, fronts Pioneer Boulevard north of the future Metro Pioneer Boulevard light rail station and is in the center of Downtown Artesia.

This area is composed of narrow parcels with a continuous street frontage of one-story commercial establishments such as restaurants, markets, and jewelry shops. Although significant new development is not expected in this district, the district would allow for three-story buildings at 50 du/ac or 60 du/ac by utilizing the Downtown Density Bonus Program.
 Downtown South. The Downtown South District encompasses 23.1 acres and would become the southern gateway to downtown Artesia and the City. This district would allow four- to six-story mixed-use development at 75 du/ac and incorporate land uses such as ground-floor retail, a hotel, townhomes, and neighborhood parks for residents and visitors. A Metro parking structure is planned in the South Street Mixed District just south of the transit station.2
 188th Street / Corby Avenue. The 188th Street/Corby Avenue District encompasses 4.6 acres and would be south of the future Metro station; it presently includes residential and light industrial uses. This district would allow for residential uses such as duplex, triplex and townhomes at 65 du/ac and commercial office and retail in a horizontal mixed-use format.
 Downtown Neighborhood. The Downtown Neighborhood District encompasses 9.4 acres and would be in the residential west and east edges of the Downtown area along Corby Avenue and Arline Avenue.

The Downtown Neighborhood District would retain its residential character at 40 du/ac.  Chateau Estates. The Le Belle Chateau Estates Mobile Home Park District encompasses 9.6 acres and sits at the southern edge of the project site. Although the proposed project would establish new development standards for the Chateau Estates District, the mobile home park use would be maintained in this district. The Chateau Estates District would retain its residential character at 11 du/ac. 2 A 3.3-acre, four-story parking structure with up to 1,100 parking spaces would be located south of the Pioneer Station. Access to the parking facility and station platform would be via Pioneer Boulevard and Corby Avenue. Pedestrian access from Pioneer Boulevard to the parking facility would be via Pioneer Boulevard from the southeast end of the station platform (Metro 2024).

A-7

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

1. Introduction

1.2.2.2 DEVELOPMENT STANDARDS
The proposed project would establish development standards related to the physical form and design of both new and renovated buildings and properties in the project site. Development standards would include requirements for site planning (i.e., setbacks from public rights-of-way and other structures); open space and landscaping standards; building mass, scale, and maximum heights; materials and finishes; parking and loading; and frontage design standards.

1.2.2.3 MOBILITY AND INFRASTRUCTURE
The proposed project includes mobility policies and standards reflective of a long-term vision to maximize accessibility of Downtown Artesia that is centered around the development of a transit-oriented community, enhancing first/last mile and complete street elements that dedicate space and amenities for people walking, bicycling, and accessing transit. The proposed project aims to complete the gaps in the bicycle network, enhance the pedestrian network, boost transportation options by adding micro-mobility, and adjust the parking network to manage the curb space for continuously changing needs and to construct parking structures at the edges of Downtown. Additionally, the proposed project identifies improvements to the infrastructure system as a result of implementation of the Artesia Downtown Specific Plan with respect to water supply, sewage, and storm drainage.

1.2.2.4 IMPLEMENTATION ACTIONS
The goals and objectives of the proposed project would be implemented through implementation policies and programs. The proposed project would establish the implementation process associated with the Specific Plan.

1.2.2.5 INCENTIVES AND BONUSES
Community benefits have been included as part of the proposed project, including a new Downtown Density Bonus program. Additional development potential in exchange for community benefits would be granted to applicants by the City Council, following policies and procedures adopted by the City of Artesia. Applicants utilizing the Downtown Density Bonus program would require a statutory development agreement with the City or a covenant between the City and developer.

1.2.2.6 OPPORTUNITY SITES
The proposed project includes buildout projections associated with the likely redevelopment of Opportunity Sites based on the anticipated levels of density and intensity for each land use category. The proposed project has identified 53 parcels within the Specific Plan area that could support future redevelopment (redevelopment opportunity sites). Criteria for selecting these sites are described in detail in the Specific Plan. For purposes of analysis, the Draft EIR conservatively assumed redevelopment of the 53 redevelopment opportunity sites using the by-right development standards.

A-8

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

1. Introduction
June 2025 Page 5

1.3 ENVIRONMENTAL IMPACTS
The level of significance is identified for each impact in the Draft Environmental Impact Report (DEIR).

Although the criteria for determining significance are different for each topic area, the environmental analysis applied a uniform classification of the impacts based on definitions consistent with CEQA and the CEQA Guidelines:
 No impact. The project would not change the environment.  Less than significant. The project would not cause any substantial, adverse change in the environment.  Less than significant with mitigation incorporated. The EIR includes mitigation measures that avoid substantial adverse impacts on the environment.
 Significant and unavoidable. The project would cause a substantial adverse effect on the environment, and no feasible mitigation measures are available to reduce the impact to a less than significant level.

1.3.1 Impacts Found Not to Be Significant
 Aesthetics
 Energy
 Hydrology and Water Quality
 Land Use and Planning
 Population and Housing
 Public Services
 Recreation
 Utilities and Service Systems

1.3.2 Potentially Significant Adverse Impacts That Can Be Mitigated, Avoided, or Substantially Lessened
 Air Quality
 Cultural Historic Resources
 Geology and Soils
 Greenhouse Gas Emissions
 Noise
 Transportation
 Tribal Cultural Resources
A-9

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

1. Introduction

1.3.3 Significant and Unavoidable Impacts
 Air Quality
 Greenhouse Gas Emissions
 Noise
A-10
June 2025 Page 7

2. Mitigation Monitoring Process

2.1 MITIGATION MONITORING PROGRAM ORGANIZATION
Overall MMRP management is the responsibility of the City of Artesia. The City’s technical consultants (CEQA consultant, etc.) may perform related monitoring tasks under the direction of the environmental monitor (i.e., the qualified/professional expert in charge of monitoring and/or implementing mitigation) if they are contracted by the City.

2.1.1 City of Artesia
As the lead agency, the City is responsible for the review of all monitoring reports, enforcement actions, and document disposition. The City will rely on information provided by individual monitors (CEQA consultant, etc.) as accurate and up to date, and will field check mitigation measure status, as required.

2.1.2 Mitigation Monitoring Team
The mitigation monitoring team, consisting of the designated Project Manager (e.g., Community Development Director) and Technical Consultants (CEQA consultant, etc.) are responsible for monitoring implementation and compliance with all adopted mitigation measures and conditions of approval. A major portion of the team’s work will entail in-field monitoring and compliance report preparation. Implementation disputes are brought to the Project Manager, and any appeals would go to the City Manager and ultimately the City Council.

2.1.3 Monitoring Team
The following summarizes key positions in the MMRP and their respective functions:
 Project Manager. Responsible for coordination of mitigation monitoring team, technical consultants, report preparation, and overall program administration and document/report clearinghouse.  Construction Contractor. Responsible for coordination of mitigation monitoring team; technical consultants; report preparation; and implementation the monitoring program, including overall program administration, document/report clearinghouse, and first phase of dispute resolution.  Technical Consultants. Responsible for monitoring in respective areas of expertise (CEQA consultant, project engineer, noise analyst/specialist). Report directly to the Project Manager.

A-11

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

2. Mitigation Monitoring Process

2.1.4 Recognized Experts
The use of recognized experts on the monitoring team is required to ensure compliance with scientific and engineering mitigation measures. The mitigation monitoring team’s recognized experts assess compliance with required mitigation measures, and recognized experts from responsible agencies consult with the Project Manager regarding disputes.

2.2 DISPUTE RESOLUTION
If the monitoring team determines that a mitigation measure, in the opinion of the monitor, has not been implemented or has not been implemented correctly, the problem will be brought before the Project Manager for resolution. The decision of the Project Manager is final unless appealed to the City Manager. The Project Manager will have the authority to issue stop-work order until the dispute is resolved.

2.3 ENFORCEMENT
Public agencies may enforce conditions of approval through their existing police powers using stop-work orders, fines, infraction citations, revocation of approval/permits, or in some cases, notice of violation for tax purposes.

A-12
June 2025 Page 9

3. Mitigation Monitoring Requirements

3.1 PREMONITORING MEETING
A premonitoring meeting will be scheduled to review mitigation measures, implementation requirements, schedule conformance, and mitigation monitoring team responsibilities. At such meetings, the monitoring team rules are established, the entire mitigation monitoring program is presented, and any misunderstandings are resolved.

3.2 CATEGORIZED MITIGATION MEASURES/MATRIX
Project-specific mitigation measures have been categorized in matrix format, as shown in Table 1, Mitigation Monitoring Requirements. The matrix identifies the environmental factor, specific mitigation measures, schedule, and responsible monitor. The mitigation matrix will serve as the basis for scheduling the implementation of and compliance with all mitigation measures.

3.3 IN-FIELD MONITORING
Project monitors and technical subconsultants shall exercise caution and professional practices at all times when monitoring implementation of mitigation measures. Protective wear (e.g., hard hat, glasses) shall be worn at all times in construction areas. Injuries shall be immediately reported to the mitigation monitoring team.

3.4 DATABASE MANAGEMENT
All mitigation monitoring reports, letters, and memos shall be prepared utilizing electronic software, such as Microsoft Word, Adobe, etc.

3.5 COORDINATION WITH CONTRACTORS
The construction manager is responsible for coordination of contractors and for contractor completion of required mitigation measures.

3.6 LONG-TERM MONITORING
Long-term monitoring related to several mitigation measures will be required, including review of project plans to ensure compliance with the most recent versions of the California Building Code and California Fire Code.

Post-construction fire inspections are conducted on a routine basis by the City of Artesia Fire Department.

A-13

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

3. Mitigation Monitoring Requirements

This page intentionally left blank.

A-14

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

3. Mitigation Monitoring Requirements
June 2025 Page 11
Table 1 Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)

AIR QUALITY
AQ-1 Prior to discretionary approval by the City of Artesia for development projects subject to CEQA (California Environmental Quality Act) review (i.e., nonexempt projects), project applicants shall prepare and submit a technical assessment evaluating potential project construction-related air quality impacts to the City of Artesia Planning Division for review and approval. The evaluation shall be prepared in conformance with South Coast Air Quality Management District (South Coast AQMD) methodology for assessing air quality impacts. If construction-related criteria air pollutants are determined to have the potential to exceed the South Coast AQMD–adopted thresholds of significance, the City of Artesia Building & Safety Division shall require feasible mitigation measures to reduce air quality emissions. Potential measures shall be incorporated as conditions of approval for a project and may include, but are not limited to the following:
• Require fugitive dust control measures that exceed South Coast Air Quality Management District’s Rule 403, such as:
- Requiring use of nontoxic soil stabilizers to reduce wind erosion. - Applying water every four hours to active soil disturbing activities. - Tarping and/or maintaining a minimum of 24 inches of freeboard on trucks hauling dirt, sand, soil, or other loose materials.
• Using construction equipment rated by the United States Environmental Protection Agency as having Tier 4 interim or higher exhaust emission limits. • Ensuring construction equipment is properly serviced and maintained to the manufacturer’s standards.
• Limiting nonessential idling of construction equipment to no more than five consecutive minutes.
• Using Super-Compliant VOC paints for coating of architectural surfaces whenever possible. A list of Super-Compliant architectural coating manufactures can be found on the South Coast Air Quality Management District’s website at:
https://www.aqmd.gov/home/rules-compliance/compliance/vocs/architecturalcoatings/super-compliant-coatings.

These identified measures shall be incorporated into all appropriate construction documents (e.g., construction management plans) submitted to the City and shall be verified by the City’s Planning Department.

Future Project
Applicants
Prior to Discretionary
Approval
City of Artesia
Planning Department
A-15
I

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

3. Mitigation Monitoring Requirements

Table 1 Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)

CULTURAL RESOURCES
CUL-1 Historic Resources Assessment. Prior to the approval of a discretionary project proposed on a parcel(s) within the Artesia Downtown Specific Plan area that includes a building or structure more than 45 years old and that has not previously been evaluated for potential historic significance, the City shall require the project proponent to retain an architectural historian meeting the minimum professional qualifications standards (PQS) set forth by the Secretary of the Interior (codified in 36 Code of Federal Regulations [CFR] Part 61; 48 Federal Register 44738–44739) (Qualified Architectural Historian) to conduct a historic resources assessment of affected properties. The assessment shall include a records search at the South Central Coastal Information Center or review of a prior record search conducted within the previous one year; a review of other pertinent archives and sources; a pedestrian field survey; recordation of all identified historic architectural resources on California Department of Parks and Recreation (DPR) 523 forms; evaluation of resources which may be eligible for listing in the California Register (i.e., meets the definition for historical resource in CEQA Guidelines Section 15064.5[a]), and for local listing; and preparation of a technical report documenting the methods and results of the assessment for each future project facilitated by Artesia Downtown Specific Plan measures and actions.

If a historic architectural resource is found eligible by the Qualified Architectural Historian, then the Qualified Architectural Historian shall coordinate with the project proponent and City to ensure the project is constructed in conformance with the Secretary of the Interior’s Standards. All reports resulting from implementation of this measure shall be filed with the South Central Coastal Information Center (including but not limited to historic resources assessments and Secretary of the Interior’s Standards plan reviews). On the basis of this evaluation, if it is determined that the subject property contains a historic resource, Mitigation Measure CUL-2 shall be implemented.

Future Project
Applicants and
Qualified Cultural
Resources
Specialist
Prior to Discretionary
Approval
City of Artesia
Community
Development
Department
CUL-2 Avoidance or Minimization of Effects on Identified Historic Resources. If it is determined that the subject property contains a historic resource the project proponent shall consult with City staff to determine whether a project can be feasibly redesigned or modified to avoid significant adverse impacts on listed and identified eligible historic resource(s), including historic districts. If avoidance of historic resource(s) is not feasible, where feasibility is defined as “capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, legal, social, and technological factors,” the project proponent shall seek to reduce the effect on historic resource(s) to a less-thanFuture Project Applicants and
Professional
Archaeologist
Prior to Discretionary
Approval
City of Artesia
Community
Development
Department
A-16

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

3. Mitigation Monitoring Requirements
June 2025 Page 13
Table 1 Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
significant level pursuant to CEQA Guidelines Section 15364. Projects that conform to the Secretary of the Interior’s Standards for the Treatment of Historic Properties are considered to have a less-than-significant effect on historic architectural resources.

CUL-3 Cultural Resources Assessment. For discretionary projects that involve grounddisturbing activities during construction on areas within the Artesia Downtown Specific Plan area where no previous ground disturbance or excavation has occurred, or ground-disturbing activities would occur in native soil, a site-specific cultural resources study shall be completed prior to project approval. The study shall include records searches of the California Historical Resources Information System and the Sacred Lands File maintained by the Native American Heritage Commission. The records searches shall determine if the proposed project has been previously surveyed for archaeological resources, identify, and characterize the results of previous cultural resource surveys, and disclose any cultural resources that have been recorded and/or evaluated.

If the records search identifies a sensitivity for archaeological resources, an archaeological resources assessment shall be performed under the supervision of an archaeologist that meets the Secretary of the Interior’s Professional Qualification Standards (PQS) in either prehistoric or historic archaeology. If the archaeological assessment indicates the area to be of medium sensitivity for archaeological resources, an archaeologist who meets the PQS shall be retained on an on-call basis.

If the archaeological assessment indicated the area to be highly sensitive for archaeological resources, a qualified archaeologist shall monitor all ground-disturbing construction and pre-construction activities.

Future Project
Applicants and
Professional
Archaeologist
During GroundDisturbing ActivitiesCity of Artesia
Community
Development
Department
CUL-4 All Projects. If cultural resources are discovered during ground-disturbing activities, all ground-disturbing activities within 50 feet of the find shall be halted until a meeting is convened between the developer, archaeologist, tribal representatives, and the Director of the Community Development Department. At the meeting, the significance of the discoveries shall be discussed and after consultation with the tribal representatives, developer, and archaeologist, a decision shall be made, with the concurrence of the Director of the Community Development Department, as to the appropriate mitigation (documentation, recovery, avoidance, etc.) for the cultural resources.

Future Project
Applicants and
Professional
Archaeologist
During GroundDisturbing ActivitiesCity of Artesia
Community
Development
Department

GEOLOGY AND SOILS
A-17
I I

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

3. Mitigation Monitoring Requirements

Table 1 Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
GEO-1 Low-to-High Sensitivity. For discretionary projects that involve ground-disturbing activities during construction on areas within the Artesia Downtown Specific Plan area where no previous ground disturbance or excavation has occurred, or grounddisturbing activities would occur in native soil, the project applicant shall consult with a geologist or paleontologist to confirm the level of sensitivity for paleontological resources. If confirmed that underlying sediments may have moderate to high sensitivity, a qualified paleontologist shall be retained to develop and implement a Paleontological Resources Impact Mitigation Plan. The paleontologist shall have the authority to halt construction during ground disturbing activities as outlined in Mitigation Measure GEO-2.

Future Project
Applicants and
Licensed
Professional
Engineer
Prior to Issuance of a
Grading Permit and
during GroundDisturbing Activities
City of Artesia
Building and Safety
Department and
Community
Development
Department
GEO-2 All Projects. In the event of any fossil discovery, regardless of depth or geologic formation, ground disturbing activities shall halt within a 50-foot radius of the find until its significance can be determined by a qualified paleontologist. Significant fossils shall be recovered, prepared to the point of curation, identified by qualified experts, listed in a database to facilitate analysis, and deposited in a designated paleontological curation facility in accordance with the standards of the Society of Vertebrate Paleontology. The most likely repository is the Natural History Museum of Los Angeles County. The repository shall be identified, and a curatorial arrangement shall be signed as part of the Paleontological Impact Mitigation Plan (GEO-1) and prior to collection of the fossils.

Future Project
Applicants and
Certified
Paleontologist
Prior to Issuance of a
Grading Permit and
during GroundDisturbing Activities
City of Artesia
Community
Development
Department
A-18

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

3. Mitigation Monitoring Requirements
June 2025 Page 15
Table 1 Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)

GREENHOUSE GAS EMISSIONS
GHG-1 New development within the Artesia Downtown Specific Plan shall implement the following, voluntary provisions of the California Green Building Standards Code (CALGreen). The project applicant/developer(s) shall provide documentation (e.g., building plans) of implementation of the applicable voluntary measures to the City of Artesia Building and Safety Department prior to the issuance of building permits.

Residential Structures with Three or Fewer Stories. For residential land uses with three or fewer stories, the project developer(s) shall:
• Design and build condominium/townhouses dwellings that have an attached private garage to have a dedicated electric circuit to support electric vehicle charging, as outlined in the Residential Voluntary Measures of CALGreen, Division A4.1, Planning and Design, as outlined under Section A4.106.8.1.
• Design and build residential buildings to, at a minimum, meet the Tier 2 electric vehicle parking standards of the Residential Voluntary Measures of CALGreen, Division A4.1, Planning and Design, as outlined under Section A4.106.8.2.1.
• Design and build residential buildings to meet the short- and longterm bicycle parking standards of the Residential Voluntary Measures of CALGreen, Division A4.1, Planning and Design, as outlined under Section A4.106.9.
• Design and build residential buildings to meet energy efficiency requirements of the Residential Voluntary Measures of CALGreen, Division A4.2, Energy Efficiency, as outlined under Section A4.203.1.

Nonresidential Structures and Residential Structures with Four or More Stories. For nonresidential land uses and residential land uses that are four or more stories, the applicant/developer shall:
• Design and build structures to, at a minimum, meet the Tier 2 advanced energy efficiency requirements of the Nonresidential Voluntary Measures of CALGreen, Division A5.2, Energy Efficiency, as outlined under Section A5.203.1.2.2.
• For projects with off-street parking, design the proposed parking to provide parking for low-emitting, fuel-efficient, and carpool/van vehicles. At minimum, the number of preferential parking spaces shall Future Project
Applicants and City
of Artesia Public
Works and
Engineering
Department and
Community
Development
Department
Prior to Discretionary
Approval
City of Artesia
Community
Development
Department
A-19
I I

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

3. Mitigation Monitoring Requirements

Table 1 Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
equal the Tier 2 Nonresidential Voluntary Measures of CALGreen, Division A5.1, Planning and Design, Section A5.106.5.1.2. • For projects with off-street parking, design the proposed parking to provide electric vehicle (EV) charging stations. At minimum, the number of EV charging stations shall comply with the Tier 2 Nonresidential Voluntary Measures of CALGreen, Division A5.1, Planning and Design, Section A5.106.5.3.3 or Section A5.106.5.3.4.

GHG-2 For residential and nonresidential land use development projects, the project applicant/developer shall comply with the following:
• All major appliances (e.g., dishwashers, refrigerators, clothes washers and dryers, and water heaters) provided/installed shall be Energy Star certified or of equivalent energy efficiency where applicable.
• Installed water heaters shall meet a zero NOX emissions standard. • Installed central furnaces with a Rated Heat Input Capacity less than or equal to 2,000,000 British thermal units (Btu) per hour shall meet a zero NOX emissions standard.
• Installed fireplaces shall be electric-powered only.

Prior to the issuance of the certificate of occupancy, the City of Artesia Building and Safety Department shall verify implementation of these requirements.

Future Project
Applicants and City
of Artesia Public
Works and
Engineering
Department and
Community
Development
Department
Prior to Discretionary
Approval
City of Artesia
Community
Development
Department
GHG-3 For nonresidential land use development projects, prior to issuance of the certificate of occupancy, the property owner shall provide documentation to the City of Artesia Building and Safety Department demonstrating enrollment in a 100 percent carbonfree electricity energy plan, such as Southern California Edison’s Green Rate program, for proposed project building(s) when feasible. If a 100 percent carbon-free electricity plan is not available, the property owner shall enroll in an energy plan with the next highest carbon-free electricity until a 100 percent carbon-free electricity energy plan becomes available. Measures to achieve 100 percent carbon-free electricity use for the proposed project building(s) may include, but are not limited to, plans for 100 percent renewable electricity. If such carbon-free electricity energy plans are waitlisted, the property owner shall sign up onto the waiting list until such time a plan is available.

Future Project
Applicants and City
of Artesia Public
Works and
Engineering
Department and
Community
Development
Department
Prior to issuance of
the Certificate of
Occupancy
City of Artesia
Community
Development
Department
A-20

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

3. Mitigation Monitoring Requirements
June 2025 Page 17
Table 1 Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
NOISE
N-1 Prior to any construction activity such as grading, site prep or issuance of building permits, a note shall be provided on construction plans indicating that during construction activities and phasing the project applicant shall be responsible for requiring contractors to implement the following measures to limit construction-related noise to a performance standard of 80 dBA Leq at the property line of the nearest sensitive receptor:
• Per Section 5-2.06 of the Artesia Municipal Code, construction activity is limited to the daytime hours 7:00 a.m. and 7:00 p.m. on weekdays or at any time on Sunday or Federal holiday. If construction outside of these hours is necessary for construction of a project under the Specific Plan, construction noise shall be limited to the City of Artesia nighttime exterior and interior noise standards for residential uses of 50 dBA and 45 dBA, respectively.
• During the entire active construction period, equipment and trucks used for project construction shall utilize the best available noise control techniques (e.g., improved mufflers, use of intake silencers, ducts, engine enclosures, and acoustically attenuating shields or shrouds), wherever feasible. • Require that impact tools (e.g., jack hammers and hoe rams) be hydraulically or electrically powered wherever possible. Where the use of pneumatic tools is unavoidable, an exhaust muffler on the compressed air exhaust shall be used along with external noise jackets on the tools.
• Stationary equipment such as generators, air compressors shall be located as far as feasible from nearby noise-sensitive uses.
• Stockpiling shall be located as far as feasible from nearby noise-sensitive receptors.
• Construction traffic shall be limited—to the extent feasible—to approved haul routes established by the City.
• At least 10 days prior to the start of construction activities, a sign shall be posted at the entrance(s) to the job site, clearly visible to the public, that includes permitted construction days and hours, as well as the telephone numbers of the City’s and contractor’s authorized representatives that are assigned to respond in the event of a noise or vibration complaint. If the authorized contractor’s representative receives a complaint, he/she shall investigate, take appropriate corrective action, and report the action to the City.
• Signs shall be posted at the job site entrance(s), within the on-site construction zones, and along queueing lanes (if any) to reinforce the prohibition of Future Project
Applicants and
Construction
Contractor
Prior to Issuance of
Demolition, Grading,
and/or Building
Permits and During
Construction
Activities
City of Artesia
Community
Development
Department and
Building and Safety
Department
A-21
I I

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

3. Mitigation Monitoring Requirements

Table 1 Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
unnecessary engine idling. All other equipment shall be turned off if not in use for more than 5 minutes.
• During the entire active construction period and to the extent feasible, the use of noise-producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only. The construction manager shall use smart backup alarms, which automatically adjust the alarm level based on the background noise level, or switch off back-up alarms and replace with human spotters in compliance with all safety requirements and laws.
• Erect temporary noise barriers, where feasible, when construction noise is predicted to exceed the noise standards after other measures have been considered, would occur at nighttime, or when the anticipated construction duration is greater than is typical (e.g., two years or greater).

N-2 Prior to issuance of a building permit for a project requiring pile driving during construction within 135 feet of fragile structures such as historical resources, 100 feet of non-engineered timber and masonry buildings (e.g., most residential buildings), or within 75 feet of engineered concrete and masonry (no plaster); or a vibratory roller within 25 feet of any structure, the project applicant shall prepare a noise and vibration analysis to assess and mitigate potential noise and vibration impacts related to these activities. This noise and vibration analysis shall be conducted by a qualified and experienced acoustical consultant or engineer. The vibration levels shall not exceed Federal Transit Administration (FTA) architectural damage thresholds (e.g., 0.12 in/sec PPV for fragile or historical resources, 0.2 in/sec PPV for non-engineered timber and masonry buildings, and 0.3 in/sec PPV for engineered concrete and masonry). If vibration levels would exceed this threshold, alternative uses such as static rollers and drilling piles as opposed to pile driving shall be used.

Future Project
Applicants and
Qualified Acoustical
Consultant
Prior to Issuance of a
Building Permit
City of Artesia
Community and
Development
Department and
Building and Safety
Department
A-22

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

3. Mitigation Monitoring Requirements
June 2025 Page 19
Table 1 Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)

TRANSPORTATION
T-1 At the time of project entitlement, the project developer shall ensure the implementation of California Air Pollution Control Officer’s Association (CAPCOA) 2021 Handbook Transportation Demand Management (TDM) Program T-16. • T-16. Unbundle Residential Parking Costs from Property Cost According to the CAPCOA 2021 Handbook, “this measure will unbundle or separate a residential project’s parking costs from property costs, requiring those who wish to purchase parking spaces do so at an additional cost. On the assumption that parking costs are passed to the vehicle owners/drivers utilizing the parking spaces, this measure results in decreased vehicle ownership and, therefore, a reduction in VMT and GHG emissions.” It is assumed that qualifying residential project within the Specific Plan area will comply with the provisions of California Civil Code Section 1947.1 resulting from Assembly Bill 1317 (2023, Carillo), which requires residential developments of 16 or more units located in Los Angeles County to unbundle parking from the cost of rent. A cost of $25.00 per month, or $300.00 per year, per leased parking space, is assumed for analysis purposes. No action is required by the City of Artesia to implement this measure, as project developers would be required to comply with all applicable State laws as the time of project entitlement.

Future Project
Applicant
At the time of project
entitlement
City of Artesia
Community and
Development
Department
T-2 At the time of project operation, the developer shall and City shall continue to enforce California Air Pollution Control Officer’s Association (CAPCOA) 2021 Handbook Transportation Demand Management (TDM) Program T-24.
• T-24. Implement Market Price Public Parking (On-Street) According to the CAPCOA 2021 Handbook, “this measure will price all on-street parking in a given community. Increasing the costs of parking increases the total coast of driving to a location, incentivizing shifts to other modes and thus decreasing total VMT to and from the priced areas.” The City of Artesia currently provides priced on-street parking within the Specific Plan area, primarily along Pioneer Boulevard, 186th Street, and 187th Street. The City of Artesia should continue to implement the priced on-street parking which currently exists within the Specific Plan area.

Future Project
Applicant
During project
operation
City of Artesia
Community and
Development
Department
A-23
I I

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

3. Mitigation Monitoring Requirements

This page intentionally left blank.

A-24
June 2025 Page 21

4. Mitigation Monitoring Reports
Mitigation monitoring reports are required to document compliance with the Mitigation Monitoring Program and to resolve disputes. Specific reports include:
 Field Check Report
 Implementation Compliance Report
 Dispute/Enforcement Report

4.1 FIELD CHECK REPORT
Field check reports are required to record in-field compliance and conditions.

4.2 IMPLEMENTATION COMPLIANCE REPORT
The Implementation Compliance Report (ICR) is prepared to document the implementation of mitigation measures on a phased basis, based on the information in Table 3-1. The report summarizes implementation compliance, including mitigation measures, date completed, and monitor’s signature.

4.3 DISPUTE/ENFORCEMENT REPORT
The Dispute/Enforcement Report (DER) is prepared to document the outcome of the Project Manager or City Manager and becomes a portion of the ICR.

A-25

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

4. Mitigation Monitoring Reports

This page intentionally left blank.

A-26
June 2025 Page 23

5. Community Involvement
Monitoring reports are public documents and are available for review by the general public. Discrepancies in monitoring reports can be taken to the Project Manager or Community Development Director by the general public.

A-27

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

5. Community Involvement

This page intentionally left blank.

A-28
June 2025 Page 25

6. Report Preparation

6.1 LIST OF PREPARERS

6.1.1 City of Artesia, Planning Department
Salvador Lopez, Jr., Interim Community Development Director Art Bashmakian, Senior Project Manager
Karen Lee, Special Projects Manager

6.1.2 PlaceWorks
Addie Farrell, Managing Principal
Jennifer Kelley, Senior Associate
Itzeel Padilla, Project Planner
A-29

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

6. Report Preparation

This page intentionally left blank.

A-30
1 RESOLUTION NO. 25-3058

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

ARTESIA ADOPTING A MITIGATION MONITORING AND

REPORTING PROGRAM, FINDINGS OF FACTS, A

STATEMENT OF OVERRIDING CONSIDERATIONS AND

CERTIFYING AN ENVIRONMENTAL IMPACT REPORT
STATE CLEARINGHOUSE (SCH) No. 2024020999)

RELATED TO THE ADOPTION OF THE ARTESIA

DOWNTOWN SPECIFIC PLAN, AND THE RELATED

AMENDMENTS TO THE GENERAL PLAN AND ZONING

CODE PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) (CASE NO.
2024-06)
WHEREAS, the Artesia City Council, on August 22, 2016, approved a grant agreement between the City of Artesia and the Los Angeles County Metropolitan Transportation Authority (“Metro”) to fund the preparation of the Artesia Downtown Specific Plan (“Plan”). A second grant was approved on November 8, 2021, between the City and Metro, as the original boundary of the proposed Plan area was expanded.

WHEREAS, the Plan would implement new land use, zoning, and development standards to guide the scale of future development and growth in Artesia’s Downtown districts as the City prepares for the planned expansion of a new Metro light rail line (Southeast Gateway Line). The Plan, in conjunction with amendments to the General Plan and the Zoning Code, constitutes the “Project”.

WHEREAS, pursuant to the California Environmental Quality Act (“CEQA”) (Public Res. Code § 21000 et seq.), the State CEQA Guidelines (14 CCR § 1500 et seq.), the City of Artesia (the “City”) is the lead agency for the Project, as the public agency with general governmental powers.

WHEREAS, the City, as lead agency, determined that an Environmental Impact Report (“EIR”) should be prepared pursuant to CEQA in order to analyze all potential adverse environmental impacts of the Plan.

WHEREAS, the City issued a Notice of Preparation (“NOP”) of a Draft EIR on February 27, 2024, and circulated the NOP to the State Clearinghouse, public agencies, special districts, responsible and trustee agencies and other interested parties; and was filed with the Los Angeles County Clerk and made available at the Artesia Public Library and Artesia City Hall, Planning Department and on the City’s website.

WHEREAS, a public scoping meeting was held during the public review period on March 4, 2024, at the City of Artesia’s Albert O. Little Community Center. 2 WHEREAS, the City received comments in response to the Notice of Preparation (NOP), which assisted the City in refining the scope and analysis as it prepared the Draft Environmental Impact Report (DEIR).

WHEREAS, on February 28, 2025, the City initiated the 45-day public review period of the DEIR by filing a Notice of Availability with the State Office of Land Use and Climate Innovation, publishing the Notice in the Los Cerritos Community Newspaper a newspaper of general circulation, and releasing the DEIR (State Clearinghouse [SCH] No. 2024020999) for public review and comment.

WHEREAS, during the 46-day review period, the City received two comments on the DEIR, and prepared responses to those comments and made appropriate changes to the DEIR. Those changes, comments and responses were made a part of the Final EIR for the Project.

WHEREAS, on March 10, 2025, the Planning Commission held a meeting and provided an additional opportunity for the public to comment on the Draft Environmental Impact Report (DEIR) and the draft Plan.

WHEREAS, the Final Environmental Impact Report (FEIR) includes the DEIR, the received comments, responses to the comments, modifications to the DEIR text, the Mitigation Monitoring and Reporting Program (MMRP), and a Statement of Overriding Considerations.

WHEREAS, on July 1, 2025, the Planning Commission conducted a duly noticed public hearing and considered the Final EIR, the proposed Project (the Plan), 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. 2025-17P recommending that the City Council certify the EIR and adopt the MMRP, Findings of Fact and the Statement of Overriding Considerations.

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. The Draft and Final EIRs, including the technical appendices and responses to comments, were prepared, circulated and completed in compliance with CEQA.

B. Revisions have been appropriately made to the Draft EIR, and such revisions, including responses to comments, and other documents related to the Draft EIR have been made a part of and incorporated into the Final EIR as shown in Exhibit A, incorporated herein.
3 C. The revisions made to the Draft EIR and incorporated into the Final EIR do not require recirculation of the Draft EIR because no significant new information has been added that would deprive the public of a meaningful opportunity to comment on a substantive adverse environmental effect of the project.

D. The City Council adopts a Statement of Overriding Considerations (Exhibit B Findings of Fact) for the Project, because the economic, planning, social, aesthetic, and environmental benefits of the Project outweigh the potential unavoidable adverse impacts of the project.

E. The City Council directs staff to file a Notice of Determination with the Los Angeles County Clerk and the Governor’s Office of Land Use and Climate Innovation within five (5) working days of approval of the Project.

F. The custodian of records for the Final EIR, 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.

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 14th day of July 2025. _____________________________

ALI SAJJAD TAJ, MAYOR
ATTEST:

JENNIFER ALDERETE, CITY CLERK
June 2025 | Final Environmental Impact Report
State Clearinghouse No. 2024020999

ARTESIA DOWNTOWN SPECIFIC PLAN
City of Artesia
Prepared for:

City of Artesia
Salvador Lopez, Jr., Interim Community Development Director 18747 Clarkdale Avenue
Artesia, California 90701
562.865.6262
Prepared by:

PlaceWorks
Contact: Addie Farrell, Principal
700 Flower St, Suite 600
Santa Ana, California 90017
213.623.1443
[email protected]
www.placeworks.com
~ PLACEWORKS

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

C ITY OF ARTESIA
Table of Contents
June 2025 Page i
Section Page

1. INTRODUCTION...........................................................................................................................1-1

1.1 INTRODUCTION .............................................................................................................................................1-1

1.2 FORMAT OF THE FEIR................................................................................................................................. 1-1

1.3 CEQA REQUIREMENTS REGARDING COMMENTS AND RESPONSES ................................. 1-2

2. RESPONSE TO COMMENTS ......................................................................................................2-1

3. REVISIONS TO THE DEIR...........................................................................................................3-1

3.1 INTRODUCTION .............................................................................................................................................3-1

3.2 DEIR REVISIONS IN RESPONSE TO WRITTEN COMMENTS .....................................................3-1

APPENDICES
Appendix A. Mitigation Monitoring and Reporting Program

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

C ITY OF ARTESIA
Table of Contents
Page ii PlaceWorks
This page intentionally left blank.

June 2025 Page 1-1

1. Introduction

1.1 INTRODUCTION
This Final Environmental Impact Report (FEIR) has been prepared in accordance with the California Environmental Quality Act (CEQA) as amended (Public Resources Code §§ 21000 et seq.) and CEQA Guidelines (California Code of Regulations §§ 15000 et seq.).

According to the CEQA Guidelines, Section 15132, the FEIR shall consist of:
(a) The Draft Environmental Impact Report (DEIR) or a revision of the Draft; (b) Comments and recommendations received on the DEIR either verbatim or in summary; (c) A list of persons, organizations, and public agencies comments on the DEIR; (d) The responses of the Lead Agency to significant environmental points raised in the review and consultation process; and
(e) Any other information added by the Lead Agency.

This document contains responses to comments received on the DEIR for the Artesia Downtown Specific Plan during the public review period, which began February 28, 2025, and closed April 14, 2025. This document has been prepared in accordance with CEQA and the CEQA Guidelines and represents the independent judgment of the Lead Agency. This document and the circulated DEIR comprise the FEIR, in accordance with CEQA Guidelines, Section 15132.

1.2 FORMAT OF THE FEIR
This document is organized as follows:

Section 1, Introduction. This section describes CEQA requirements and content of this FEIR.

Section 2, Response to Comments. This section provides a list of agencies and interested persons commenting on the DEIR; copies of comment letters received during the public review period, and individual responses to written comments. To facilitate review of the responses, each comment letter has been reproduced and assigned a number (A-1 and A-2 are letters received from agencies and organizations). Individual comments have been numbered for each letter and the letter is followed by responses with reference to the corresponding comment number.

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

C ITY OF ARTESIA

1. Introduction

Section 3. Revisions to the Draft EIR. This section contains revisions to the DEIR text and figures as a result of the comments received by agencies and interested persons, as described in Section 2, and/or errors and omissions discovered subsequent to release of the DEIR for public review.

The responses to comments contain material and revisions that will be added to the text of the FEIR. The City of Artesia staff has reviewed this material and determined that none of this material constitutes the type of significant new information that requires recirculation of the DEIR for further public comment under CEQA Guidelines Section 15088.5. None of this new material indicates that the project will result in a significant new environmental impact not previously disclosed in the DEIR. Additionally, none of this material indicates that there would be a substantial increase in the severity of a previously identified environmental impact that will not be mitigated, or that there would be any of the other circumstances requiring recirculation described in Section 15088.5.

1.3 CEQA REQUIREMENTS REGARDING COMMENTS AND RESPONSES
CEQA Guidelines Section 15204(a) outlines parameters for submitting comments and reminds persons and public agencies that the focus of review and comment of DEIRs should be “on the sufficiency of the document in identifying and analyzing possible impacts on the environment and ways in which significant effects of the project might be avoided or mitigated. Comments are most helpful when they suggest additional specific alternatives or mitigation measures that would provide better ways to avoid or mitigate the significant environmental effects. At the same time, reviewers should be aware that the adequacy of an EIR is determined in terms of what is reasonably feasible. …CEQA does not require a lead agency to conduct every test or perform all research, study, and experimentation recommended or demanded by commenters. When responding to comments, lead agencies need only respond to significant environmental issues and do not need to provide all information requested by reviewers, as long as a good faith effort at full disclosure is made in the EIR.”
CEQA Guidelines Section 15204 (c) further advises, “Reviewers should explain the basis for their comments, and should submit data or references offering facts, reasonable assumptions based on facts, or expert opinion supported by facts in support of the comments. Pursuant to Section 15064, an effect shall not be considered significant in the absence of substantial evidence.” Section 15204 (d) also states, “Each responsible agency and trustee agency shall focus its comments on environmental information germane to that agency’s statutory responsibility.” Section 15204 (e) states, “This section shall not be used to restrict the ability of reviewers to comment on the general adequacy of a document or of the lead agency to reject comments not focused as recommended by this section.”
In accordance with CEQA, Public Resources Code Section 21092.5, copies of the written responses to public agencies will be forwarded to those agencies at least 10 days prior to certifying the environmental impact report.

The responses will be forwarded with copies of this FEIR, as permitted by CEQA, and will conform to the legal standards established for response to comments on DEIRs.

June 2025 Page 2-1

2. Response to Comments
Section 15088 of the CEQA Guidelines requires the Lead Agency (City of Artesia) to evaluate comments on environmental issues received from public agencies and interested parties who reviewed the DEIR and prepare written responses.

This section provides all written responses received on the DEIR and the City of Artesia’s responses to each comment.

Comment letters and specific comments are given letters and numbers for reference purposes. Where sections of the DEIR are excerpted in this document, the sections are shown indented. Changes to the DEIR text are shown in underlined text for additions and strikeout for deletions.

The following is a list of agencies and persons that submitted comments on the DEIR during the public review period.

Number
Reference Commenting Person/Agency Date of Comment Page No.

Agencies & Organizations
A1 Strong Towns Artesia 3/14/25 2-3
A2 City of Cerritos 4/14/25 2-9

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

CITY OF ARTESIA

3. Revisions to the Draft EIR

This page intentionally left blank.

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

CITY OF ARTESIA

3. Revisions to the Draft EIR
June 2025 Page 2-3
LETTER A1 – Strong Towns Artesia (1 page)
Comment Letter A-1
Good evening, Commissioners. My name is Lorelei Bailey, resident of Artesia, and I'm speaking on behalf of Strong Towns Artesia.

We support the proposed project over the alternatives because it best aligns with the needs of our community. The alternatives would limit density, reduce economic activity, and fail to create a walkable, transit-supportive downtown. If we're serious about building a thriving, financially strong Artesia, we cannot afford to weaken this plan.

First, our active transportation network is not just insufficient-it's unsafe. The plan sadly does not go far enough to correct this. Painted bike lanes and flex posts will not provide the protection needed to make cycling a real transportation option for women, seniors, and children, population groups far more likely to be hesitant to ride in unsafe conditions. We need a far more aggressive approach, including fully protected bike lanes, raised crosswalks, and continuous, safe routes that prioritize people over cars.

Second, Artesia already faces a deficit of 33 acres of parkland under the Quimby Act.

Additionally our urban tree canopy is well under half of the average of the region which has significant negative impacts on our health, property values, and walkability. As density increases, we must ensure that public space is prioritized, not just private development. A serious focus on place making and people centered design will set Artesia apart from our peers in the region.

Third, Metro's planned parking structure must not disrupt our urban fabric. We insist that the city ensures Metro makes sure its street-facing frontage is active and engaging-with retail, public space, or other uses-to prevent dead zones in the heart of downtown.

Fourth, we must plan for the rise of e-bikes. As they become more common, safe, well-connected infrastructure will be even more essential. This isn't just about cyclists-it's about giving more people real, practical alternatives to driving.

We also urge the City to embrace granular urbanism. Our small businesses generate the majority of Artesia's sales tax revenue, yet the DEIR projects a decline in jobs in the study area.

That's unacceptable. We need policies that support small-scale, incremental development, allowing businesses to adapt and grow.

Finally, land use decisions must reflect how people actually use transit. Most Metro riders travel no more than three miles unless heading to a major destination. If Artesia wants to fully benefit from the light rail, we must create unique draws that make downtown a destination-flat just a stop along the way.

The proposed project is the only option that can deliver a truly vibrant, financially sustainable downtown. Let's make sure we build a place where people want to stay, invest, and thrive.

Thank you.

A1-1
A1-2
A1-3
I AU
I "' I A16
A1-7

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

CITY OF ARTESIA

3. Revisions to the Draft EIR

This page intentionally left blank.

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

CITY OF ARTESIA

3. Revisions to the Draft EIR
June 2025 Page 2-5
A1. Response to Comments from Strong Towns Artesia, dated March 14, 2025.

A1-1 This comment introduces the comment letter and expresses support for the proposed project over the alternatives discussed in the DEIR. This comment does not raise any environmental concerns.. No changes to the DEIR are required.

A1-2 This comment raises concerns for the safety of the active transportation network, specifically bike lanes, and requests that bike lanes be separated from vehicle traffic.

Section 5.13, Transportation, page 5.13-11, of the DEIR defines the bikeway facilities being proposed under the Specific Plan. The type of bike lanes proposed are dependent on their location, path of travel, and anticipated level of use. Class IV bike lanes, which are physically separated from vehicle traffic, are planned along South Street and Pioneer Boulevard, which are Primary Arterial Highways, through the entirety of Downtown Artesia, except on the segment that would have a Class III route. Class II bike lanes are proposed along 183rd Street, a Secondary Arterial Highway, and Class III Bike Route along 187th Street, a designated Collector roadway. These segments carry much lower volumes of vehicle traffic compared to Primary Arterial Highways and do not warrant full physical separation from the road. The Specific Plan also proposes to coordinate with neighboring jurisdictions to create an integrated system of bike routes to ensure safety.

Additionally, development facilitated by the Specific Plan, including improvements to the circulation network, would be evaluated on a project-by-project basis and would undergo the appropriate level of analysis required under CEQA. This comment does not identify a deficiency in the DEIR or a new or exacerbated significant environmental impact. The comment is acknowledged for the record and will be forwarded to the decision-making bodies for their review and consideration. No changes to the DEIR are required.

A1-3 This comment raises concerns about the lack of open space and accurately states a deficiency of 33 acres of parkland within the City. As discussed in the DEIR in Section

5.12, Recreation, page 5.12-4, surrounding parks in Cerritos, Buena Park, and Long Beach and a joint-use agreement with the ABC Unified School District provide additional open space and recreational opportunities and amenities for Artesia residents and visitors. As discussed in Section 5.12, Recreation, page 5.12-6, Impact 5.12-1, the Specific Plan would also implement open space requirements for future development uses that would connect surrounding areas to provide access to diverse recreational amenities. As discussed below in Section 3, Revisions to the DEIR, residential development shall provide a minimum of 150 square feet of open space per unit, and non-residential development over 20,000 square feet shall provide open space equal to 5 percent of the overall development parcel(s). Additionally, the proposed project would be subject to compliance with City Resolution No. 19-2742, which requires payment of development impact fees to mitigate the impacts of new residents and visitors on parks and recreation facilities (i.e., parkland as a result of new development). Payment of Development Impact Fees would minimize the proposed project’s impacts concerning demand for parkland. Additionally, development facilitated by the Specific Plan would be evaluated on a project-by-project

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

CITY OF ARTESIA

3. Revisions to the Draft EIR

basis and would undergo the appropriate level of analysis required under CEQA. The DEIR adequately evaluates potential environmental impacts. The comment is acknowledged for the record and will be forwarded to the decision-making bodies for their review and consideration. No changes to the DEIR are required.

A1-4 This comment raises concerns regarding the Metro planned parking structure, and the commenter would like to ensure that the structure remains active and engaging with retail and open space and does not disrupt the character of the downtown area. The Metro parking structure is a part of the Southeast Gateway Line project and is analyzed in Metro’s West Santa Ana Branch Transit Corridor Project EIR; it is not a part of the proposed project. Additionally, cumulative impacts, including the planned Metro parking structure, were evaluated in Section 5.1, Aesthetics, page 5.1-12. Cumulative development projects would result in development similar to what currently exists in the surrounding vicinity. Additionally, the City would review site-specific development proposals against the Artesia Municipal Code (AMC) requirements for all future projects requiring discretionary and ministerial approvals. This regulatory procedure would ensure cumulative development is reviewed against the qualities and characteristics expected of development and major renovations in the City. This comment does not identify a deficiency in the DEIR or a new or exacerbated potential significant environmental impact. The comment is acknowledged for the record and will be forwarded to the decision-making bodies for their review and consideration. No changes to the DEIR are required.

A1-5 The comment suggests that the increase in the use of electric bikes and the infrastructure needed to accommodate this increase be addressed in the DEIR. As discussed in Section

5.2, Air Quality, page 5.2-30, Impact 5.2-3, the Specific Plan takes into account future mobility hubs for bikeshares, electric scooters (which can include e-bikes), and carshares.

Additionally, one of the main objectives of the Specific Plan would be to create an equitable transit experience through quality sidewalk, roadway, and multimodal design.

The Specific Plan would accommodate improvements to bicycle (which can include e-bikes), pedestrian, and transit infrastructure. This comment does not identify a deficiency in the DEIR nor a new or exacerbated potential significant environmental impact. Therefore, no changes to the DEIR are required.

A1-6 This comment raises concerns for small businesses and the availability of jobs. As discussed in Section 5.10, Population and Housing, page 5.10-9, Impact 5.10-1, Specific Plan Goal 1 would ensure the maintenance of existing local business, restaurants, and retail shops, and Goal 2 would create a connected business district to facilitate new economic opportunities and would aim to expand the job market and job opportunities in the City.

Additionally, the non-residential element of the Specific Plan would allow for future development of job-generating land uses, such as commercial, office, industrial, and institutional uses. This comment does not identify a deficiency in the DEIR nor a new or exacerbated potential significant environmental impact. The DEIR adequately evaluates

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

CITY OF ARTESIA

3. Revisions to the Draft EIR
June 2025 Page 2-7
potential environmental impacts. The comment is acknowledged for the record and will be forwarded to the decision-making bodies for their review and consideration. Therefore, no changes to the DEIR are required.

A1-7 This comment requests that the land uses reflect how individuals use transit and the importance of the downtown area as a destination for the Metro Light Rail. The Specific Plan includes mobility policies and standards that reflect a long-term vision to maximize accessibility of the Downtown Artesia area. Additionally, the proposed project would allow for the development of a mixed-use transit-oriented community with a mix of highdensity residential uses and commercial retail uses. Approval of the zone amendment (Artesia Downtown Specific Plan) would facilitate a mixed-use transit-oriented community and enhance its qualities as a destination. This comment does not identify a deficiency in the DEIR nor a new or exacerbated potential significant environmental impact. The comment is acknowledged for the record and will be forwarded to the decision-making bodies for their review and consideration. Therefore, no changes to the DEIR are required.

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

CITY OF ARTESIA

3. Revisions to the Draft EIR

This page intentionally left blank.

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

CITY OF ARTESIA

3. Revisions to the Draft EIR
June 2025 Page 2-9
LETTER A2 – City of Cerritos (3 pages)
(?.' (;I --'¾-..;;
·= " Comment l etter/'{2_ Cerritos
~(/: ·t
~~- '.))~ (?' ~, (J
' ~ ?:' SM
~ H~Y £:J f' ~E!=\f\1'1'05" f!S~ CIVICCENTEK • 18 125BLOOMPIELDAVENUE 1111 P.O. BOX 3 130 • CERRITOS, CALIFORNIA 90703-3 130 ° PHONE, (562) 860-03 11 • CERRITOS.GOV 2008 April 14, 2025
City of Artesia
Department of Community Development
Attn: Salvador Lopez, Jr., Interim Director
18747 Clarkdale Avenue
Artesia, CA 90701
Subject: CITY OF CERRITOS COMMENT LETTER - DRAFT ENVIRONMENTAL

IMPACT REPORT FOR THE ARTESIA DOWNTOWN SPECIFIC PLAN
Dear Mr. Lopez,
Thank you for notifying the City of Cerritos about the availability of a Draft Environmental Impact Report ("Draft EIR") for the City of Artesia's Downtown Specific Plan. The City of Cerritos is pleased to support the revitalizat ion of the downtown area in the City of Artesia, in furtherance of economic development and the development of affordable housing, while ensuring any potential impacts to adjacent sensitive land uses are effectively mitigated . I !'{2_-1 appreciate the opportunity to review the Draft EIR, and hereby submit public comments on behalf of the Cerritos community, to ensure that any resulting development in close proximity to Cerritos remains compatible with surrounding land uses. Specifically, the following comments pertaining to land use and planning, public services, and traffic are being provided for consideration in establishing the Artesia Downtown Specific Plan .

Land Use & Planning
As you are aware, located directly adjacent to the proposed Downtown South District, are existing low-density, single-family homes in the City of Cerritos . While the City acknowledges potential applicability of Senate Bill 743 for transit-oriented infill projects, as well as the proximity of development in this District to the future Southeast Gateway Line, the City of Cerritos respectfully requests careful consideration of any proposed development for appropriate massing, scale, and architectural style of buildings, in order to ensure continued high-quality physical development in this area, and the preservation of compatibility of adjacent land uses. As proposed under the Downtown Specific Plan, the Downtown South District at its greatest proposed height and density, allows for up to seventy-five (75) dwelling units per acre and a maximum building height of up to six (6) stories or eighty feet (80') in height, which is of concern for the compatibility to adjacent single-family homes in the City of Cerritos, To ensure that development in this District is in harmony with existing uses, it is recommended that building heights in close proximity to existing single-family homes not exceed 4-5 stories, with adequate screening from adjacent residentia l uses.

Additionally, the City of Cerritos would like to ensure that measures are included in the Final EIR, as well as any future development project(s) in this District, specifically related to privacy, lighting, and aesthetics when located in close proxim ity to existing residential uses.

FRANK AURELIO YOKOYAMA
MAYOR
LYNDA P. JOHNSON

MAYOR PRO TEM

JENNIFER HONG

COUNCILMEMBEK
MARK E. PULIDO

COUNCILMEMBEK
SOPH IA M. TSE

COUNCILMEM BEK
!'{2_-2

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

CITY OF ARTESIA

3. Revisions to the Draft EIR

Draft EIR - Artesia Downtown Specific Plan
City of Cerritos Comment Letter
April 14, 2025

Public Services
In accordance with Appendix G of California Environmental Quality Act (CEQA) Guidelines, a project would normally have a significant effect on the environment if a project results in impacts to acceptable service ratios, response times, or other performance objectives for public services including, but not limited to, police and fire protection services. Pursuant to the Draft EIR and the Artesia Downtown Specific Plan, new development would be permitted at the southwest corner of South Street and Pioneer Boulevard, directly across from the Los Angeles County Fire Department Station 30, located at 19030 Pioneer Boulevard, Cerritos, California, 90703. Fire Station 30 currently serves the cities of Artesia and Cerritos; however, the Draft EIR does not address potential impacts of proposed new development within the Downtown Specific Plan area, including potential impacts to emergency response times or accessibility to and from the existing fire station. While the Draft EIR acknowledges that proposed new residential and commercial development, permitted under the Specific Plan, would increase demand for fire protection services, the analysis indicates that any such development would occur in an urbanized area where fire protection services are already provided, and therefore it is not anticipated that new fire facilities would be required.

With the Downtown Specific Plan allowing for the potential of 1,981 new housing units and approximately 503,000 square feet of nonresidential uses, potentially resulting in an increase] of 7,000 new residents and 350 new jobs, such an increase in population, density, and associated traffic may impact travel routes and times, and fire station accessibility for fire services provided by Fire Station 30. As such, the City of Cerritos respectfully requests that the Final EIR, and well as any future proposed development projects, include measures to effectively mitigate all anticipated impacts to public safety services, including fire service response times.

Traffic
In accordance with t he Draft EIR Appendices, the trip generation forecast methodology applies a 25% mixed-use transit oriented development adjustment and a 10% transit adjustment to all land uses with the Downtown Specific Plan area . While TOD adjustments are generally acceptable, additional analysis should be conducted, as the Downtown Specific Plan area serves as the terminus location for the future Southeast Gateway Line, which is A2-5
A2-6
anticipated to generate more vehicle trips than other, non-terminus stations. It is therefore A2-7 recommended that any such traffic analysis utilize ridership and trip generation data from other rail terminus stations in Los Angeles County, in order to more appropriately assess potential traffic impacts in the Downtown Specific Plan area. While the Draft EIR includes two (2) mitigation measures related to the separation of residential parking costs from property cost and the implementation of market price on-street public parking, the City of Cerritos requests that additional analysis and mitigation measures be incorporated to capture the traffic impacts associated with the Southeast Gateway Line terminus location .

Additional analysis should also be conducted to appropriately assess potential traffic and parking impacts to properties located within the City of Cerritos, including (i) the Plaza Walk residential community located at the intersection of Pioneer Boulevard and Solana Place, and (ii) existing commercial and office uses located on the northeast corner of Pioneer Boulevard A2_8 and South Street. Specifically, the Draft EIR should include sufficient parking mitigation measures to ensure that any development as a result of the creation of the Downtown Specific Plan includes requirements for parking to be wholly contained within the City of Artesia to ensure that there are no parking impacts to adjacent arterial and secondary

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

CITY OF ARTESIA

3. Revisions to the Draft EIR
June 2025 Page 2-11
Draft EIR - Artesia Downtown Specific Plan
City of Cerritos Comment Letter
Apri l 14, 2025

residential streets or commercial centers located in the City of Cerritos. The City of Cerritos works very carefully with commercial developers in order to ensure that sufficient on-site parking is provided at all commercial developments in Cerritos so as to prevent adverse parking impacts to adjacent uses, including those located in the City of Artesia. The City of Cerritos is requesting that the same careful consideration for development projects be taken related to parking needs, in an effort to ensure that any parking overflow is wholly contained within the City of Artesia .

Given the proxim ity of the proposed project area to the City of Cerritos, the City of Cerritos requests that, in preparing the Final EIR for the Artesia Downtown Specific Plan, the City of Artesia include additional analysis discussed herein, with careful consideration of any potential impacts to Cerritos properties resulting from the established development standards under the Downtown Specific Plan. Additionally, the City of Cerritos requests a copy of any futu re notices, including any future entitlement review projects for physical development within the Artesia Downtown Specific Plan. The City of Cerritos is eager to work collaboratively to ensure that appropriate mitigation measures are put in place to maintain a high standard of living for residents and businesses of both cities. Please continue to notify the City of Cerritos of any public hearings held for proposed development projects in the City of Artesia within a five-hundred (500)-foot radius of the Cerritos/Artesia border. Notifications of public hearings may be emailed to kagui [email protected] or mailed to: City of Cerritos, Department of Community Development, Attn: Kristin Aguila, 18125 Bloomfield Avenue, Cerritos, CA 90703.

The City of Cerritos looks forward to continuing to work with the City of Artesia to ensure these important concerns are addressed in a manner that promotes the safety, well-being, and quality of life of both communities.
~
Sincerely
Director of Community Development
cc Robert A. Lopez, City Manager, City of Cerritos
Abel Avalos, City Manager, City of Artesia
Sabrina Chan, Advance Planning Manager, City of Cerritos PJ.-9

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

CITY OF ARTESIA

3. Revisions to the Draft EIR

This page intentionally left blank.

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

CITY OF ARTESIA

3. Revisions to the Draft EIR
June 2025 Page 2-13
A2. Response to Comments City of Cerritos, dated April 14, 2025.

A2-1 This comment introduces the letter submitted by the City of Cerritos and expresses appreciation for the opportunity to review the DEIR and submit comments. This comment summarizes the topics discussed in the letter, including land use and planning, public services, and traffic. This comment does not identify a deficiency in the DEIR nor a new or exacerbated potential significant environmental impact. Therefore, no changes to the DEIR are required.

A2-2 This comment raises concerns regarding the distance between potential future development facilitated by the Specific Plan to the single-family homes in the City of Cerritos that border the Specific Plan area, as it relates to building height and the applicability of Senate Bill (SB) 743 for transit oriented community. With respect to SB 743, as discussed in Section 5.1. Aesthetics, page 5.1-1, under CEQA PRC Section 21099(d)(1), aesthetic and parking impacts of a residential, mixed-use residential, or employment center project on an infill site in a transit priority area shall not be considered significant impacts on the environment, provided the project meets all the following three criteria; the project is in a transit priority area; an infill site; and residential, mixed-use residential, or an employment center. CEQA PRC Section 21099(a)(7) defines a “transit priority area” as an area within one-half mile of an existing or planned major transit stop.

A “major transit stop” is defined in CEQA Section 21064.3 as an existing rail transit station, ferry terminal served by either a bus or rail transit service, or the intersection of two or more major bus routes with a frequency of service interval of 20 minutes or less during the AM and PM peak commute periods; this also includes a planned transit stop where construction is programmed to be completed before housing development completion and occupancy.

As discussed in Section 5.1.1, Aesthetics, page 5.1-1, threshold AE-3, future residential and mixed-use development that could result from implementation of the proposed project— particularly development within one-half mile of the future Pioneer Boulevard Light Rail Station, which is considered an existing or planned major transit stop as defined in PRC Section 21064.3—would meet the criteria under which aesthetic impacts are not required to be considered. Notwithstanding SB 743, the City of Artesia would have the discretion to consider aesthetics thresholds on future projects facilitated by the Specific Plan, pursuant to CEQA, and disclose potential impacts for informational purposes.

Additionally, the proposed project includes a number of design guidelines and development standards that would guide future development of the Specific Plan area.

The proposed Specific Plan Chapter 5.0, Land Use Plan, identifies permitted uses within each proposed zoning district. The proposed Specific Plan Chapter 6.0, Development Standards, includes standards and provisions for the proposed zoning districts within the project site. Development standards identified include maximum densities, floor area, heights, façade length, parcel size, landscaping and open space, setbacks, pedestrian paseos, and materials and finishes. Design guidelines include those related to site planning,

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

CITY OF ARTESIA

3. Revisions to the Draft EIR

architectural integrity, landscape and open space, signage, and sustainability. The comment is acknowledged for the record and will be forwarded to the decision-making bodies for their review and consideration. Therefore, no changes to the DEIR are required.

A2-3 This comment requests that any development facilitated by the Specific Plan consider the adjacent low-density single-family homes in the City of Cerritos and, specifically, that building heights not exceed 4 to 5 stories. The single-family homes in the City of Cerritos that border the Specific Plan are to the west and south border of the Chateau Estates Zoning District of the Specific Plan area (see Figure 3-6, Proposed Zoning District, page 3-15, of the DEIR). The maximum height proposed for the Chateau Estates would be two stories. However, no changes to residential character are proposed to the Chateau Estates (see Table 3-2, District Development Standards, page 3-17 of the DEIR). Nonetheless, and in response to this comment, as discussed in Section 6.3.3, Setbacks, of the Specific Plan, setbacks development standards have been updated to include Special Setbacks as identified in Figure 6.1, Downtown Districts, and discussed in Section 6.3.3.4, of the Specific Plan. Special Setback A would be required for properties fronting Pioneer Boulevard and Special Setback B would be required for properties adjacent to low density residential. The comment is acknowledged for the record and will be forwarded to the decision-making bodies for their review and consideration. Therefore, no changes to the DEIR are required.

A2-4 This comment requests that measures be included to preserve compatibility of adjacent land uses in the City of Cerritos, including aesthetics and lighting. As discussed in Section

5.1, Aesthetics, page 5.1-11, Impact 5.1-2, all proposed lighting would be required to comply with the exterior lighting requirements in proposed Specific Plan Chapter 6.0 and AMC Article 12.5, Lighting. As indicated in proposed Specific Plan Chapter 6.0, all lighting shall be directed, oriented, and shielded to prevent light trespassing or glaring onto adjacent properties. Additionally, development facilitated by the Specific Plan would be evaluated on a case-by-case basis and would comply with policies regarding development standards related to the physical form and design of both new and renovated buildings and properties. Development standards would include requirements for site planning; open space and landscaping standards; building mass, scale, and maximum heights; materials and finishes; parking and loading; and frontage design standards. All future development would adhere to all required City standards to ensure compatibility with surrounding uses.

Additionally, the Specific Plan includes objectives that would balance increased density and commercial activity with design standards that respect and enhance the character of existing neighborhoods, ensuring compatibility with the surrounding community. The comment is acknowledged for the record and will be forwarded to the decision-making bodies for their review and consideration. Therefore, no changes to the DEIR are required.

A2-5 This comment raises concerns regarding proximity to Los Angeles Fire Station 30, which serves both the City of Artesia and the City of Cerritos, and states that potential impacts

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

CITY OF ARTESIA

3. Revisions to the Draft EIR
June 2025 Page 2-15
to emergency response times or accessibility were not adequately addressed in the DEIR.

A revision has been made as part of the Final EIR to correctly state that Fire Station 30 also serves the City of Cerritos. Revisions are in included in Chapter 3, Revisions to the DEIR, below. This revision does not change the conclusion reached by the DEIR.

Section 5.11, Public Services, page 5.11-4, Impact 5.11-1, evaluates the potential impacts of the proposed project to public services, specifically the proposed project’s potential impacts from new or expanded facilities associated with fire protection and emergency services. According to Appendix G of the CEQA Guidelines, a project would normally have a significant effect on the environment if the project would result in a substantial adverse physical impact associated with the 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 fire protection services. The proposed project would implement new land use, zoning, and development standards to guide the scale of future development and growth in Artesia’s Downtown district. As such, no physical development or specific development projects are proposed as part of the proposed project. At the planning level of analysis, it is speculative to evaluate project-specific environmental impacts on fire response times since specific sites and time frames for development are unknown. Future development projects would undergo the necessary environmental and development review process to evaluate the potential impacts to response times and the need for additional fire protection services and would be evaluated on a project-specific basis. Future projects facilitated by the Specific Plan would be subject to compliance with development standards that require the fire and police department to review development proposals for potential impacts to fire station facilities and emergency access. Site plan reviews conducted by the City and fire and police departments for all projects would ensure adequate services. If future facilities are necessary to meet project demand as a result of the Specific Plan, the Los Angeles County Fire Department will evaluate projects at the appropriate level of analysis required under CEQA. Additionally, the Los Angeles County Fire District Facilities Master Plan evaluates the current capacity, condition, and functionality of Fire District facilities by projecting future capacity deficits utilizing Southern California Association of Governments (SCAG) population growth projections. Facility capacity is analyzed in relation to current levels of service demand, then combined with data on facility condition and functionality to develop a comprehensive list of current need for capital improvements. As discussed in Section 5.10, Population and Housing, of the DEIR, pg. 5.10-9, the proposed project’s potential increases in density and development intensity would not be unplanned and would be consistent with SCAG’s assumptions regarding population growth. Since the 2020 Los Angeles County Fire District Facilities Master Plan did not identify a need for improvements for Fire Station 30 and the proposed project is consistent with regional population growth forecasts utilized in the Los Angeles County Fire District Facilities Master Plan, the DEIR adequately evaluates potential environmental impacts pursuant to CEQA Guidelines. The

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

CITY OF ARTESIA

3. Revisions to the Draft EIR

comment is acknowledged for the record and will be forwarded to the decision-making bodies for their review and consideration.

A2-6 This comment raises concerns regarding the increase in residents and new jobs facilitated by the Specific Plan and the potential effects to fire services. As discussed in Section 5.10, Population and Housing, page 5.10-9, Impact 5.10-1, the anticipated net population growth of 6,868 residents and 56 jobs associated with the proposed project would be within the assumed population growth and forecast numbers of jobs under SCAG projections for the City. Population growth would not be unplanned and would be consistent with existing regional planning assumptions regarding population growth. As discussed under response to comment A2-5, if future facilities are necessary to meet project demand as a result of growth facilitated by the Specific Plan, the Los Angeles County Fire Department will evaluate projects at the appropriate level of analysis as part of the development review process. Improvements to facilities would also be evaluated on an ongoing basis through updates to the Los Angeles County Fire District Facilities Master Plan. Since the 2020 Los Angeles County Fire District Facilities Master Plan did not identify a need for improvements for Fire Station 30 and the proposed project is consistent with regional population growth forecasts utilized in the Los Angeles County Fire District Facilities Master Plan, the DEIR adequately evaluates potential environmental impacts with respect to new or expanded facilities associated with fire protection and emergency services.

A2-7 This comment raises concerns regarding the trip generation forecast used in the DEIR and requests that further analysis and mitigation measures be incorporated to fully analyze the traffic impacts associates with Metro’s Southeast Gateway Line terminus location. The Pioneer Boulevard Light Rail Station would be developed as the southern terminus of the Metro light rail line extension, which is analyzed in Metro’s West Santa Ana Branch Transit Corridor Project EIR and is not a part of the proposed project. The Final EIR for the Metro light rail line extension was certified April 2024. However, the methodology to determine trip generation is provided in Section H, Project Trip Generation, of the Transportation Impact Study (see Appendix H of the DEIR).

Trip generation estimates the total arriving and departing traffic volumes on a peak hour and daily basis. Trip generation informs trip distribution, which identifies the origins and destinations of inbound and outbound project traffic volumes, and traffic assignment, which involves the allocation of project traffic to study area streets and intersections.

Trip generation rates provided in the Institute of Transportation Engineers’ (ITE) Trip Generation Manual were utilized to forecast vehicular traffic generation for existing conditions, in order to identify the net change resulting from the proposed project.

Specifically, land use trip rates were utilized to forecast the traffic volumes generated by the existing land uses present on each of the parcels identified for potential redevelopment, which are provided on page 4 of the Transportation Impact Study.

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

CITY OF ARTESIA

3. Revisions to the Draft EIR
June 2025 Page 2-17
As the commenter notes, a 25 percent trip reduction adjustment was applied to the proposed project trip generation forecast for all proposed land uses to reflect the mixeduse nature of the proposed zoning and land use assumptions. The adjustment accounts for the synergy among the specific plan land uses that is expected to result in increased activation and walkability in the Downtown Artesia area due to the location of the new Metro Station. The mixed-use nature of the proposed Specific Plan will allow for shorter trips between various land use components to be completed on foot or by bicycle, resulting in fewer vehicular trips than would be forecast for each land use component on a stand-alone basis. In addition, a 10 percent adjustment was applied to the proposed nonresidential land uses to reflect the anticipated use of light-rail transit in the specific plan area upon completion of the Metro Southwest Gateway Line. The Specific Plan area falls within 0.5 miles of the planned Southeast Gateway Line Pioneer Station.

The commenter states that although trip generation adjustments are generally acceptable, additional analysis should be conducted because the Downtown Specific Plan area will serve as the terminus location for the future Southeast Gateway Line, which is anticipated to generate more vehicle trips than other, non-terminus stations. However, the Transportation Impact Study notes that the 10 percent transit reduction is consistent with typical practice in the Southern California region. Many agencies, including the City of Los Angeles, allow between 10 and 25 percent transit reductions for projects within

0.5 mile of major transit facilities such as light rail stations. Therefore, the 10 percent trip reduction was applied to provide a conservative trip forecast and thus adequately assess potential traffic impacts associated with the Southeast Gateway Line terminus location.

Furthermore, and as discussed above, the Pioneer Boulevard Light Rail Station would be developed as the southern terminus of the Metro light rail line extension, which is analyzed in Metro’s West Santa Ana Branch Transit Corridor Project EIR and is not a part of the proposed project. The Final EIR for the Metro light rail line extension was certified April 2024.

It should be noted that pursuant to Public Resources Code Section 21099, “automobile delay, as described solely by level of service (LOS) or similar measures of vehicular capacity or traffic congestion shall not be considered a significant impact on the environment.” As a result of SB 743 and the revisions to the CEQA Guidelines, level of service may no longer be used to identify transportation impacts in CEQA. However, the implementation of VMT does not prevent agencies from continuing to analyze delay or LOS outside of CEQA review for other transportation planning or analysis purposes. As part of a project’s discretionary review and approval process, the City has the authority to require additional local transportation network analyses and site access studies.

Specifically, the County Guidelines require an operational analysis of intersections in the vicinity of a proposed project to evaluate site access and circulation constraints that may be caused or worsened by project-generated traffic. Therefore, future projects facilitated by the Specific Plan will be reviewed on a project-by-project basis to ensure compliance

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

CITY OF ARTESIA

3. Revisions to the Draft EIR

with CEQA and non-CEQA transportation and traffic impacts. Therefore, the DEIR adequately evaluates potential environmental impacts pursuant to CEQA, with respect to trip generation as it relates to VMT, and no additional analysis with respect to trip generation or traffic is warranted.

A2-8 This comment raises concerns regarding traffic and parking impacts to properties in Cerritos. See comment A2-7 regarding traffic concerns and LOS. Chapter 6.7 of the Specific Plan outlines the parking requirements for residential and non-residential uses.

Parking Standards are provided in Table 6.9, Parking Requirement By Use Type.

Additional parking standards apply to off-street loading space, surface parking, residential garages, and parking garages. Parking is not an environmental topic addressed under Appendix G of the CEQA Guidelines. With regard to future development facilitated by the Specific Plan, as specified in PRC Section 21099(d)(1), aesthetic and parking impacts of a residential, mixed-use residential, or employment center project on an infill site in a transit priority area shall not be considered significant impacts on the environment, provided the project meets all the following three criteria—the project is in a transit priority area; an infill site; and residential, mixed-use residential, or an employment center.

Additionally, development facilitated by the Specific Plan would be evaluated by the City of Artesia and in collaboration with the City of Cerritos as applicable, on a project-byproject basis and would comply with City of Artesia development standards regarding parking. This comment does not identify a deficiency in the DEIR nor a new or exacerbated potential significant environmental impact. Therefore, no changes to the DEIR are required.

A2-9 This comment concludes the letter submitted by the City of Cerrtios and requests a copy of any further notices regarding the proposed project. In accordance with CEQA Guidelines, the City of Cerritos will be notified of future actions or projects in compliance with CEQA. This comment does not identify a deficiency in the DEIR nor a new or exacerbated significant environmental impact. This comment is acknowledged for the record and will be forwarded to the decision-making bodies for their review and consideration.

June 2025 Page 3-1

3. Revisions to the DEIR

3.1 INTRODUCTION
This section contains revisions to the DEIR based upon (1) additional or revised information required to prepare a response to a specific comment; (2) applicable updated information that was not available at the time of DEIR publication; and/or (3) typographical errors. Changes made to the DEIR are identified here in strikeout text to indicate deletions and in underlined text to signify additions.

3.2 DEIR REVISIONS IN RESPONSE TO WRITTEN COMMENTS
The following text has been revised in response to comments received on the DEIR.

comments received for public services.

LACFD Fire Station 30 serves the project area. It is on the corner of South Street and Pioneer Boulevard along the project area boundaries and in the City of Cerritos. Fire Station 30 serves both the City of Artesia and the City of the Cerritos.

comments received for public services.

A minimum of two hundred (200) one hundred fifty (150) square feet of open space per unit, with dimensions no less than ten (10) feet. The provided open space may be private, common, or a combination of both.

reflect the addition of development standards for setbacks. Refer to Section 6.2.3.4 of the Specific Plan.

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

CITY OF ARTESIA

3. Revisions to the Draft EIR

This page intentionally left blank.

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

CITY OF ARTESIA
Appendix
June 2025
Appendix A. Mitigation Monitoring and Reporting
Program

ARTESIA DOWNTOWN SPECIFIC PLAN FINAL EIR

CITY OF ARTESIA
Appendix
PlaceWorks
This page intentionally left blank.

June 2025 | Mitigation Monitoring and Reporting Program State Clearinghouse No. 2024020999

ARTESIA DOWNTOWN SPECIFIC PLAN
City of Artesia
Prepared for:

City of Artesia
Salvador Lopez, Jr., Interim Community Development Director 18747 Clarkdale Avenue
Artesia, California 90701
562.865.6262
Prepared by:

PlaceWorks
Contact: Addie Farrell, Principal
700 Flower St, Suite 600
Los Angeles, California 90017
213.623.1443
[email protected]
www.placeworks.com
A-1
~ PLACEWORKS
A-2

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA
Table of Contents
June 2025 Page i
Section Page

1. INTRODUCTION.............................................................................................................................. 1

1.1 PURPOSE OF MITIGATION MONITORING AND REPORTING PROGRAM............................ 1

1.2 PROJECT CHARACTERISTICS....................................................................................................................... 2

1.3 ENVIRONMENTAL IMPACTS........................................................................................................................ 5

2. MITIGATION MONITORING PROCESS......................................................................................... 7

2.1 MITIGATION MONITORING PROGRAM ORGANIZATION........................................................... 7

2.2 DISPUTE RESOLUTION .................................................................................................................................. 8

2.3 ENFORCEMENT ................................................................................................................................................. 8

3. MITIGATION MONITORING REQUIREMENTS.............................................................................. 9

3.1 PREMONITORING MEETING...................................................................................................................... 9

3.2 CATEGORIZED MITIGATION MEASURES/MATRIX......................................................................... 9

3.3 IN-FIELD MONITORING................................................................................................................................ 9

3.4 DATABASE MANAGEMENT.......................................................................................................................... 9

3.5 COORDINATION WITH CONTRACTORS................................................................................................ 9

3.6 LONG-TERM MONITORING ........................................................................................................................ 9

4. MITIGATION MONITORING REPORTS ....................................................................................... 21

4.1 FIELD CHECK REPORT ................................................................................................................................ 21

4.2 IMPLEMENTATION COMPLIANCE REPORT...................................................................................... 21

4.3 DISPUTE/ENFORCEMENT REPORT ...................................................................................................... 21

5. COMMUNITY INVOLVEMENT ...................................................................................................... 23

6. REPORT PREPARATION ............................................................................................................. 25

6.1 LIST OF PREPARERS....................................................................................................................................... 25 List of Tables
Table Page
Table 1 Mitigation Monitoring Requirements..............................................................................................11 A-3

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA
Table of Contents
Page ii PlaceWorks
This page intentionally left blank.

A-4
June 2025 Page 1

1. Introduction

1.1 PURPOSE OF MITIGATION MONITORING AND REPORTING

PROGRAM
The City of Artesia (City) is the lead agency for the proposed Artesia Downtown Specific Plan (proposed project) and has developed this Mitigation Monitoring and Reporting Program (MMRP) as a vehicle for monitoring and ensuring the successful implementation of mitigation measures outlined in the City of Artesia proposed Artesia Downtown Specific Plan Environmental Impact Report (EIR), State Clearinghouse No. 2024020999. As the lead agency, the City is responsible for implementing the MMRP, which has been prepared in conformance with Section 21081.6 of the California Public Resources Code, as follows:
(a) When making findings required by paragraph (1) of subdivision (a) of Section 21081 or when adopting a mitigated negative declaration pursuant to paragraph (2) of subdivision (c) of Section 21080, the following requirements shall apply:
(1) The public agency shall adopt a reporting or monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment. The reporting or monitoring program shall be designed to ensure compliance during project implementation. For those changes which have been required or incorporated into the project at the request of a responsible agency or a public agency having jurisdiction by law over natural resources affected by the project, that agency shall, if so requested by the lead or responsible agency, prepare and submit a proposed reporting or monitoring program.
(2) The lead agency shall specify the location and custodian of the documents or other material which constitute the record of proceedings upon which its decision is based.

The MMRP consists of mitigation measures that avoid, reduce, and/or fully mitigate potential environmental impacts. The mitigation measures have been identified and recommended through preparation of the EIR and drafted to meet the requirements of Public Resources Code, Section 21081.6.

A-5

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

1. Introduction

1.2 PROJECT CHARACTERISTICS

1.2.1 Project Location
The proposed Artesia Downtown Specific Plan area (Specific Plan area or project site) is in an urbanized area in the City of Artesia, Los Angeles County. The City is 19 miles southeast of Downtown Los Angeles; it shares its eastern, southern, and western boundaries with the City of Cerritos and its northern boundary with the City of Norwalk.

The project site encompasses 70.8 acres known as the Artesia Downtown district, including the blocks adjoining Pioneer Boulevard to the southeast and ending at 180th Street to the north. The northern portion of the project site (north of Metro’s Southeast Gateway Line light rail project) is bounded by Alburtis Avenue and Corby Avenue to the west, 180th Street to the north, Arline Avenue to the east, and 188th Street to the south. The project site extends south of the Southeast Gateway Line to the future Pioneer Boulevard light rail station and includes the area between 188th Street and the La Belle Chateau Mobile Home Park, and to Pioneer Boulevard on the east and Jersey Avenue on the west. The nearest freeway providing regional access to the project site is State Route (SR-) 91, a multilane freeway that divides the northern end of the City.

1.2.2 Project Description
The proposed project would implement new land use, zoning, and development standards to guide the scale of future development and growth in Artesia’s Downtown district as the City prepares for the planned expansion of a new Metro light rail line (referred to as the Southeast Gateway Line) that would connect southeastern Los Angeles County communities, including Artesia, to Downtown Los Angeles. The new Metro light rail line extension is anticipated to connect to Pioneer Boulevard in 2035.1 The Final EIR for the Metro light rail line extension was certified April 2024.

While there are no specific development projects proposed at this time, the Artesia Downtown Specific Plan would establish goals and objectives, development standards, and implementation actions associated with land use, mobility, and infrastructure and establish a transit-oriented plan that would provide new opportunities for housing, retail/commercial, and entertainment uses. The proposed project would establish the necessary plans, development standards, regulations, infrastructure requirements, and implementation programs on which subsequent project-related development activities in the Specific Plan area would be based. The following sections discuss components of the proposed project.

1.2.2.1 LAND USE PLAN
As shown on Figure 3-6, Proposed Zoning Districts, of the Draft EIR, the land use plan divides the project site into six zoning districts that allow for a range of land uses and density within a defined building envelope. The 1 The Pioneer Boulevard Light Rail Station would be developed as the southern terminus of a 14.5-mile segment that connects southeast Los Angeles to downtown Los Angeles. The forecast completion date is 2035 Los Angeles County Metropolitan Transit Authority (Metro). 2024. Southeast Gateway Line (previously West Santa Ana Branch Transit Corridor). https://www.metro.net/projects/southeastgateway/. (Metro 2024).

A-6

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

1. Introduction
June 2025 Page 3
zones would also implement the City’s urban design objectives for each part of the project site to establish and maintain attractive distinctions between each zone. The six zoning districts are:
 Downtown North. The Downtown North District encompasses 15.3 acres and would become the northern gateway and anchor to Downtown Artesia. This district would allow for higher density mixed-use development at 65 dwelling units per acre (du/ac). The southwest corner of this district would allow fourto five-story mixed-use development and two- and three-story townhomes. Where the City owns property at the northwest corner of 183rd Street and Pioneer Boulevard, a public-private partnership would be encouraged for development of a public parking structure with ground-floor retail uses. The parking structure would serve visitors, residents, and employees as they travel to and from Downtown Artesia and the 91 freeway to the north. The post office at 183rd Street and Albertis Avenue is expected to remain.  Pioneer Boulevard. The Pioneer Boulevard District encompasses 8.8. acres, fronts Pioneer Boulevard north of the future Metro Pioneer Boulevard light rail station and is in the center of Downtown Artesia.

This area is composed of narrow parcels with a continuous street frontage of one-story commercial establishments such as restaurants, markets, and jewelry shops. Although significant new development is not expected in this district, the district would allow for three-story buildings at 50 du/ac or 60 du/ac by utilizing the Downtown Density Bonus Program.
 Downtown South. The Downtown South District encompasses 23.1 acres and would become the southern gateway to downtown Artesia and the City. This district would allow four- to six-story mixed-use development at 75 du/ac and incorporate land uses such as ground-floor retail, a hotel, townhomes, and neighborhood parks for residents and visitors. A Metro parking structure is planned in the South Street Mixed District just south of the transit station.2
 188th Street / Corby Avenue. The 188th Street/Corby Avenue District encompasses 4.6 acres and would be south of the future Metro station; it presently includes residential and light industrial uses. This district would allow for residential uses such as duplex, triplex and townhomes at 65 du/ac and commercial office and retail in a horizontal mixed-use format.
 Downtown Neighborhood. The Downtown Neighborhood District encompasses 9.4 acres and would be in the residential west and east edges of the Downtown area along Corby Avenue and Arline Avenue.

The Downtown Neighborhood District would retain its residential character at 40 du/ac.  Chateau Estates. The Le Belle Chateau Estates Mobile Home Park District encompasses 9.6 acres and sits at the southern edge of the project site. Although the proposed project would establish new development standards for the Chateau Estates District, the mobile home park use would be maintained in this district. The Chateau Estates District would retain its residential character at 11 du/ac. 2 A 3.3-acre, four-story parking structure with up to 1,100 parking spaces would be located south of the Pioneer Station. Access to the parking facility and station platform would be via Pioneer Boulevard and Corby Avenue. Pedestrian access from Pioneer Boulevard to the parking facility would be via Pioneer Boulevard from the southeast end of the station platform (Metro 2024).

A-7

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

1. Introduction

1.2.2.2 DEVELOPMENT STANDARDS
The proposed project would establish development standards related to the physical form and design of both new and renovated buildings and properties in the project site. Development standards would include requirements for site planning (i.e., setbacks from public rights-of-way and other structures); open space and landscaping standards; building mass, scale, and maximum heights; materials and finishes; parking and loading; and frontage design standards.

1.2.2.3 MOBILITY AND INFRASTRUCTURE
The proposed project includes mobility policies and standards reflective of a long-term vision to maximize accessibility of Downtown Artesia that is centered around the development of a transit-oriented community, enhancing first/last mile and complete street elements that dedicate space and amenities for people walking, bicycling, and accessing transit. The proposed project aims to complete the gaps in the bicycle network, enhance the pedestrian network, boost transportation options by adding micro-mobility, and adjust the parking network to manage the curb space for continuously changing needs and to construct parking structures at the edges of Downtown. Additionally, the proposed project identifies improvements to the infrastructure system as a result of implementation of the Artesia Downtown Specific Plan with respect to water supply, sewage, and storm drainage.

1.2.2.4 IMPLEMENTATION ACTIONS
The goals and objectives of the proposed project would be implemented through implementation policies and programs. The proposed project would establish the implementation process associated with the Specific Plan.

1.2.2.5 INCENTIVES AND BONUSES
Community benefits have been included as part of the proposed project, including a new Downtown Density Bonus program. Additional development potential in exchange for community benefits would be granted to applicants by the City Council, following policies and procedures adopted by the City of Artesia. Applicants utilizing the Downtown Density Bonus program would require a statutory development agreement with the City or a covenant between the City and developer.

1.2.2.6 OPPORTUNITY SITES
The proposed project includes buildout projections associated with the likely redevelopment of Opportunity Sites based on the anticipated levels of density and intensity for each land use category. The proposed project has identified 53 parcels within the Specific Plan area that could support future redevelopment (redevelopment opportunity sites). Criteria for selecting these sites are described in detail in the Specific Plan. For purposes of analysis, the Draft EIR conservatively assumed redevelopment of the 53 redevelopment opportunity sites using the by-right development standards.

A-8

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

1. Introduction
June 2025 Page 5

1.3 ENVIRONMENTAL IMPACTS
The level of significance is identified for each impact in the Draft Environmental Impact Report (DEIR).

Although the criteria for determining significance are different for each topic area, the environmental analysis applied a uniform classification of the impacts based on definitions consistent with CEQA and the CEQA Guidelines:
 No impact. The project would not change the environment.  Less than significant. The project would not cause any substantial, adverse change in the environment.  Less than significant with mitigation incorporated. The EIR includes mitigation measures that avoid substantial adverse impacts on the environment.
 Significant and unavoidable. The project would cause a substantial adverse effect on the environment, and no feasible mitigation measures are available to reduce the impact to a less than significant level.

1.3.1 Impacts Found Not to Be Significant
 Aesthetics
 Energy
 Hydrology and Water Quality
 Land Use and Planning
 Population and Housing
 Public Services
 Recreation
 Utilities and Service Systems

1.3.2 Potentially Significant Adverse Impacts That Can Be Mitigated, Avoided, or Substantially Lessened
 Air Quality
 Cultural Historic Resources
 Geology and Soils
 Greenhouse Gas Emissions
 Noise
 Transportation
 Tribal Cultural Resources
A-9

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

1. Introduction

1.3.3 Significant and Unavoidable Impacts
 Air Quality
 Greenhouse Gas Emissions
 Noise
A-10
June 2025 Page 7

2. Mitigation Monitoring Process

2.1 MITIGATION MONITORING PROGRAM ORGANIZATION
Overall MMRP management is the responsibility of the City of Artesia. The City’s technical consultants (CEQA consultant, etc.) may perform related monitoring tasks under the direction of the environmental monitor (i.e., the qualified/professional expert in charge of monitoring and/or implementing mitigation) if they are contracted by the City.

2.1.1 City of Artesia
As the lead agency, the City is responsible for the review of all monitoring reports, enforcement actions, and document disposition. The City will rely on information provided by individual monitors (CEQA consultant, etc.) as accurate and up to date, and will field check mitigation measure status, as required.

2.1.2 Mitigation Monitoring Team
The mitigation monitoring team, consisting of the designated Project Manager (e.g., Community Development Director) and Technical Consultants (CEQA consultant, etc.) are responsible for monitoring implementation and compliance with all adopted mitigation measures and conditions of approval. A major portion of the team’s work will entail in-field monitoring and compliance report preparation. Implementation disputes are brought to the Project Manager, and any appeals would go to the City Manager and ultimately the City Council.

2.1.3 Monitoring Team
The following summarizes key positions in the MMRP and their respective functions:
 Project Manager. Responsible for coordination of mitigation monitoring team, technical consultants, report preparation, and overall program administration and document/report clearinghouse.  Construction Contractor. Responsible for coordination of mitigation monitoring team; technical consultants; report preparation; and implementation the monitoring program, including overall program administration, document/report clearinghouse, and first phase of dispute resolution.  Technical Consultants. Responsible for monitoring in respective areas of expertise (CEQA consultant, project engineer, noise analyst/specialist). Report directly to the Project Manager.

A-11

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

2. Mitigation Monitoring Process

2.1.4 Recognized Experts
The use of recognized experts on the monitoring team is required to ensure compliance with scientific and engineering mitigation measures. The mitigation monitoring team’s recognized experts assess compliance with required mitigation measures, and recognized experts from responsible agencies consult with the Project Manager regarding disputes.

2.2 DISPUTE RESOLUTION
If the monitoring team determines that a mitigation measure, in the opinion of the monitor, has not been implemented or has not been implemented correctly, the problem will be brought before the Project Manager for resolution. The decision of the Project Manager is final unless appealed to the City Manager. The Project Manager will have the authority to issue stop-work order until the dispute is resolved.

2.3 ENFORCEMENT
Public agencies may enforce conditions of approval through their existing police powers using stop-work orders, fines, infraction citations, revocation of approval/permits, or in some cases, notice of violation for tax purposes.

A-12
June 2025 Page 9

3. Mitigation Monitoring Requirements

3.1 PREMONITORING MEETING
A premonitoring meeting will be scheduled to review mitigation measures, implementation requirements, schedule conformance, and mitigation monitoring team responsibilities. At such meetings, the monitoring team rules are established, the entire mitigation monitoring program is presented, and any misunderstandings are resolved.

3.2 CATEGORIZED MITIGATION MEASURES/MATRIX
Project-specific mitigation measures have been categorized in matrix format, as shown in Table 1, Mitigation Monitoring Requirements. The matrix identifies the environmental factor, specific mitigation measures, schedule, and responsible monitor. The mitigation matrix will serve as the basis for scheduling the implementation of and compliance with all mitigation measures.

3.3 IN-FIELD MONITORING
Project monitors and technical subconsultants shall exercise caution and professional practices at all times when monitoring implementation of mitigation measures. Protective wear (e.g., hard hat, glasses) shall be worn at all times in construction areas. Injuries shall be immediately reported to the mitigation monitoring team.

3.4 DATABASE MANAGEMENT
All mitigation monitoring reports, letters, and memos shall be prepared utilizing electronic software, such as Microsoft Word, Adobe, etc.

3.5 COORDINATION WITH CONTRACTORS
The construction manager is responsible for coordination of contractors and for contractor completion of required mitigation measures.

3.6 LONG-TERM MONITORING
Long-term monitoring related to several mitigation measures will be required, including review of project plans to ensure compliance with the most recent versions of the California Building Code and California Fire Code.

Post-construction fire inspections are conducted on a routine basis by the City of Artesia Fire Department.

A-13

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

3. Mitigation Monitoring Requirements

This page intentionally left blank.

A-14

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

3. Mitigation Monitoring Requirements
June 2025 Page 11
Table 1 Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)

AIR QUALITY
AQ-1 Prior to discretionary approval by the City of Artesia for development projects subject to CEQA (California Environmental Quality Act) review (i.e., nonexempt projects), project applicants shall prepare and submit a technical assessment evaluating potential project construction-related air quality impacts to the City of Artesia Planning Division for review and approval. The evaluation shall be prepared in conformance with South Coast Air Quality Management District (South Coast AQMD) methodology for assessing air quality impacts. If construction-related criteria air pollutants are determined to have the potential to exceed the South Coast AQMD–adopted thresholds of significance, the City of Artesia Building & Safety Division shall require feasible mitigation measures to reduce air quality emissions. Potential measures shall be incorporated as conditions of approval for a project and may include, but are not limited to the following:
• Require fugitive dust control measures that exceed South Coast Air Quality Management District’s Rule 403, such as:
- Requiring use of nontoxic soil stabilizers to reduce wind erosion. - Applying water every four hours to active soil disturbing activities. - Tarping and/or maintaining a minimum of 24 inches of freeboard on trucks hauling dirt, sand, soil, or other loose materials.
• Using construction equipment rated by the United States Environmental Protection Agency as having Tier 4 interim or higher exhaust emission limits. • Ensuring construction equipment is properly serviced and maintained to the manufacturer’s standards.
• Limiting nonessential idling of construction equipment to no more than five consecutive minutes.
• Using Super-Compliant VOC paints for coating of architectural surfaces whenever possible. A list of Super-Compliant architectural coating manufactures can be found on the South Coast Air Quality Management District’s website at:
https://www.aqmd.gov/home/rules-compliance/compliance/vocs/architecturalcoatings/super-compliant-coatings.

These identified measures shall be incorporated into all appropriate construction documents (e.g., construction management plans) submitted to the City and shall be verified by the City’s Planning Department.

Future Project
Applicants
Prior to Discretionary
Approval
City of Artesia
Planning Department
A-15
I

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

3. Mitigation Monitoring Requirements

Table 1 Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)

CULTURAL RESOURCES
CUL-1 Historic Resources Assessment. Prior to the approval of a discretionary project proposed on a parcel(s) within the Artesia Downtown Specific Plan area that includes a building or structure more than 45 years old and that has not previously been evaluated for potential historic significance, the City shall require the project proponent to retain an architectural historian meeting the minimum professional qualifications standards (PQS) set forth by the Secretary of the Interior (codified in 36 Code of Federal Regulations [CFR] Part 61; 48 Federal Register 44738–44739) (Qualified Architectural Historian) to conduct a historic resources assessment of affected properties. The assessment shall include a records search at the South Central Coastal Information Center or review of a prior record search conducted within the previous one year; a review of other pertinent archives and sources; a pedestrian field survey; recordation of all identified historic architectural resources on California Department of Parks and Recreation (DPR) 523 forms; evaluation of resources which may be eligible for listing in the California Register (i.e., meets the definition for historical resource in CEQA Guidelines Section 15064.5[a]), and for local listing; and preparation of a technical report documenting the methods and results of the assessment for each future project facilitated by Artesia Downtown Specific Plan measures and actions.

If a historic architectural resource is found eligible by the Qualified Architectural Historian, then the Qualified Architectural Historian shall coordinate with the project proponent and City to ensure the project is constructed in conformance with the Secretary of the Interior’s Standards. All reports resulting from implementation of this measure shall be filed with the South Central Coastal Information Center (including but not limited to historic resources assessments and Secretary of the Interior’s Standards plan reviews). On the basis of this evaluation, if it is determined that the subject property contains a historic resource, Mitigation Measure CUL-2 shall be implemented.

Future Project
Applicants and
Qualified Cultural
Resources
Specialist
Prior to Discretionary
Approval
City of Artesia
Community
Development
Department
CUL-2 Avoidance or Minimization of Effects on Identified Historic Resources. If it is determined that the subject property contains a historic resource the project proponent shall consult with City staff to determine whether a project can be feasibly redesigned or modified to avoid significant adverse impacts on listed and identified eligible historic resource(s), including historic districts. If avoidance of historic resource(s) is not feasible, where feasibility is defined as “capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, legal, social, and technological factors,” the project proponent shall seek to reduce the effect on historic resource(s) to a less-thanFuture Project Applicants and
Professional
Archaeologist
Prior to Discretionary
Approval
City of Artesia
Community
Development
Department
A-16

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

3. Mitigation Monitoring Requirements
June 2025 Page 13
Table 1 Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
significant level pursuant to CEQA Guidelines Section 15364. Projects that conform to the Secretary of the Interior’s Standards for the Treatment of Historic Properties are considered to have a less-than-significant effect on historic architectural resources.

CUL-3 Cultural Resources Assessment. For discretionary projects that involve grounddisturbing activities during construction on areas within the Artesia Downtown Specific Plan area where no previous ground disturbance or excavation has occurred, or ground-disturbing activities would occur in native soil, a site-specific cultural resources study shall be completed prior to project approval. The study shall include records searches of the California Historical Resources Information System and the Sacred Lands File maintained by the Native American Heritage Commission. The records searches shall determine if the proposed project has been previously surveyed for archaeological resources, identify, and characterize the results of previous cultural resource surveys, and disclose any cultural resources that have been recorded and/or evaluated.

If the records search identifies a sensitivity for archaeological resources, an archaeological resources assessment shall be performed under the supervision of an archaeologist that meets the Secretary of the Interior’s Professional Qualification Standards (PQS) in either prehistoric or historic archaeology. If the archaeological assessment indicates the area to be of medium sensitivity for archaeological resources, an archaeologist who meets the PQS shall be retained on an on-call basis.

If the archaeological assessment indicated the area to be highly sensitive for archaeological resources, a qualified archaeologist shall monitor all ground-disturbing construction and pre-construction activities.

Future Project
Applicants and
Professional
Archaeologist
During GroundDisturbing ActivitiesCity of Artesia
Community
Development
Department
CUL-4 All Projects. If cultural resources are discovered during ground-disturbing activities, all ground-disturbing activities within 50 feet of the find shall be halted until a meeting is convened between the developer, archaeologist, tribal representatives, and the Director of the Community Development Department. At the meeting, the significance of the discoveries shall be discussed and after consultation with the tribal representatives, developer, and archaeologist, a decision shall be made, with the concurrence of the Director of the Community Development Department, as to the appropriate mitigation (documentation, recovery, avoidance, etc.) for the cultural resources.

Future Project
Applicants and
Professional
Archaeologist
During GroundDisturbing ActivitiesCity of Artesia
Community
Development
Department

GEOLOGY AND SOILS
A-17
I I

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

3. Mitigation Monitoring Requirements

Table 1 Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
GEO-1 Low-to-High Sensitivity. For discretionary projects that involve ground-disturbing activities during construction on areas within the Artesia Downtown Specific Plan area where no previous ground disturbance or excavation has occurred, or grounddisturbing activities would occur in native soil, the project applicant shall consult with a geologist or paleontologist to confirm the level of sensitivity for paleontological resources. If confirmed that underlying sediments may have moderate to high sensitivity, a qualified paleontologist shall be retained to develop and implement a Paleontological Resources Impact Mitigation Plan. The paleontologist shall have the authority to halt construction during ground disturbing activities as outlined in Mitigation Measure GEO-2.

Future Project
Applicants and
Licensed
Professional
Engineer
Prior to Issuance of a
Grading Permit and
during GroundDisturbing Activities
City of Artesia
Building and Safety
Department and
Community
Development
Department
GEO-2 All Projects. In the event of any fossil discovery, regardless of depth or geologic formation, ground disturbing activities shall halt within a 50-foot radius of the find until its significance can be determined by a qualified paleontologist. Significant fossils shall be recovered, prepared to the point of curation, identified by qualified experts, listed in a database to facilitate analysis, and deposited in a designated paleontological curation facility in accordance with the standards of the Society of Vertebrate Paleontology. The most likely repository is the Natural History Museum of Los Angeles County. The repository shall be identified, and a curatorial arrangement shall be signed as part of the Paleontological Impact Mitigation Plan (GEO-1) and prior to collection of the fossils.

Future Project
Applicants and
Certified
Paleontologist
Prior to Issuance of a
Grading Permit and
during GroundDisturbing Activities
City of Artesia
Community
Development
Department
A-18

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

3. Mitigation Monitoring Requirements
June 2025 Page 15
Table 1 Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)

GREENHOUSE GAS EMISSIONS
GHG-1 New development within the Artesia Downtown Specific Plan shall implement the following, voluntary provisions of the California Green Building Standards Code (CALGreen). The project applicant/developer(s) shall provide documentation (e.g., building plans) of implementation of the applicable voluntary measures to the City of Artesia Building and Safety Department prior to the issuance of building permits.

Residential Structures with Three or Fewer Stories. For residential land uses with three or fewer stories, the project developer(s) shall:
• Design and build condominium/townhouses dwellings that have an attached private garage to have a dedicated electric circuit to support electric vehicle charging, as outlined in the Residential Voluntary Measures of CALGreen, Division A4.1, Planning and Design, as outlined under Section A4.106.8.1.
• Design and build residential buildings to, at a minimum, meet the Tier 2 electric vehicle parking standards of the Residential Voluntary Measures of CALGreen, Division A4.1, Planning and Design, as outlined under Section A4.106.8.2.1.
• Design and build residential buildings to meet the short- and longterm bicycle parking standards of the Residential Voluntary Measures of CALGreen, Division A4.1, Planning and Design, as outlined under Section A4.106.9.
• Design and build residential buildings to meet energy efficiency requirements of the Residential Voluntary Measures of CALGreen, Division A4.2, Energy Efficiency, as outlined under Section A4.203.1.

Nonresidential Structures and Residential Structures with Four or More Stories. For nonresidential land uses and residential land uses that are four or more stories, the applicant/developer shall:
• Design and build structures to, at a minimum, meet the Tier 2 advanced energy efficiency requirements of the Nonresidential Voluntary Measures of CALGreen, Division A5.2, Energy Efficiency, as outlined under Section A5.203.1.2.2.
• For projects with off-street parking, design the proposed parking to provide parking for low-emitting, fuel-efficient, and carpool/van vehicles. At minimum, the number of preferential parking spaces shall Future Project
Applicants and City
of Artesia Public
Works and
Engineering
Department and
Community
Development
Department
Prior to Discretionary
Approval
City of Artesia
Community
Development
Department
A-19
I I

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

3. Mitigation Monitoring Requirements

Table 1 Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
equal the Tier 2 Nonresidential Voluntary Measures of CALGreen, Division A5.1, Planning and Design, Section A5.106.5.1.2. • For projects with off-street parking, design the proposed parking to provide electric vehicle (EV) charging stations. At minimum, the number of EV charging stations shall comply with the Tier 2 Nonresidential Voluntary Measures of CALGreen, Division A5.1, Planning and Design, Section A5.106.5.3.3 or Section A5.106.5.3.4.

GHG-2 For residential and nonresidential land use development projects, the project applicant/developer shall comply with the following:
• All major appliances (e.g., dishwashers, refrigerators, clothes washers and dryers, and water heaters) provided/installed shall be Energy Star certified or of equivalent energy efficiency where applicable.
• Installed water heaters shall meet a zero NOX emissions standard. • Installed central furnaces with a Rated Heat Input Capacity less than or equal to 2,000,000 British thermal units (Btu) per hour shall meet a zero NOX emissions standard.
• Installed fireplaces shall be electric-powered only.

Prior to the issuance of the certificate of occupancy, the City of Artesia Building and Safety Department shall verify implementation of these requirements.

Future Project
Applicants and City
of Artesia Public
Works and
Engineering
Department and
Community
Development
Department
Prior to Discretionary
Approval
City of Artesia
Community
Development
Department
GHG-3 For nonresidential land use development projects, prior to issuance of the certificate of occupancy, the property owner shall provide documentation to the City of Artesia Building and Safety Department demonstrating enrollment in a 100 percent carbonfree electricity energy plan, such as Southern California Edison’s Green Rate program, for proposed project building(s) when feasible. If a 100 percent carbon-free electricity plan is not available, the property owner shall enroll in an energy plan with the next highest carbon-free electricity until a 100 percent carbon-free electricity energy plan becomes available. Measures to achieve 100 percent carbon-free electricity use for the proposed project building(s) may include, but are not limited to, plans for 100 percent renewable electricity. If such carbon-free electricity energy plans are waitlisted, the property owner shall sign up onto the waiting list until such time a plan is available.

Future Project
Applicants and City
of Artesia Public
Works and
Engineering
Department and
Community
Development
Department
Prior to issuance of
the Certificate of
Occupancy
City of Artesia
Community
Development
Department
A-20

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

3. Mitigation Monitoring Requirements
June 2025 Page 17
Table 1 Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
NOISE
N-1 Prior to any construction activity such as grading, site prep or issuance of building permits, a note shall be provided on construction plans indicating that during construction activities and phasing the project applicant shall be responsible for requiring contractors to implement the following measures to limit construction-related noise to a performance standard of 80 dBA Leq at the property line of the nearest sensitive receptor:
• Per Section 5-2.06 of the Artesia Municipal Code, construction activity is limited to the daytime hours 7:00 a.m. and 7:00 p.m. on weekdays or at any time on Sunday or Federal holiday. If construction outside of these hours is necessary for construction of a project under the Specific Plan, construction noise shall be limited to the City of Artesia nighttime exterior and interior noise standards for residential uses of 50 dBA and 45 dBA, respectively.
• During the entire active construction period, equipment and trucks used for project construction shall utilize the best available noise control techniques (e.g., improved mufflers, use of intake silencers, ducts, engine enclosures, and acoustically attenuating shields or shrouds), wherever feasible. • Require that impact tools (e.g., jack hammers and hoe rams) be hydraulically or electrically powered wherever possible. Where the use of pneumatic tools is unavoidable, an exhaust muffler on the compressed air exhaust shall be used along with external noise jackets on the tools.
• Stationary equipment such as generators, air compressors shall be located as far as feasible from nearby noise-sensitive uses.
• Stockpiling shall be located as far as feasible from nearby noise-sensitive receptors.
• Construction traffic shall be limited—to the extent feasible—to approved haul routes established by the City.
• At least 10 days prior to the start of construction activities, a sign shall be posted at the entrance(s) to the job site, clearly visible to the public, that includes permitted construction days and hours, as well as the telephone numbers of the City’s and contractor’s authorized representatives that are assigned to respond in the event of a noise or vibration complaint. If the authorized contractor’s representative receives a complaint, he/she shall investigate, take appropriate corrective action, and report the action to the City.
• Signs shall be posted at the job site entrance(s), within the on-site construction zones, and along queueing lanes (if any) to reinforce the prohibition of Future Project
Applicants and
Construction
Contractor
Prior to Issuance of
Demolition, Grading,
and/or Building
Permits and During
Construction
Activities
City of Artesia
Community
Development
Department and
Building and Safety
Department
A-21
I I

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

3. Mitigation Monitoring Requirements

Table 1 Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)
unnecessary engine idling. All other equipment shall be turned off if not in use for more than 5 minutes.
• During the entire active construction period and to the extent feasible, the use of noise-producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only. The construction manager shall use smart backup alarms, which automatically adjust the alarm level based on the background noise level, or switch off back-up alarms and replace with human spotters in compliance with all safety requirements and laws.
• Erect temporary noise barriers, where feasible, when construction noise is predicted to exceed the noise standards after other measures have been considered, would occur at nighttime, or when the anticipated construction duration is greater than is typical (e.g., two years or greater).

N-2 Prior to issuance of a building permit for a project requiring pile driving during construction within 135 feet of fragile structures such as historical resources, 100 feet of non-engineered timber and masonry buildings (e.g., most residential buildings), or within 75 feet of engineered concrete and masonry (no plaster); or a vibratory roller within 25 feet of any structure, the project applicant shall prepare a noise and vibration analysis to assess and mitigate potential noise and vibration impacts related to these activities. This noise and vibration analysis shall be conducted by a qualified and experienced acoustical consultant or engineer. The vibration levels shall not exceed Federal Transit Administration (FTA) architectural damage thresholds (e.g., 0.12 in/sec PPV for fragile or historical resources, 0.2 in/sec PPV for non-engineered timber and masonry buildings, and 0.3 in/sec PPV for engineered concrete and masonry). If vibration levels would exceed this threshold, alternative uses such as static rollers and drilling piles as opposed to pile driving shall be used.

Future Project
Applicants and
Qualified Acoustical
Consultant
Prior to Issuance of a
Building Permit
City of Artesia
Community and
Development
Department and
Building and Safety
Department
A-22

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

3. Mitigation Monitoring Requirements
June 2025 Page 19
Table 1 Mitigation Monitoring Requirements
Mitigation Measure
Responsibility for
Implementation Timing
Responsibility for
Monitoring
Monitor
(Signature Required)
(Date of Compliance)

TRANSPORTATION
T-1 At the time of project entitlement, the project developer shall ensure the implementation of California Air Pollution Control Officer’s Association (CAPCOA) 2021 Handbook Transportation Demand Management (TDM) Program T-16. • T-16. Unbundle Residential Parking Costs from Property Cost According to the CAPCOA 2021 Handbook, “this measure will unbundle or separate a residential project’s parking costs from property costs, requiring those who wish to purchase parking spaces do so at an additional cost. On the assumption that parking costs are passed to the vehicle owners/drivers utilizing the parking spaces, this measure results in decreased vehicle ownership and, therefore, a reduction in VMT and GHG emissions.” It is assumed that qualifying residential project within the Specific Plan area will comply with the provisions of California Civil Code Section 1947.1 resulting from Assembly Bill 1317 (2023, Carillo), which requires residential developments of 16 or more units located in Los Angeles County to unbundle parking from the cost of rent. A cost of $25.00 per month, or $300.00 per year, per leased parking space, is assumed for analysis purposes. No action is required by the City of Artesia to implement this measure, as project developers would be required to comply with all applicable State laws as the time of project entitlement.

Future Project
Applicant
At the time of project
entitlement
City of Artesia
Community and
Development
Department
T-2 At the time of project operation, the developer shall and City shall continue to enforce California Air Pollution Control Officer’s Association (CAPCOA) 2021 Handbook Transportation Demand Management (TDM) Program T-24.
• T-24. Implement Market Price Public Parking (On-Street) According to the CAPCOA 2021 Handbook, “this measure will price all on-street parking in a given community. Increasing the costs of parking increases the total coast of driving to a location, incentivizing shifts to other modes and thus decreasing total VMT to and from the priced areas.” The City of Artesia currently provides priced on-street parking within the Specific Plan area, primarily along Pioneer Boulevard, 186th Street, and 187th Street. The City of Artesia should continue to implement the priced on-street parking which currently exists within the Specific Plan area.

Future Project
Applicant
During project
operation
City of Artesia
Community and
Development
Department
A-23
I I

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

3. Mitigation Monitoring Requirements

This page intentionally left blank.

A-24
June 2025 Page 21

4. Mitigation Monitoring Reports
Mitigation monitoring reports are required to document compliance with the Mitigation Monitoring Program and to resolve disputes. Specific reports include:
 Field Check Report
 Implementation Compliance Report
 Dispute/Enforcement Report

4.1 FIELD CHECK REPORT
Field check reports are required to record in-field compliance and conditions.

4.2 IMPLEMENTATION COMPLIANCE REPORT
The Implementation Compliance Report (ICR) is prepared to document the implementation of mitigation measures on a phased basis, based on the information in Table 3-1. The report summarizes implementation compliance, including mitigation measures, date completed, and monitor’s signature.

4.3 DISPUTE/ENFORCEMENT REPORT
The Dispute/Enforcement Report (DER) is prepared to document the outcome of the Project Manager or City Manager and becomes a portion of the ICR.

A-25

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

4. Mitigation Monitoring Reports

This page intentionally left blank.

A-26
June 2025 Page 23

5. Community Involvement
Monitoring reports are public documents and are available for review by the general public. Discrepancies in monitoring reports can be taken to the Project Manager or Community Development Director by the general public.

A-27

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

5. Community Involvement

This page intentionally left blank.

A-28
June 2025 Page 25

6. Report Preparation

6.1 LIST OF PREPARERS

6.1.1 City of Artesia, Planning Department
Salvador Lopez, Jr., Interim Community Development Director Art Bashmakian, Senior Project Manager
Karen Lee, Special Projects Manager

6.1.2 PlaceWorks
Addie Farrell, Managing Principal
Jennifer Kelley, Senior Associate
Itzeel Padilla, Project Planner
A-29

ARTESIA DOWNTOWN SPECIFIC PLAN MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF ARTESIA

6. Report Preparation

This page intentionally left blank.

A-30
Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 1 -

CEQA FINDINGS OF FACT AND STATEMENT OF OVERRIDING

CONSIDERATIONS

REGARDING THE FINAL ENVIRONMENTAL IMPACT REPORT

FOR THE ARTESIA DOWNTOWN SPECIFIC PLAN,
STATE CLEARINGHOUSE NO. 2024020999
I. SUMMARY OF FINDINGS
The Artesia City Council hereby finds that it has been presented with the Environmental Impact Report (EIR) for the proposed Artesia Downtown Specific Plan (proposed project), which it has reviewed and considered, and further finds that the EIR is an accurate and objective statement that has been completed in full compliance with the California Environmental Quality Act (CEQA) and the CEQA Guidelines. The City Council finds that the EIR reflects the independent judgment and analysis of the City. The City Council declares that no evidence of new significant impacts or any new information of “substantial importance,” as defined by CEQA Guidelines Section 15088.5, has been received by the City after circulation of the Draft EIR that would require recirculation. Therefore, the City Council hereby certifies the EIR based on the entirety of the record of proceedings, as further set forth in the accompanying resolution.

II. PROCEDURAL COMPLIANCE WITH CALIFORNIA ENVIRONMENTAL

QUALITY ACT
The EIR has been prepared in accordance with CEQA and the CEQA Guidelines, as amended. As authorized in CEQA Guidelines Section 15084(d)(2), the City retained a consultant (PlaceWorks) to assist with the preparation of the environmental documents. City staff from multiple departments, representing the lead agency, have directed, reviewed, and modified where appropriate all material prepared by the consultant. The EIR reflects the City’s independent analysis and judgement. The key milestones for preparation of the EIR are summarized below. Public involvement and agency notification efforts were conducted to solicit input on the scope and content of the EIR and to solicit comments on the results of the environmental analysis presented in the Draft EIR.

A. PUBLIC NOTIFICATION AND OUTREACH
In conformance with CEQA, the CEQA Guidelines, and the City of Artesia CEQA Guidelines, the City of Artesia conducted an extensive environmental review of the proposed project. This is in addition to a series of public workshops and events related to the development of the Downtown Artesia Specific Plan, which occurred simultaneous with EIR preparation. ▪ A Notice of Preparation (NOP) and Notice of Public Scoping Meeting was circulated on February 27, 2024, to state, regional, and local agencies, organizations, and individuals. The NOP was made available for a 30-day public review period beginning February 27,2024 and ending March 27, 2024.

Distribution included 30 agencies, surrounding school districts, City of Cerritos, City of Lakewood, City of Norwalk, and City of Bellflower
Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 2 -
▪ In compliance with AB 52 and SB 18, the City notified all the tribal representatives about the proposed project on February 27, 2024. No responses or requests for consultation were received from tribal representatives for the proposed project; however, the Gabrieleno Band of Mission Indians – Kizh Nation, requested notification for consultation on future project with the Plan Area.
▪ Copies of the NOP were made available for public review at City Hall located at 18747 Clarkdale Avenue, Artesia, CA 90701 , the City’s website at https://cityofartesia.us/522/Artesia-DowntownSpecific-Plan, the Governor’s Office of Land Use and Climate Innovation (LCI) State Clearinghouse website (CEQAnet), the Los Angeles County Clerk website and was published in the Los Cerritos Community News.
▪ An in-person public scoping meeting was held on March 4, 2024, from 6:00 pm to 7:00 pm at Albert O. Little Community Center, 18750 Clarkdale Avenue, Artesia, CA 90701. ▪ Three comment letters were received during the NOP public review period, and one comment letter was received during the public scoping meeting. (see Chapter 2, Introduction, Table 2-1, Summary of Scoping Comments Received, of the Draft EIR). Based on the scoping process, the primary areas of controversy known to the City included:
• Impacts to aesthetics, development standards, public safety, and circulation and access associated with future development of the proposed Southeast Gateway Line Branch Transit Station and associated parking garage in downtown Artesia. These concerns are related to the project components analyzed in the West Santa Ana Branch Transit Corridor Project EIR.

The proposed project’s components are discussed and or analyzed throughout this DEIR— Chapter 3, Project Description, Chapter 4, Environmental Setting, Section 5.1, Aesthetics, Section

5.11, Public Services (Police), and Section 5.14, Transportation, respectively. • Proposed land use changes and zoning updates—Sections 5.1, Aesthetics, 5.8, Land Use and Planning, and 5.13, Transportation.
• Concerns regarding development and/or redevelopment in areas that are traditionally and culturally affiliated with California Native American tribes—Section 5.14, Tribal Cultural Resources.
▪ The Draft EIR was made available for a 45-day public review period beginning February 28, 2025, and ending April 14, 2025. The Notice of Availability (NOA) for the Draft EIR was made available for public review at City Hall located at 18747 Clarkdale Avenue, Artesia, CA 90701 , the City’s website at https://cityofartesia.us/522/Artesia-Downtown-Specific-Plan, LCI’s State Clearinghouse website (CEQAnet) and the Los Angeles County Clerk website. ▪ During the 45-day public comment period, the Draft EIR was presented to the Artesia Planning Commission as an informational item at its regularly scheduled meeting on March 10, 2025.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 3 -
▪ A total of two comments (one from an agency and one from an organization) were received in response to the Draft EIR. Key issues raised included active transportation network, traffic, and design guidelines.
▪ The Final EIR, including responses to all comments received, was released on June 9, 2025. It was made available on the City’s website at https://cityofartesia.us/522/Artesia-Downtown-SpecificPlan for public access. Additionally, consistent with CEQA Guidelines Section 15088, notification of agency commenters were notified (via email) of its availability not less than10 days prior to certification of the Final EIR.
▪ In summary, the City conducted all required noticing and scoping for the proposed project in accordance with CEQA Guidelines Section 15083 of the, and conducted the public review for the Draft EIR, which exceeded the requirements of Section 15087 of the CEQA Guidelines.

B. FINAL ENVIRONMENTAL IMPACT REPORT AND CITY COUNCIL

PROCEEDINGS
The City prepared a Final EIR, including responses to comments on the Draft EIR. The Final EIR contains comments on the Draft EIR, responses to those comments, revisions to the Draft EIR, and appended documents. A total of two comment letters were received. The two comment letters were from one public agency and one organization. The letters received did not raise new environmental issues or meet the criteria in CEQA Guidelines Section 15088.5 requiring recirculation.

The Draft EIR found that prior to mitigation, implementation of the proposed project would result in potentially significant impacts to Cultural Resources (Impacts 5.3-1 and 5.3-2), Geology and Soils, Noise (Impact 5.9-3), Transportation (Impact 5.3-2), and Tribal Cultural Resources. However, mitigation measures were developed to avoid or reduce all of these impacts to levels considered less than significant. The Draft EIR also found that despite the implementation of recommended mitigation measures, impacts to Air Quality, Greenhouse Gas Emissions, and Noise (Impact 5.9-1) were significant and unavoidable. A Statement of Overriding Considerations was prepared for the Council’s consideration.

The Final EIR document was posted for viewing and download with the previously posted Draft EIR prior to the City’s consideration of the Final EIR and project recommendations on the City’s website.

A date for consideration of the Final EIR and project recommendations at the City Council was set for the proposed project, and notice of the meeting was provided consistent with the Brown Act (Government Code Sections 54950 et seq.).

C. RECORD OF PROCEEDINGS
For purposes of CEQA and these Findings, the Record of Proceedings for the proposed project consists of, at a minimum, the following documents and other evidence:
▪ The NOP, NOA, and all other public notices issued by the City in conjunction with the proposed project.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 4 -
▪ The Draft EIR and all supporting technical documentation, references, and appendices utilized therein.
▪ Final EIR including 2 written comments provided by agencies or members of the public during the public review comment period on the Draft EIR.
▪ The Final EIR including all responses to written comments submitted by agencies or members of the public during the public review comment period on the Draft EIR. ▪ All written and verbal public testimony presented during a noticed public hearing for the proposed project.
▪ The Mitigation Monitoring and Reporting Program.
▪ This Findings of Fact and Statement of Overriding Considerations. ▪ All documents including the Artesia Downtown Specific Plan, studies, EIRs, or other materials incorporated by reference in the Draft EIR and Final EIR. ▪ Matters of common knowledge to the City, including but not limited to federal, state, and local laws and regulations.
▪ Any documents expressly cited in these Findings.
▪ Any other relevant materials required to be in the record of proceedings by Public Resources Code Section 21167.6(e).

D. CUSTODIAN AND LOCATION OF RECORDS
The documents and other materials that constitute the administrative record for the City’s actions related to the proposed project are available at the Artesia City Hall, Planning Department, 18747 Clarkdale Avenue, Artesia, CA 90701. The City Planning Division is the custodian of the administrative record for the project. Copies of these documents, which constitute the record of proceedings, are and at all relevant times have been and will be available upon request at the offices of the Planning Division in the City’s Community Development Department. This information is provided in compliance with Public Resources Code Section 21081.6(a)(2) and Guidelines Section 15091(e).

E. PROJECT DESCRIPTION
The proposed project would implement new land use, zoning, and development standards to guide the scale of future development and growth in Artesia's Downtown district as the City prepares for the planned expansion of a new Metro light rail line (referred to as the Southeast Gateway Line) that will connect southeastern Los Angeles County communities, including Artesia, to Downtown Los Angeles.

The Final EIR for the Metro light rail line extension was certified April 2024. The new Metro light rail line extension is anticipated to connect to Pioneer Boulevard in 2035. While the Proposed Project does not include specific development projects at this time, the Artesia Downtown Specific Plan would establish goals and objectives, development standards, and implementation actions associated with land Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 5 -
use, mobility, and infrastructure and establish a transit-oriented plan that would provide new opportunities for housing, retail/commercial, and entertainment uses in Artesia’s Downtown district.

The proposed project would establish the necessary plans, development standards, regulations, infrastructure requirements, and implementation programs on which subsequent project-related development activities in the Specific Plan area would be based. The Specific Plan proposes land use and zoning changes that could facilitate the development of up to 1,981 housing units and 502,919 square feet of commercial space, including mixed uses and multifamily housing. In addition to residential land uses, the Specific Plan proposes nonresidential land uses, such as neighborhood parks and parking structures. Below is a discussion of components of the proposed project.

Land Use Plan: As shown in Figure 2, Proposed Zoning Districts, of the Draft EIR, the land use plan divides the proposed project site into six zoning districts. These distinct zoning districts would allow for a range of land uses and densities within a defined building envelope. The zones would also implement the City's urban design objectives for each part of the project site to establish and maintain attractive distinctions between each zone. The six zoning districts are:
▪ Downtown North. The Downtown North District would become the northern gateway and anchor to Downtown Artesia. This district would allow for higher density mixed-use development at 65 dwelling units per acre (du/ac). The southwest corner of this district would encompass approximately 5.5 acres and would allow 4- to 5-story mixed-use development and 2- and 3-story townhomes. Where the City owns property at the northwest corner of 183rd Street and Pioneer Boulevard, a public-private partnership is encouraged to develop a parking structure with groundfloor retail uses as well as potentially civic and/or community uses. The parking structure would serve visitors, residents, and employees as they travel to and from Downtown Artesia and SR-91 to the north. The post office at 183rd Street and Albertis Avenue is expected to remain. ▪ Pioneer Boulevard. The Pioneer Boulevard District encompasses 8.8. acres, fronts Pioneer Boulevard north of the future Metro Pioneer Boulevard light rail station, and in the center of Downtown Artesia. This area is composed of narrow parcels with continuous street frontage of one-story commercial establishments such as ethnically diverse restaurants, markets and jewelry shops. Although significant new development is not expected in this district, the district would allow for three-story buildings at 50 du/ac or 60 du/ac by utilizing the Downtown Density Bonus Program.
▪ Downtown South. The Downtown South District encompasses 23.1 acres and would become the southern gateway to Downtown Artesia and the City. This district would allow four- to sixstory mixed-use development at 75 du/ac and incorporate land uses such as ground-floor retail, a hotel, townhomes, and neighborhood parks for residents and visitors. A Metro parking structure is planned in the South Street Mixed District just south of the transit station. ▪ 188th Street/ Corby Avenue. The 188th Street/Corby Avenue District encompasses 4.6 acres and would be south of the future Metro Pioneer Boulevard light rail station; it presently includes residential and light industrial uses. This district would allow for residential uses such as duplex, triplex and townhomes at 65 du/ac and commercial office and retail in a horizontal mixed-use format.
▪ Downtown Neighborhood. The Downtown Neighborhood District encompasses 9.4 acres and would be in the residential west and east edges of the Downtown area along Corby Avenue and Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 6 -
Arline Avenue. The Downtown Neighborhood District would retain its residential character at 40 du/ac.
▪ Chateau Estates. The Le Belle Chateau Estates Mobile Home Park District encompasses 9.6 acres and sits at the southern edge of the project site. Although the proposed project would establish new development standards for the Chateau Estates District, the mobile home park use would be maintained in this district. The Chateau Estates District would retain its residential character at 11 du/ac.

Development Standards: The proposed project would establish development standards related to the physical form and design of both new and renovated buildings and properties in the project site.

Development standards would include requirements for site planning (i.e., setbacks from public rightsof-way and other structures); open space and landscaping standards; building mass, scale, and maximum heights; materials and finishes, parking and loading, and frontage design standards.

Mobility and Infrastructure: The proposed project includes mobility policies and standards reflective of a long-term vision to maximize accessibility of Downtown Artesia that is centered around the development of a transit-oriented community, enhancing first/last mile and complete street elements that dedicate space and amenities for people walking, bicycling, and accessing transit. The proposed project aims to complete the gaps in the bicycle network, enhance the pedestrian network, boost transportation options by adding micro-mobility, and adjust the parking network to manage the curb space for continuously changing needs and to construct parking structures at the edges of Downtown.

Additionally, the proposed project identifies improvements to the infrastructure system as a result of implementation of the Artesia Downtown Specific Plan with respect to water supply, sewage, and storm drainage.

Implementation Actions: The goals and objectives of the proposed project would be implemented through implementation policies and programs. The proposed project would establish the implementation process associated with the Specific Plan.

Incentives and Bonuses: Community benefits have been included as part of the proposed project, including a new Downtown Density Bonus program. Additional development potential in exchange for community benefits would be granted to applicants by the City Council, following policies and procedures adopted by the City of Artesia. Applicants utilizing the Downtown Density Bonus program would require a statutory development agreement with the City or a covenant between the City and developer.

Opportunity Sites: The proposed project includes buildout projections associated with the likely redevelopment of Opportunity Sites based on the anticipated levels of density and intensity for each land use category. The proposed project has identified 53 parcels within the Specific Plan area that could support future redevelopment (Redevelopment Opportunity Sites). Criteria for selecting these sites are described in detail in the Specific Plan. For purposes of analysis, this Draft EIR conservatively assumes redevelopment of the 53 Redevelopment Opportunity Sites using the by-right development standards.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 7 -
F. PROJECT OBJECTIVES
The proposed project would establish strategic land use designations to connect the community to housing, jobs, and recreation; create a connected business district to facilitate new economic opportunities, build a vibrant and scenic downtown reflective of a diverse community; beautify downtown through building design, landscape, and art; and enhance streetscapes to increase multimodal accessibility and safety. Objectives for the proposed project will aid decision makers in their review of the project and associated environmental impacts:

1. Provide strategic land use designations to connect the community to housing, jobs, and recreation.

2. Provide a connected business district to facilitate new economic opportunities.

3. Create a vibrant and scenic downtown reflective of a diverse community.

4. Beautification through building design, landscape, and art.

III. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS
A. INTRODUCTION
CEQA requires that a number of written findings be made by the lead agency in connection with certification of an EIR prior to approval of the project, pursuant to Sections 15091 and 15093 of the CEQA Guidelines and Section 21081 of the Public Resources Code. This document provides the findings required by CEQA. The potential environmental effects of the proposed project have been analyzed in a Draft EIR (State Clearinghouse [SCH] 2024020999). A Final EIR has also been prepared that incorporates the Draft EIR and comments received on the Draft EIR; responses to the individual comments; revisions to the Draft EIR, including any clarifications based on the comments and the responses to the comments; and the Mitigation Monitoring and Reporting Program (MMRP) for the proposed project. This document provides the findings required by CEQA for approval of the proposed project.

Statutory Requirements for Findings
CEQA (Pub. Res. Code Section 21000 et seq.) and the CEQA Guidelines (14 Ca. Code Regs Section 15000 et seq.) require that the environmental impacts of a project be examined before a project is approved. Specifically, regarding findings, Guidelines Section 15091 states:
(a) No public agency shall approve or carry out a project for which an EIR has been certified which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rationale for each finding. The possible findings are:

1. Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 8 -

2. Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency.

3. Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR.
(b) The findings required by subsection (a) shall be supported by substantial evidence in the record.
(c) The finding in subdivision (a)(2) shall not be made if the agency making the finding has concurrent jurisdiction with another agency to deal with identified feasible mitigation measures or alternatives. The finding in subsection (a)(3) shall describe the specific reasons for rejecting identified mitigation measures and project alternatives.
(d) When making the findings required in subdivision (a)(1), the agency shall also adopt a program for reporting on or monitoring the changes which it has either required in the project or made a condition of approval to avoid or substantially lessen significant environmental effects. These measures must be fully enforceable through permit conditions, agreements, or other measures. (e) The public agency shall specify the location and custodian of the documents or other material which constitute the record of the proceedings upon which its decision is based.
(f) A statement made pursuant to Section 15093 does not substitute for the findings required by this section.

The “changes or alterations” referred to in Section 15091(a)(1) that are required in or incorporated into the project to mitigate or avoid the significant environmental effects of the project may include a wide variety of measures or actions, as set forth in Guidelines Section 15370, including:
(a) Avoiding the impact altogether by not taking a certain action or parts of an action.
(b) Minimizing impacts by limiting the degree or magnitude of the action and its implementation.
(c) Rectifying the impact by repairing, rehabilitating, or restoring the impacted environment.
(d) Reducing or eliminating the impact over time by preservation and maintenance operations during the life of the action.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 9 -
(e) Compensating for the impact by replacing or providing substitute resources or environments, including through permanent protection of such resources in the form of conservation easements.

Section 21002 requires an agency to “avoid or substantially lessen” significant adverse environmental impacts. Thus, mitigation measures that “substantially lessen” significant environmental impacts— even if they cannot completely avoid those impacts—satisfy Section 21002’s mandate. “CEQA does not mandate the choice of the environmentally best feasible project if through the imposition of feasible mitigation measures alone the appropriate public agency has reduced environmental damage from a project to an acceptable level.” Laurel Hills Homeowners Assn. v. City Council (1978) 83 Cal.App.3d 515, 521. “There is no requirement that adverse impacts of a project be avoided completely or reduced to a level of insignificance . . . if such would render the project unfeasible.” Las Virgenes Homeowners Fed., Inc. v. County of Los Angeles (1986) 177 Cal. App. 3d 300, 309.

While CEQA requires that lead agencies adopt feasible mitigation measures or alternatives to substantially lessen or avoid significant environmental impacts, an agency need not adopt infeasible mitigation measures or alternatives. If “economic, social, or other conditions make it infeasible to mitigate one or more significant effects on the environment of a project, the project may nonetheless be carried out or approved at the discretion of a public agency” (Pub. Res. Code, Section 21002.1(c)); also, an “EIR is not required to consider alternatives which are infeasible” (Guidelines, Section 15126.6(a)).

CEQA defines “feasible” to mean “capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social, and technological factors” (Pub. Res. Code, Section 21061.1). The CEQA Guidelines add “legal” considerations as another indicia of feasibility (Section 15364). Project objectives also inform the determination of feasibility. Jones v. U.C. Regents (2010) 183 Cal. App. 4th 818, 828–829. “‘[F]easibility’ under CEQA encompasses ‘desirability’ to the extent that desirability is based on a reasonable balancing of the relevant economic, environmental, social, and technological factors.” City of Del Mar v. City of San Diego (1982) 133 Cal.App.3d 401, 417.
“Broader considerations of policy thus come into play when the decision making body is considering actual feasibility.” Sequoyah Hills Homeowners Assn. v. City of Oakland (1993) 23 Cal.App.4th 704, 715; Cal. Native Plant Soc’y v. City of Santa Cruz (2009) 177 Cal.App.4th 957, 1000.
“[E]conomic, legal, social, technological, or other considerations” may justify rejecting mitigation and alternatives as infeasible. (Pub. Res. Code, Section 21081(a)(3)) Environmental impacts that are less than significant do not require the imposition of mitigation measures. Leonoff v. Monterey County Board of Supervisors (1990) 222 Cal.App.3d 1337, 1347.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 10 -
The California Supreme Court has stated, “The wisdom of approving . . . any development project, a delicate task which requires a balancing of interests, is necessarily left to the sound discretion of the local officials and their constituents who are responsible for such decisions. The law as we interpret and apply it simply requires that those decisions be informed, and therefore balanced.” Citizens of Goleta Valley v. Board of Supervisors (1990) 52 Cal.3d 553, 576. In addition, perfection in a project or a project’s environmental alternatives is not required; rather, the requirement is that sufficient information be produced “to permit a reasonable choice of alternatives so far as environmental aspects are concerned.” Outside agencies (including courts) are not to “impose unreasonable extremes or to interject [themselves] within the area of discretion as to the choice of the action to be taken.” Residents Ad Hoc Stadium Com. v. Board of Trustees (1979) 89 Cal.App.3d 274, 287.

Findings of Fact
Having received, reviewed, and considered the Final EIR, as well as other information in the record of proceedings on this matter, the Artesia City Council adopts the following Findings of Fact in its capacity as the legislative body for the City of Artesia, which is the CEQA lead agency. The Findings establish the environmental and other bases for current and subsequent discretionary actions to be undertaken by the City for the implementation of the proposed project.

In addition, the Artesia Council hereby make findings pursuant to and in accordance with Section 21081 of the California Public Resources Code and CEQA Guidelines Sections 15090 and 15091 and hereby certifies that:
(1) Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant environmental effect as identified in the final EIR.
(2) Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency.
(3) Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR.

Environmental Impact Report and Discretionary Actions
The EIR addresses the direct, indirect, and cumulative environmental effects of construction and operation activities associated with the proposed project. The EIR provides the environmental information necessary for the City to make a final decision on the requested discretionary actions for all phases of this project. The EIR serves as the first-tier environmental analysis and encourages future projects to reuse data (through tiering) for a more streamlined process to support discretionary reviews and decisions by other responsible agencies.

Discretionary actions to be considered by the City may include, but are not limited to:

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 11 -
▪ Certification of the Artesia Downtown Specific Plan Environmental Impact Report (SCH No. 2024020999)
▪ Adoption of the Artesia Downtown Specific Plan
▪ Amendment to the City of Artesia Zoning Ordinance and Zoning Map ▪ Amendment to the City of Artesia General Plan
▪ Adoption of the Findings of Fact and Statement of Overriding Considerations ▪ Adoption of the Mitigation Monitoring Program, finding that the MMRP is adequately designed to ensure compliance with the mitigation measures during project implementation; and determine that the significant adverse effects of the project either have been reduced to an acceptable level, or are outweighed by the specific overriding considerations of the project as outlined in this CEQA Findings of Fact
Format
Section 15091 of the CEQA Guidelines requires that a lead agency make a finding for each significant effect for the project. This section summarizes the significant environmental impacts of the project, describes how these impacts are to be mitigated, and discusses various alternatives to the proposed project, which were developed in an effort to reduce the remaining significant environmental impacts. All impacts are considered potentially significant prior to mitigation unless otherwise stated in the findings.

This section is divided into the following subsections:

Section III B, Findings Regarding Environmental Impacts Not Requiring Mitigation, presents topical areas that would result in no impact or less than significant impacts in the Draft EIR.

Section III C, Findings on Significant Environmental Impacts That Can Be Reduced to Less Than Significant, presents significant impacts of the proposed project that were identified in the Draft EIR, the mitigation measures identified in the MMRP, and the rationales for the findings.

Section III D, Significant Unavoidable Impacts That Cannot Be Mitigated to Below the Level of Significance, presents significant unavoidable impacts of the proposed project that were identified in the Draft EIR, the mitigation measures identified in the MMRP, and the rationales for the findings.

Section IV, Alternatives to the Proposed Project, presents alternatives to the project and evaluates them in relation to the findings in Section 15091(a)(3) of the CEQA Guidelines, which allows a public agency to approve a project that would result in one or more significant environmental effects if the project alternatives are found to be infeasible because of specific economic, social, or other considerations.

Section V, Additional CEQA Considerations, presents additional CEQA considerations, including significant irreversible changes due to the proposed project and growth-inducing impacts of the proposed project.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 12 -
Section VI, Findings on Responses to Comments on the Draft EIR and Revisions to the Final EIR, presents the City’s findings on the responses to comments and revisions to Final EIR, and whether a recirculated Draft EIR is necessary.

Section VII, Statement of Overriding Considerations, presents a description of the proposed project’s significant and unavoidable adverse impacts and the justification for adopting a statement of overriding consideration.

Section VIII, Mitigation Monitoring Reporting Program, presents the Mitigation Monitoring and Reporting Program.

Section IX, Certification, identifies the requirements for certification of the EIR.

B. FINDINGS REGARDING ENVIRONMENTAL IMPACTS NOT REQUIRING

MITIGATION
Issues Deemed No Impact or Less Than Significant Impact Pursuant to CEQA Guidelines Section 15060(d) and 15063, which allow a lead agency to skip preparation of an Initial Study and begin work directly on the EIR process, an NOP was issued for the proposed project without an accompanying Initial Study.

Findings of “No Impact” and “Less Than Significant Impacts” Based on the environmental assessments in the Final EIR, the City determined that the proposed project would have no impact or less than significant impacts, including direct, indirect, and cumulative impacts, for the environmental issues summarized below. The rationale for this conclusion is based on the environmental evaluation in the listed topical EIR sections in Chapter 5, Environmental Analysis, of the Draft EIR, which includes Environmental Setting, Environmental Impacts, and Mitigation Measures.

The Draft EIR concluded that all or some of the impacts of the proposed project with respect to the following issues either will not be significant or will be reduced to below a level of significance by implementing project design features or existing plans, programs, and policies detailed in Chapter 5 of the Draft EIR. Those issues include the following topical areas in their entirety or portions thereof:

Aesthetics, Cultural Resources (Impact 5.3-3), Energy, Greenhouse Gas Emissions (Impact 5.6-2), Hydrology and Water Quality, Land Use and Planning, Noise (Impact 5.9-2), Population and Housing, Public Services, Recreation, Transportation (Impact 5.13-1, 5.13-3, and 5.13-4), and Utilities and Service Systems. CEQA Guidelines Section 15901 requires that an EIR not be certified for a project which has one or more significant environmental effects unless one of three possible findings is made for each significant effect. Since these environmental issue areas were determined to have no impact or a less than significant impact, the proposed project would have less than significant direct, indirect, and cumulative impacts, and no changes or alterations to the proposed project were required to avoid or substantially lessen any significant environmental impacts under these thresholds; therefore, no rationale for findings for these issues is required.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 13 -
C. FINDINGS OF SIGNIFICANT ENVIRONMENTAL IMPACTS THAT CAN BE

REDUCED TO A LESS THAN SIGNIFICANT LEVEL
The following summary describes impacts of the proposed project that, without mitigation, would result in significant adverse impacts. The City Council hereby finds that mitigation measures have been identified in the EIR that will avoid or substantially lessen the following potentially significant environmental impacts to a less than significant level. Upon implementation of the mitigation measures in the EIR, these impacts would be considered less than significant.

1. Cultural Resources
Impact 5.3-1: The project would not cause a substantial adverse change in the significance of a historical resource pursuant to section 15064.5. [Threshold C-1] The proposed project is a regulatory document that sets forth the framework for future growth and development within the project site and does not directly result in development. The adoption of the proposed project would not lead to the demolition or material alteration of any historic resources.

The project site contains the City’s downtown area, developed over the last century as a center for commercial uses around what was the original City commercial core on Pioneer Boulevard between 186th and 187th Streets. There are no officially State-designated historic sites in the City.

Notwithstanding, pursuant to Artesia Municipal Code (AMC), Title 5, Chapter 16, Designation of Local Historical Landmarks, the City Council may designate a building, landmark, or property as a local historical landmark. As identified in Table 5.3-1 of the Draft EIR, one resource in the project site is included in the Office of Historic Preservation (OHP) Built Environment Resources Directory (BERD) 2022 database.

Historic structures and sites that are potentially eligible for future historic resources listing may be subject to development activities associated with future infill, redevelopment, or revitalization that would be accommodated by land use and zoning changes facilitated by the proposed project. The placement of new buildings adjacent to a historic resource may result in indirect impacts to access, visibility, and visual context, and renovations or modifications to historic resources may deteriorate or destroy the characteristics that make those resources important or unique. Additionally, other buildings or structures that could meet the National Register or state designated criteria upon reaching 50 years of age might be impacted by development or redevelopment activity that would be accommodated by the proposed project. The Cultural and Historic Sub-element of the Artesia General Plan provides policies to protect cultural and historical resources within the City limits. Artesia Municipal Code (AMC) Title 5, Chapter 16, and Title 9, Chapter 2, provide regulations to protect cultural and historical resources in the City limits. Notwithstanding, impacts to historic resources are considered potentially significant.

Mitigation Measures
The following mitigation measures were included in the Draft EIR and the Final EIR in an abundance of caution and are applicable to the proposed project. The measures, as provided, include any revisions incorporated in the Final EIR.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 14 -
CUL-1 Historic Resources Assessment. Prior to the approval of a discretionary project proposed on a parcel(s) within the Artesia Downtown Specific Plan area that includes a building or structure more than 45 years old and that has not previously been evaluated for potential historic significance, the City shall require the project proponent to retain an architectural historian meeting the minimum professional qualifications standards (PQS) set forth by the Secretary of the Interior (codified in 36 Code of Federal Regulations [CFR] Part 61; 48 Federal Register 44738–44739) (Qualified Architectural Historian) to conduct a historic resources assessment of affected properties. The assessment shall include a records search at the South Central Coastal Information Center or review of a prior record search conducted within the previous one year; a review of other pertinent archives and sources; a pedestrian field survey; recordation of all identified historic architectural resources on California Department of Parks and Recreation (DPR) 523 forms; evaluation of resources which may be eligible for listing in the California Register (i.e., meets the definition for historical resource in CEQA Guidelines Section 15064.5[a]), and for local listing; and preparation of a technical report documenting the methods and results of the assessment for each future project facilitated by Artesia Downtown Specific Plan measures and actions.

If a historic architectural resource is found eligible by the Qualified Architectural Historian, then the Qualified Architectural Historian shall coordinate with the project proponent and City to ensure the project is constructed in conformance with the Secretary of the Interior’s Standards. All reports resulting from implementation of this measure shall be filed with the South Central Coastal Information Center (including but not limited to historic resources assessments and Secretary of the Interior’s Standards plan reviews). On the basis of this evaluation, if it is determined that the subject property contains a historic resource, Mitigation Measure CUL-2 shall be implemented.

CUL-2 Avoidance or Minimization of Effects on Identified Historic Resources. If it is determined that the subject property contains a historic resource the project proponent shall consult with City staff to determine whether a project can be feasibly redesigned or modified to avoid significant adverse impacts on listed and identified eligible historic resource(s), including historic districts. If avoidance of historic resource(s) is not feasible, where feasibility is defined as “capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, legal, social, and technological factors,” the project proponent shall seek to reduce the effect on historic resource(s) to a less-thansignificant level pursuant to CEQA Guidelines Section 15364. Projects that conform to the Secretary of the Interior’s Standards for the Treatment of Historic Properties are considered to have a less-than-significant effect on historic architectural resources.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 15 -
Finding
Changes or alterations have been required in, or incorporated into, the proposed project that avoid or substantially lessen the significant environmental effect as identified in the Draft EIR. These changes are identified in the form of the mitigation measures above. The City of Artesia hereby finds that implementation of the mitigation measures is feasible, and the measures are therefore adopted.

Rationale for Finding
Policies incorporated into the proposed project and Mitigation Measures CUL-1 and CUL-2 would require specific measures to identify, protect, and preserve cultural resources, such as identifying buildings of historic significance prior to discretionary approval. If a building has the potential for historic significance, a historic resources assessment would be conducted to reduce potential impacts associated with historic resources to a level that is less than significant. Therefore, no significant adverse impacts relating to historic resources have been identified (Draft PEIR pg. 5.3-8).

Impact 5.3-2: The project would not cause a substantial adverse change in the significance of an archaeological resource pursuant to section 15064.5 [Threshold C-2] The entire project site is in a heavily urbanized area and has been subject to disturbance by past development. However, the project site has not been subjected to any previous archaeological studies; consequently, the cultural resource sensitivity of the project site is unknown and could vary significantly depending on the exact location of future redevelopment projects. The past discovery of Native American artifacts in neighboring cities (i.e., city of Lakewood) and the potential presence in the City of unknown artifacts that may have archaeological importance, contribute to the City’s recognition of the importance of preserving cultural resources. Thus, there is a potential for archaeological resources to be present in the project site. Therefore, proposed land use and zoning changes that could facilitate future redevelopment resulting in ground-disturbing activities, such as grading or excavation, have the potential to unearth undocumented subsurface archaeological resources. Therefore, impacts would be potentially significant.

Mitigation Measures
The following mitigation measures were included in the Draft EIR and the Final EIR in an abundance of caution and are applicable to the proposed project..

CUL-3 Cultural Resources Assessment. For discretionary projects that involve grounddisturbing activities during construction on areas within the Artesia Downtown Specific Plan area where no previous ground disturbance or excavation has occurred, or ground-disturbing activities would occur in native soil, a site-specific cultural resources study shall be completed prior to project approval. The study shall include records searches of the California Historical Resources Information System and the Sacred Lands File maintained by the Native American Heritage Commission. The records searches shall determine if the proposed project has been previously surveyed for archaeological resources, identify, and characterize the results of previous cultural Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 16 -
resource surveys, and disclose any cultural resources that have been recorded and/or evaluated.

If the records search identifies a sensitivity for archaeological resources, an archaeological resources assessment shall be performed under the supervision of an archaeologist that meets the Secretary of the Interior’s Professional Qualification Standards (PQS) in either prehistoric or historic archaeology. If the archaeological assessment indicates the area to be of medium sensitivity for archaeological resources, an archaeologist who meets the PQS shall be retained on an on-call basis.

If the archaeological assessment indicated the area to be highly sensitive for archaeological resources, a qualified archaeologist shall monitor all ground-disturbing construction and pre-construction activities.

CUL-4 All Projects. If cultural resources are discovered during ground-disturbing activities, all ground-disturbing activities within 50 feet of the find shall be halted until a meeting is convened between the developer, archaeologist, tribal representatives, and the Director of the Community Development Department. At the meeting, the significance of the discoveries shall be discussed and after consultation with the tribal representatives, developer, and archaeologist, a decision shall be made, with the concurrence of the Director of the Community Development Department, as to the appropriate mitigation (documentation, recovery, avoidance, etc.) for the cultural resources.

Finding
Changes or alterations have been required in, or incorporated into, the proposed project that avoid or substantially lessen the significant environmental effect as identified in the Draft EIR. These changes are identified in the form of the mitigation measures above. The City of Artesia hereby finds that implementation of the mitigation measures is feasible, and the measures are therefore adopted.

Rationale for Finding
Policies incorporated into the proposed project and Mitigation Measures CUL-3 and CUL-4 would require specific measures to identify, protect, and preserve cultural resources, such as conducting sitespecific archeological resources studies, monitoring earth-disturbing activities, and evaluating and recovering cultural resources found during construction activities. Mitigation Measures CUL-3 and CUL-4 would reduce potential impacts associated with archaeological resources to a level that is less than significant by avoiding or recovering the archaeological resource(s). It should be noted that the identification of this program-level impact does not preclude the finding of less-than-significant impacts for subsequent projects analyzed at the project level. Therefore, no significant adverse impacts relating to archaeological resources have been identified. (Draft PEIR pg. 5.3-9).

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 17 -

2. Geology and Soils
Impact 5.5-1: Would the Project directly or indirectly destroy a unique paleontological resource or unique geologic feature? [Threshold G-6]
Paleontological resources are recognized as nonrenewable resources and therefore receive protection under the California Public Resources Code and CEQA. According to the records search, no known fossil localities lie in the project site itself, but there are fossil localities nearby from the same sedimentary deposits that may occur in the project site, either at the surface or at depth. The city is in the alluvial plain of the San Gabriel River, which consists primarily of rocks, sand, and soil from the mountains to the north. The soils underlying Artesia are younger alluvium, consisting predominantly of marine and non-marine sand and silt. Given the geology of the City, it is unlikely that future development resulting from the proposed project would encounter unique paleontological resources.

In addition, the future development sites have already been subject to extensive ground disturbance and/or development. As such, any paleontological resources that may have existed within the City have likely been disturbed.

However, grading and construction activities in undeveloped areas or redevelopment that requires more intensive soil excavation than in the past could potentially disturb paleontological resources.

Long-term implementation of the proposed project could allow development, including grading, of known and unknown sensitive areas. Therefore, future development accommodated by the proposed project could potentially unearth previously unrecorded resources. As such, it is recommended that a paleontological assessment be conducted by a paleontologist on a project-by-project basis and implement applicable thresholds and mitigation measures. All development would be subject to compliance with the established federal, State, and local regulatory framework concerning protection of paleontological resources. Implementation of Mitigation Measure GEO-1 would require evaluating paleontological sensitivities prior to grading, and GEO-2 dictates the required process in the event of fossil discovery.

Mitigation Measures
The following mitigation measures were included in the Draft EIR and the Final EIR in an abundance of caution and are applicable to the proposed project.

GEO-1 Low-to-High Sensitivity. Prior to issuance of a grading permit for projects that involve ground disturbance in previously undisturbed areas mapped with “low-tohigh” potential for paleontological sensitivity the project applicant shall consult with a geologist or paleontologist to confirm the level of sensitivity for paleontological resources. If confirmed that underlying sediments may have moderate to high sensitivity, a qualified paleontologist shall be retained to develop and implement a Paleontological Resources Impact Mitigation Plan. The paleontologist shall have the authority to halt construction during ground disturbing activities as outlined in Mitigation Measure GEO-2.

GEO-2 All Projects. In the event of any fossil discovery, regardless of depth or geologic formation, ground disturbing activities shall halt within a 50-foot radius of the find Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 18 -
until its significance can be determined by a qualified paleontologist. Significant fossils shall be recovered, prepared to the point of curation, identified by qualified experts, listed in a database to facilitate analysis, and deposited in a designated paleontological curation facility in accordance with the standards of the Society of Vertebrate Paleontology. The most likely repository is the Natural History Museum of Los Angeles County. The repository shall be identified, and a curatorial arrangement shall be signed as part of the Paleontological Impact Mitigation Plan (GEO-1) and prior to collection of the fossils.

Finding
Changes or alterations have been required in, or incorporated into, the proposed project that avoid or substantially lessen the significant environmental effect as identified in the Draft EIR. These changes are identified in the form of the mitigation measures above. The City of Artesia hereby finds that implementation of the mitigation measures is feasible, and the measures are therefore adopted.

Rationale for Finding
Mitigation Measures GEO-1 and GEO-2 prescribe requirements for monitoring based on the sensitivity of sites for paleontological resources. Under GEO-1, areas that range from high to low sensitivity are required to prepare a Paleontological Resources Monitoring and Mitigation Plan. It should be noted that the identification of this program-level impact does not preclude the finding of less-than-significant impacts for subsequent projects analyzed at the project level. With adherence to mitigation measures GEO-1 and GEO-2, Impact 5.5-1 would be less than significant. (Draft PEIR pg.

5.5-6)

3. Noise
Impact 5.9-2: The project would create groundborne construction vibration that could exceed standards. [Threshold N-2]
Construction Vibration Impacts
Construction activity at project sites in the Specific Plan area would generate varying degrees of ground vibration, depending on the construction procedures and equipment. Operation of construction equipment generates vibrations that spread through the ground and diminish with distance from the source. The effect on buildings in the vicinity of the construction site varies depending on soil type, ground strata, and receptor-building construction. The results from vibration can range from no perceptible effects at the lowest vibration levels, to low rumbling sounds and perceptible vibrations at moderate levels, to slight structural damage at the highest levels. Vibration from construction activities rarely reaches the levels that can damage structures but can achieve the audible and perceptible ranges in buildings close to the construction site. However, groundborne vibration is almost never annoying to people who are outdoors, so it is usually evaluated in terms of indoor receivers. As shown in Draft EIR page 5.9-26, Table 5.9-10, Vibration Levels for Construction Equipment, , lists reference vibration levels for construction equipment.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 19 -
Vibration generated by construction equipment has the potential to be substantial, since it has the potential to exceed the FTA criteria for human annoyance architectural damage thresholds shown in Tables 5.9-3 (e.g., 0.2 in/sec PPV for non-engineered timber and masonry buildings such as most residences) and 5.9-4 of the Draft EIR (e.g., 80 VdB for infrequent events at buildings where people normally sleep). Construction details and equipment for future project-level developments under the Specific Plan are not known at this time but may cause vibration impacts. Therefore, this would be considered a potentially significant impact.

Operational Vibration Impacts
The Specific Plan proposes land use and zoning changes that could facilitate the development of up to 1,981 housing units and 502,919 square feet of commercial space, including mixed uses and multifamily housing. In addition to residential land uses, the Specific Plan proposes nonresidential land uses, such as neighborhood parks and parking structures. These proposed land uses would not be associated with substantial operational vibration and, therefore, this impact would be less than significant.

Mitigation Measures
The following mitigation measure was included in the Draft EIR and the Final EIR in an abundance of caution and is applicable to the proposed project. The measure as provided includes any revisions incorporated in the Final EIR.

N-2 Prior to issuance of a building permit for a project requiring pile driving during construction within 135 feet of fragile structures such as historical resources, 100 feet of non-engineered timber and masonry buildings (e.g., most residential buildings), or within 75 feet of engineered concrete and masonry (no plaster); or a vibratory roller within 25 feet of any structure, the project applicant shall prepare a noise and vibration analysis to assess and mitigate potential noise and vibration impacts related to these activities. This noise and vibration analysis shall be conducted by a qualified and experienced acoustical consultant or engineer. The vibration levels shall not exceed Federal Transit Administration (FTA) architectural damage thresholds (e.g., 0.12 inches per second [in/sec’ peak particle velocity [PPV] for fragile or historical resources, 0.2 in/sec PPV for non-engineered timber and masonry buildings, and 0.3 in/sec PPV for engineered concrete and masonry). If vibration levels would exceed this threshold, alternative uses such as static rollers and drilling piles, as opposed to pile driving, shall be used.

Finding
Changes or alterations have been required in, or incorporated into, the proposed project that avoid or substantially lessen the significant environmental effect as identified in the Draft EIR. These changes are identified in the form of the mitigation measures above. The City of Artesia hereby finds that implementation of the mitigation measures is feasible, and the measures are therefore adopted.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 20 -
Rationale for Finding
Policies in the proposed project as well as Mitigation Measure N-2 would reduce potential impacts associated with vibration to a level that is less than significant. It should be noted that the identification of this program-level impact does not preclude the finding of less-than-significant impacts for subsequent projects analyzed at the project level. Therefore, no significant unavoidable adverse impacts relating to vibration have been identified. (Draft PEIR pg. 5.9.26)

4. Transportation
Impact 5.13-2: The project would conflict with or be inconsistent with CEQA Guidelines Section 15064.3(b). [Threshold T-2]
As identified in the County Guidelines, some project types and sizes have been identified as having the presumption of a less-than-significant vehicle miles traveled (VMT) impact. The proposed project does not meet the any of the screening criteria. Thus, a detailed VMT analysis was prepared and the following model scenarios were utilized:
▪ Baseline Year 2016 Conditions
▪ Year 2016 With Project Conditions
▪ Baseline Cumulative Year 2045 Conditions
▪ Cumulative Year 2045 With Project Conditions
The project-generated VMT per service population was interpolated between years 2016 and 2045 to reflect year 2024 existing conditions. The proposed project is forecast to generate 26.33 VMT per service population in year 2024, which exceeds the threshold of 25.63 VMT per service population.

The proposed project is therefore expected to result in a significant project-level VMT impact.

Mitigation measures will be required to reduce the VMT impact to less-than-significant levels. The project-generated VMT per service population, impact threshold, and percentage reduction required (if any) under year 2024 conditions are summarized in Draft EIR page 5.13-28, Table 5.13-4, Project VMT Impacts.

The proposed project is assumed to be consistent with the SCAG RTP/SCS due to the Specific Plan area’s proposed density and proximity to the future Metro Southeast Gateway Line Pioneer Station, which are expected to contribute towards achieving the State’s VMT and GHG reduction goals. The proposed project is forecast to generate 23.54 VMT per service population in the year 2045, which is below the threshold of 23.69 VMT per service population. The proposed project is therefore expected to result in a less-than-significant cumulative VMT impact. The project-generated VMT per service population and VMT impact threshold under year 2045 conditions are shown in Draft EIR page 5.13- 28, Table 5.13-5, Cumulative Project VMT Impact.

Mitigation Measure
The following mitigation measures were included in the Draft EIR and the Final EIR in an abundance of caution and are applicable to the proposed project. The measures as provided include any revisions incorporated in the Final EIR.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 21 -
T-1 At the time of project entitlement, the project developer shall ensure the implementation of California Air Pollution Control Officer’s Association (CAPCOA) 2021 Handbook Transportation Demand Management (TDM) Program T-16. ▪ T-16. Unbundle Residential Parking Costs from Property Cost According to the CAPCOA 2021 Handbook, “this measure will unbundle or separate a residential project’s parking costs from property costs, requiring those who wish to purchase parking spaces do so at an additional cost. On the assumption that parking costs are passed to the vehicle owners/drivers utilizing the parking spaces, this measure results in decreased vehicle ownership and, therefore, a reduction in VMT and GHG emissions.” It is assumed that qualifying residential projects within the Specific Plan area will comply with the provisions of California Civil Code Section 1947.1 resulting from Assembly Bill 1317 (2023, Carillo), which requires residential developments of 16 or more units located in Los Angeles County to unbundle parking from the cost of rent. A cost of $25.00 per month, or $300.00 per year, per leased parking space, is assumed for analysis purposes. No action is required by the City of Artesia to implement this measure, as project developers would be required to comply with all applicable State laws as the time of project entitlement.

T-2 At the time of project operation, the developer and City shall continue to enforce California Air Pollution Control Officer’s Association (CAPCOA) 2021 Handbook Transportation Demand Management (TDM) Program T-24.
▪ T-24. Implement Market Price Public Parking (On-Street) According to the CAPCOA 2021 Handbook, “this measure will price all on-street parking in a given community. Increasing the costs of parking increases the total coast of driving to a location, incentivizing shifts to other modes and thus decreasing total VMT to and from the priced areas.” The City of Artesia currently provides priced on-street parking within the Specific Plan area, primarily along Pioneer Boulevard, 186th Street, and 187th Street. The City of Artesia should continue to implement the priced on-street parking that currently exists in the Specific Plan area.

Finding
Changes or alterations have been required in, or incorporated into, the proposed project that avoid or substantially lessen the significant environmental effect as identified in the Draft EIR. These changes are identified in the form of the mitigation measures above. The City of Artesia hereby finds that implementation of the mitigation measures is feasible, and the measures are therefore adopted.

Rationale for Finding
Policies in the proposed project as well as Mitigation Measures T-1 and T-2 would reduce potential impacts associated with VMT to a level that is less than significant. It should be noted that the identification of this program-level impact does not preclude the finding of less-than-significant Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 22 -
impacts for subsequent projects analyzed at the project level. Therefore, no significant unavoidable adverse impacts relating to noise have been identified. (Draft PEIR pg. 5.13-31)

5. Tribal Cultural Resources
Impact 5.14-1: The proposed project would cause a substantial adverse change in the significance of a tribal cultural resource that is 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 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. [Thresholds TCR-1.i and TCR-1.ii]
There are no known listed or eligible tribal cultural resources within the project site, based on record search reviews. However, the Sacred Lands File search conducted by the Native American Heritage Commission (NAHC) did indicate a positive result for the potential to encounter tribal cultural resources during ground disturbing activities. The proposed project is a regulatory document that sets forth the framework for future growth and development within the project site and does not directly result in development. The adoption of the proposed project would not lead to the demolition or material alteration of any tribal cultural resources. Nonetheless, there is potential for subsurface tribal resources to be present within the project site. Although there is low potential for the project’s grounddisturbing activities to encounter tribal cultural resources, due to the extent of on-site ground disturbances from previous development and the area’s urbanized nature, ground-disturbing activities, such as grading or excavation, associated with buildout facilitated by the proposed project, could have the potential to unearth undocumented subsurface tribal cultural resources. Therefore, impacts would be potentially significant.

Mitigation Measures
The following mitigation measures were included in the Draft EIR and the Final EIR in an abundance of caution and are applicable to the proposed project. The measures, as provided, include any revisions incorporated in the Final EIR.

CUL-3 Cultural Resources Assessment. For discretionary projects that involve grounddisturbing activities during construction on areas within the Artesia Downtown Specific Plan area where no previous ground disturbance or excavation has occurred, or ground-disturbing activities would occur in native soil, a site-specific cultural resources study shall be completed prior to project approval. The study shall include records searches of the California Historical Resources Information System and the Sacred Lands File maintained by the Native American Heritage Commission. The records searches shall determine if the proposed project has been previously surveyed for archaeological resources, identify, and characterize the results of previous cultural resource surveys, and disclose any cultural resources that have been recorded and/or evaluated.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 23 -
If the records search identifies a sensitivity for archaeological resources, an archaeological resources assessment shall be performed under the supervision of an archaeologist that meets the Secretary of the Interior’s Professional Qualification Standards (PQS) in either prehistoric or historic archaeology. If the archaeological assessment indicates the area to be of medium sensitivity for archaeological resources, an archaeologist who meets the PQS shall be retained on an on-call basis.

If the archaeological assessment indicated the area to be highly sensitive for archaeological resources, a qualified archaeologist shall monitor all ground-disturbing construction and pre-construction activities.

CUL-4 All Projects. If cultural resources are discovered during ground-disturbing activities, all ground-disturbing activities within 50 feet of the find shall be halted until a meeting is convened between the developer, archaeologist, tribal representatives, and the Director of the Community Development Department. At the meeting, the significance of the discoveries shall be discussed and after consultation with the tribal representatives, developer, and archaeologist, a decision shall be made, with the concurrence of the Director of the Community Development Department, as to the appropriate mitigation (documentation, recovery, avoidance, etc.) for the cultural resources.

Finding
Changes or alterations have been required in, or incorporated into, the proposed project that avoid or substantially lessen the significant environmental effect as identified in the Draft EIR. These changes are identified in the form of the mitigation measures above. The City of Artesia hereby finds that implementation of the mitigation measures is feasible, and the measures are therefore adopted.

Rationale for Finding
Policies in the proposed project as well as Mitigation Measures CUL-3 and CUL-4 would reduce potential impacts associated with tribal cultural resources to a level that is less than significant. It should be noted that the identification of this program-level impact does not preclude the finding of less-thansignificant impacts for subsequent projects analyzed at the project level. Therefore, no significant unavoidable adverse impacts relating to tribal cultural resources have been identified. (Draft PEIR pg.

5.14-8).

D. SIGNIFICANT AND UNAVOIDABLE IMPACTS THAT CANNOT BE

MITIGATED TO BELOW THE LEVEL OF SIGNIFICANCE
The following summary describes the unavoidable adverse impact of the proposed project where either mitigation measures were found to be infeasible, or the mitigation measures are under the control of another agency. The following impacts would remain significant and unavoidable.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 24 -

1. Air Quality
Impact 5.2-1: The proposed project would conflict with or obstruct implementation of the applicable air quality plans of the South Coast Air Quality Management District (South Coast AQMD).[Threshold AQ-1]
The South Coast Air Quality Management District (AQMD) is directly responsible for reducing emissions from area, stationary, and mobile sources in the South Coast Air Basin (SoCAB) to achieve the National and California Ambient Air Quality Standards (AAQS) and has responded to this requirement by preparing an air quality management plan (AQMP). The South Coast AQMD Governing Board adopted the 2022 AQMP, which is a regional and multiagency effort (South Coast AQMD, California Air Resources Board, Southern California Association of Governments (SCAG), and the EPA).

A consistency determination with the AQMP plays an important role in local agency project review by linking local planning and individual projects to the AQMP. It fulfills the CEQA goal of informing decision makers of the environmental efforts of the project under consideration early enough to ensure that air quality concerns are fully addressed. It also provides the local agency with ongoing information as to whether they are contributing to the clean air goals in the AQMP.

The two principal criteria for conformance with an AQMP are:

1. Whether the project would exceed the assumptions in the AQMP.

2. Whether the project would result in an increase in the frequency or severity of existing air quality violations, cause or contribute to new violations, or delay timeline attainment of air quality standards.

SCAG is South Coast AQMD’s partner in the preparation of the AQMP, providing the latest economic and demographic forecasts and developing transportation measures. Regional population, housing, and employment projects developed by SCAG are based, in part, on general plan land use designations.

These projections form the foundation for the emissions inventory of the AQMP.

Criterion 1
CEQA Guidelines Section 15206(b) states that a proposed project is of statewide, regional, or areawide significance if the project is a residential development or more than 500 dwelling units or a commercial office building of 250,000 square feet or more or that employs 1,000 or more employees.

The proposed project would introduce a net increase of approximately 1,962 new dwelling units.

Therefore, it is a project of statewide, regional, or area-wide significance. The anticipated net population growth of 6,868 residents and 56 jobs associated with the proposed project would be within the assumed population growth and forecast numbers of jobs under SCAG projections for the City.

Thus, implementation of the proposed project would not substantially affect demographic projections beyond what is accounted for in the AQMP. Therefore, the proposed project would not be considered inconsistent with the AQMP under the first criterion.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 25 -
Criterion 2
The SoCAB is designated nonattainment for O3 and PM2.5 under the California and National AAQS, nonattainment for PM10 under the California AAQS, and nonattainment for lead (Los Angeles County only) under the National AAQS (CARB 2024a). As evaluated under DEIR Impact 5.2-3, the proposed project would generate long-term emissions of criteria air pollutants that would exceed South Coast AQMD’s regional operation-phase significance thresholds, which were established to determine whether a project has the potential to cumulatively contribute to the SoCAB’s nonattainment designations. Thus, implementation of the proposed project would result in an increase in the frequency or severity of existing air quality violations; cause or contribute to new violations; or delay timely attainment of the AAQS. Therefore, overall, the proposed project would be considered inconsistent with the AQMP under the second criterion.

Summary
The projected net growth resulting from implementation of the proposed project would be within the forecast growth for the City. However, the estimated long-term emissions generated under full buildout of the proposed project would exceed the South Coast AQMD’s regional operational significance thresholds and would cumulatively contribute to the nonattainment designations in the SoCAB.

Therefore, the proposed project would be considered inconsistent with the AQMP, and impacts are considered potentially significant.

Mitigation Measures
The following mitigation measures were included in the Draft EIR and the Final EIR in an abundance of caution and are applicable to the proposed project. The measures as provided include any revisions incorporated in the Final EIR.

Mitigation Measures GHG-1 through GHG-3 from Section 5.6, Greenhouse Gas Emissions, of the Draft EIR apply and would contribute to reduce mobile-source, area-source, and energy sector criteria air pollutant emissions of the proposed project.

GHG-1 New development within the Artesia Downtown Specific Plan shall implement the following, voluntary provisions of the California Green Building Standards Code (CALGreen). The project applicant/developer(s) shall provide documentation (e.g., building plans) of implementation of the applicable voluntary measures to the City of Artesia Building and Safety Department prior to the issuance of building permits.

Residential Structures with Three or Fewer Stories. For residential land uses with three or fewer stories, the project developer(s) shall:
▪ Design and build condominium/townhouses dwellings that have an attached private garage to have a dedicated electric circuit to support electric vehicle charging, as outlined in the Residential Voluntary Measures of CALGreen, Division A4.1, Planning and Design, as outlined under Section A4.106.8.1.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 26 -
▪ Design and build residential buildings to, at a minimum, meet the Tier 2 electric vehicle parking standards of the Residential Voluntary Measures of CALGreen, Division A4.1, Planning and Design, as outlined under Section A4.106.8.2.1. ▪ Design and build residential buildings to meet the short- and long-term bicycle parking standards of the Residential Voluntary Measures of CALGreen, Division A4.1, Planning and Design, as outlined under Section A4.106.9. ▪ Design and build residential buildings to meet energy efficiency requirements of the Residential Voluntary Measures of CALGreen, Division A4.2, Energy Efficiency, as outlined under Section A4.203.1.

Nonresidential Structures and Residential Structures with Four or More Stories. For nonresidential land uses and residential land uses that are four or more stories, the applicant/developer shall:
▪ Design and build structures to, at a minimum, meet the Tier 2 advanced energy efficiency requirements of the Nonresidential Voluntary Measures of CALGreen, Division A5.2, Energy Efficiency, as outlined under Section A5.203.1.2.2.
▪ For projects with off-street parking, design the proposed parking to provide parking for low-emitting, fuel-efficient, and carpool/van vehicles. At minimum, the number of preferential parking spaces shall equal the Tier 2 Nonresidential Voluntary Measures of CALGreen, Division A5.1, Planning and Design, Section A5.106.5.1.2.
▪ For projects with off-street parking, design the proposed parking to provide electric vehicle (EV) charging stations. At minimum, the number of EV charging stations shall comply with the Tier 2 Nonresidential Voluntary Measures of CALGreen, Division A5.1, Planning and Design, Section A5.106.5.3.3 or Section A5.106.5.3.4.

GHG-2 For residential and nonresidential land use development projects, the project applicant/developer shall comply with the following:
▪ All major appliances (e.g., dishwashers, refrigerators, clothes washers and dryers, and water heaters) provided/installed shall be Energy Star certified or of equivalent energy efficiency where applicable.
▪ Installed water heaters shall meet a zero NOX emissions standard. ▪ Installed central furnaces with a Rated Heat Input Capacity less than or equal to 2,000,000 British thermal units (Btu) per hour shall meet a zero NOX emissions standard.
▪ Installed fireplaces shall be electric-powered only.

Prior to the issuance of the certificate of occupancy, the City of Artesia Building and Safety Department shall verify implementation of these requirements.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 27 -
GHG-3 For non-residential land use development projects, prior to issuance of the certificate of occupancy, the property owner shall provide documentation to the City of Artesia Building and Safety Department demonstrating enrollment in a 100 percent carbonfree electricity energy plan, such as Southern California Edison’s Green Rate program, for proposed project building(s) when feasible. If a 100 percent carbon-free electricity plan is not available, the property owner shall enroll in an energy plan with the next highest carbon-free electricity until a 100 percent carbon-free electricity energy plan becomes available. Measures to achieve 100 percent carbon-free electricity use for the proposed project building(s) may include, but are not limited to, plans for 100 percent renewable electricity. If such carbon-free electricity energy plans are waitlisted, the property owner shall sign up onto the waiting list until such time a plan is available.

Mitigation Measures T-1 and T-2 from Section 5.13, Transportation, of the Draft EIR apply and would contribute to reduce mobile-source criteria air pollutant emissions of the proposed project.

T-1 At the time of project entitlement, the project developers shall ensure the implementation of California Air Pollution Control Officers Association’s (CAPCOA) 2021 Handbook Transportation Demand Management (TDM) Program T-16.
▪ T-16. Unbundle Residential Parking Costs from Property Cost According to the CAPCOA 2021 Handbook, “this measure will unbundle or separate a residential project’s parking costs from property costs, requiring those who wish to purchase parking spaces do so at an additional cost. On the assumption that parking costs are passed to the vehicle owners/drivers utilizing the parking spaces, this measure results in decreased vehicle ownership and, therefore, a reduction in VMT and GHG emissions.” It is assumed that qualifying residential projects within the Specific Plan area will comply with the provisions of California Civil Code Section 1947.1 resulting from Assembly Bill 1317 (2023, Carillo), which requires residential developments of 16 or more units located in Los Angeles County to unbundle parking from the cost of rent. A cost of $25.00 per month, or $300.00 per year, per leased parking space, is assumed for analysis purposes. No action is required by the City of Artesia to implement this measure, as project developers would be required to comply with all applicable State laws as the time of project entitlement.

T-2 At the time of project operation, the developer shall and City shall continue to enforce California Air Pollution Control Officer’s Association (CAPCOA) 2021 Handbook Transportation Demand Management (TDM) Program T-24.
▪ T-24. Implement Market Price Public Parking (On-Street) According to the CAPCOA 2021 Handbook, “this measure will price all on-street parking in a given community. Increasing the costs of parking increases the total coast of driving to a location, incentivizing shifts to other modes and thus decreasing total VMT to and from the priced areas.” The City of Artesia currently provides priced on- Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 28 -
street parking within the Specific Plan area, primarily along Pioneer Boulevard, 186th Street, and 187th Street. The City of Artesia should continue to implement the priced on-street parking which currently exists within the Specific Plan area.

Finding
Changes or alterations have been required in, or incorporated into, the proposed project that avoid or substantially lessen the significant environmental effect as identified in the Draft EIR. These changes are identified in the form of the mitigation measure above. The City of Artesia hereby finds that implementation of the mitigation measure is feasible, and the measure is therefore adopted.

Mitigation Measures GHG-1 through GHG-3 and T-1 and T-2 would reduce project-related regional operational phase criteria air pollutant emissions to the extent feasible. However, operation of the land uses accommodated by the proposed project would continue to exceed the South Coast AQMD regional significance thresholds and have the potential to conflict with the South Coast AQMD’s AQMP. Therefore, Impact 5.2-1 would be significant and unavoidable.

The City finds that there are no other mitigation measures that are feasible, taking into consideration specific economic, legal, social, technological, or other factors, that would mitigate this impact to a less-than-significant level, and further, that specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the alternatives identified in the EIR, as discussed in Section IV of these Findings (Public Resources Code Section 21081(a)(1), (3); Guidelines Section 15091(a)(1), (3)).

As described in the Statement of Overriding Considerations, the City has determined that this impact is acceptable because specific overriding social, economic, and environmental benefits, of the proposed project outweigh its significant effects on the environment.

Rationale for Finding
Incorporation of Mitigation Measures GHG-1 through GHG-3 and T-1 and T-2 into future development projects would reduce operation-phase criteria air pollutant emissions associated with buildout of the proposed project. Additionally, goals and policies in the General Plan would promote increased capacity for alternate transportation modes. Nevertheless, Impact 5.2-1 would remain significant and unavoidable.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 29 -
Impact 5.2-2: Construction activities associated with the proposed project would violate air quality standards or contribute substantially to an existing or projected air quality violation based on South Coast AQMD’s threshold criteria. [Threshold AQ-2]
Construction activities under the proposed project would also temporarily increase PM10, PM2.5, VOC, NOX, SOX, and CO regional emissions in the SoCAB. The primary source of NOX, CO, and SOX emissions is the operation of construction equipment. The primary sources of particulate matter (PM10 and PM2.5) emissions are activities that disturb the soil, such as grading and excavation, road construction, and building demolition and construction. The primary sources of VOC emissions are the application of architectural coating and off-gas emissions associated with asphalt paving. A discussion of health impacts associated with air pollutant emissions generated by construction activities is included under Draft EIR Section 5.2.1.1, Air Pollutants of Concern.

Construction activities associated with the proposed project would occur over the 20-year plus building period, causing short-term emissions of criteria air pollutants. For the Specific Plan, which is a broadbased policy plan, it is not possible to determine whether the scale and phasing of individual projects would exceed the South Coast AQMD's short-term regional construction emissions thresholds.

However, for purposes of this analysis, an estimate of construction emissions for the Specific Plan is provided to show the potential maximum daily emissions that could result from implementation of the proposed land uses accommodate under the Specific Plan. The estimate of maximum daily emissions provided in Draft EIR page 5.2-29, Table 5.2-10, Maximum Daily Regional Construction Emissions, is based on a scenario where several construction projects occur at one time, and all construction phases overlap.

Construction activities associated with development of the Specific Plan could potentially exceed the South Coast AQMD regional threshold for VOC and NOX. The primary source of NOX emissions is vehicle and construction equipment exhaust. NOX is a precursor to the formation of both O3 and particulate matter (PM10 and PM2.5). VOC is a precursor to the formation of O3. Project-related emissions of VOC and NOX would contribute to the O3, NO2, PM10, and PM2.5 nonattainment designations of the SoCAB. Overall, air quality emissions related to construction must be addressed on a project-by-project basis, and information regarding specific development projects such as construction activities needed, construction schedule, and construction equipment mix, would be needed in order to quantify the level of impact associated with construction activity. It is possible that future individual projects accommodated under the Specific Plan may not exceed the South Coast AQMD regional significance thresholds. However, the likely scale and extent of construction activities associated with all the future development projects accommodated under the Specific Plan would likely exceed the relevant South Coast AQMD thresholds for the criteria air pollutants other than VOC and NOX. Therefore, construction-related regional air quality impacts of developments that would be accommodated by the proposed project would be potentially significant.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 30 -
Mitigation Measures
The following mitigation measure was included in the Draft EIR and the Final EIR in an abundance of caution and is applicable to the proposed project. The measure as provided includes any revisions incorporated in the Final EIR.

AQ-1 Prior to discretionary approval by the City of Artesia for development projects subject to CEQA (California Environmental Quality Act) review (i.e., nonexempt projects), project applicants shall prepare and submit a technical assessment evaluating potential project construction-related air quality impacts to the City of Artesia Planning Department for review and approval. The evaluation shall be prepared in conformance with South Coast Air Quality Management District (South Coast AQMD) methodology for assessing air quality impacts. If construction-related criteria air pollutants are determined to have the potential to exceed the South Coast AQMD– adopted thresholds of significance, the City of Artesia Building and Safety Department shall require feasible mitigation measures to reduce air quality emissions.

Potential measures shall be incorporated as conditions of approval for a project and may include, but are not limited to the following:
▪ Require fugitive dust control measures that exceed South Coast Air Quality Management District’s Rule 403, such as:
• Requiring use of nontoxic soil stabilizers to reduce wind erosion. • Applying water every four hours to active soil disturbing activities. • Tarping and/or maintaining a minimum of 24 inches of freeboard on trucks hauling dirt, sand, soil, or other loose materials.
▪ Using construction equipment rated by the United States Environmental Protection Agency as having Tier 4 interim or higher exhaust emission limits. ▪ Ensuring construction equipment is properly serviced and maintained to the manufacturer’s standards.
▪ Limiting nonessential idling of construction equipment to no more than five consecutive minutes.
▪ Using Super-Compliant VOC paints for coating of architectural surfaces whenever possible. A list of Super-Compliant architectural coating manufactures can be found on the South Coast Air Quality Management District’s website at:
https://www.aqmd.gov/home/rulescompliance/compliance/vocs/architectural -coatings/super-compliant-coatings.

These identified measures shall be incorporated into all appropriate construction documents (e.g., construction management plans) submitted to the City and shall be verified by the City’s Planning Department.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 31 -
Finding
Changes or alterations have been required in, or incorporated into, the proposed project that avoid or substantially lessen the significant environmental effect as identified in the Draft EIR. These changes are identified in the form of the mitigation measure above. The City of Artesia hereby finds that implementation of the mitigation measure is feasible, and the measure is therefore adopted.

The City finds that there are no other mitigation measures that are feasible, taking into consideration specific economic, legal, social, technological, or other factors, that would mitigate this impact to a less-than-significant level, and further, that specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the alternatives identified in the EIR, as discussed in Section IV of these Findings (Public Resources Code Section 21081(a)(1), (3); Guidelines Section 15091(a)(1), (3)).

As described in the Statement of Overriding Considerations, the City has determined that this impact is acceptable because specific overriding social, economic, and environmental benefits, of the proposed project outweigh its significant effects on the environment.

Rationale for Finding
Buildout of the proposed project would occur over approximately 20 years or longer. Construction activities associated with buildout of the proposed project could generate short-term emissions that exceed the South Coast AQMD’S significance thresholds during this time and cumulatively contribute to the nonattainment designations of the SoCAB. Implementation of Mitigation Measure AQ-1 would reduce criteria air pollutant emissions from construction-related activities to the extent feasible.

However, construction time frames and equipment for individual site-specific projects are not available, and there is a potential for multiple developments to be constructed at one time, resulting in significant construction-related emissions. Therefore, despite adherence to Mitigation Measure AQ-1, Impact 5.2-2 would remain significant and unavoidable.

Impact 5.2-3: Long-term operation of the proposed project would violate air quality standards or contribute substantially to an existing or projected air quality violation based on South Coast AQMD’s threshold criteria. [Threshold AQ-2] Buildout of the proposed project would result in direct and indirect criteria air pollutant emissions from transportation, energy (e.g., natural gas use), and area sources (e.g., aerosols and landscaping equipment). Mobile-source criteria air pollutant emissions are based on the traffic analysis conducted by LLG (see Appendix H of the DEIR). The Specific Plan objectives emphasize increasing multimodal accessibility and facilitating transit-oriented development. Furthermore, the proposed project would accommodate improvements to the bicycle, pedestrian, and transit infrastructure. For example, Class III bicycle lanes are planned along Pioneer Boulevard from Park Avenue north to 184th Street in addition to Alburtis Avenue. Furthermore, Class IV separated bikeways are planned on South Street and on Pioneer Boulevard through the entirety of Downtown Artesia, except on the segment that would have a Class III route. The Specific Plan also accommodates pedestrian corridor improvements along Pioneer Boulevard, South Street, 187th Street, and 183rd Street such as new or improved sidewalks, traffic calming features, high-visibility crosswalks, signalized crossings, landscaping and Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 32 -
shade, and human-scale lighting. In addition, the Specific Plan includes guidelines that would support transit-oriented land use development such as the following:
▪ Ensure all Downtown transit stops have a bus shelter with seating, shade, lighting, and trash receptables.
▪ Support transit expansion and supporting programming for Rapid Bus, Busways, and Light Rail, especially near new developments and to existing key destinations. ▪ Increase bicycle, pedestrian, and micromobility amenities at and near transit stops to encourage first and last mile connections.
▪ Install bus shelter and upgrade other bus stop amenities at the southbound stop at Pioneer Boulevard and South Street and the east and westbound stops on South Street at Jersey Avenue and Pioneer Boulevard.
▪ Add Wayfinding signage at Pioneer Boulevard from 180th Street to the south City limit.

The Specific Plan also includes planning for future mobility hubs, which can provide first and last mile connectivity. To support future mobility hubs, the proposed project includes the following guidelines:
▪ Bikeshares, electric scooters, or carshares should be located at or near future parking structures and the existing public parking lot at 186th Street and Corby Avenue. ▪ Implement pedestrian amenities at mobility hubs to facilitate safe crossings and promote a walkable Downtown, such as human-scale lighting, high-visibility crosswalks, curb ramps, and shade.
▪ Introduce a Green Zone adjacent to Pioneer Station to accommodate clean transportation options. ▪ Adopt a Neighborhood Electric Vehicle (NEV) program and locate charging stations in Green Zones or mobility hubs.
▪ Wayfinding signage should be located at or near parking structures, as well as throughout Downtown, to guide visitors to key destinations.
▪ Explore alternative uses for on-street parking after the completion of each parking structure through the development of a curb space management plan for ridesharing services, loading zones, micromobility, or activations.

The features of the proposed project outlined above would promote alternative modes of transportation such as walking and biking in addition to utilizing public transit, which could contribute to minimizing passenger vehicle trips and VMT. However, as shown in Draft EIR page 5.2-31, Table

5.2-11, Maximum Daily Regional Operational Phase Emissions, due to the projected proposed growth, operation of the land uses accommodated under the proposed project at buildout would generate a net increase in criteria air pollutant emissions that exceed South Coast AQMD’s regional significance thresholds for VOC and NOx. Emissions of VOC and NOx that exceed the South Coast AQMD Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 33 -
regional threshold would cumulatively contribute to the O3 nonattainment designation of the SoCAB.

Emissions of NOx that exceed South Coast AQMD’s regional significance thresholds would cumulatively contribute to the O3 and particulate matter (PM10 and PM2.5) nonattainment designations of the SoCAB. Therefore, the project would result in a potentially significant impact because it would significantly contribute to the nonattainment designations of the SoCAB.

Mitigation Measures
The following mitigation measures were included in the Draft EIR and the Final EIR in an abundance of caution and are applicable to the proposed project. The measures as provided include any revisions incorporated in the Final EIR.
▪ Implementation of Mitigation Measures GHG-1 through GHG-3 and T-1 and T-2.

Finding
Changes or alterations have been required in, or incorporated into, the proposed project that avoid or substantially lessen the significant environmental effect as identified in the Draft EIR. These changes are identified in the form of the mitigation measure above. The City of Artesia hereby finds that implementation of the mitigation measure is feasible, and the measure is therefore adopted.

The City finds that there are no other mitigation measures that are feasible, taking into consideration specific economic, legal, social, technological, or other factors, that would mitigate this impact to a less-than-significant level, and further, that specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the alternatives identified in the EIR, as discussed in Section IV of these Findings (Public Resources Code Section 21081(a)(1), (3); Guidelines Section 15091(a)(1), (3)).

As described in the Statement of Overriding Considerations, the City has determined that this impact is acceptable because specific overriding social, economic, and environmental benefits, , of the proposed project outweigh its significant effects on the environment.

Rationale for Finding
Buildout in accordance with the proposed project would generate long-term emissions that would exceed South Coast AQMD’s regional significance thresholds and cumulatively contribute to the nonattainment designations of the SoCAB. Mitigation Measures GHG-1 through GHG-3 and T-1 and T-2 would contribute to reducing criteria air pollutant criteria air pollutant emissions to the extent feasible. However, due to the magnitude of emissions generated by the land uses that would be accommodated by the proposed project, long-term criteria air pollutant emissions generated from the proposed project could still exceed the South Coast AQMD’s regional significance thresholds.

Therefore, Impact 5.2-3 would remain significant and unavoidable.

Impact 5.2-4: Construction of the proposed project would expose sensitive receptors to substantial pollutant concentrations. [Threshold AQ-3]
This impact analysis describes changes in localized impacts from short-term construction activities.

The proposed project could expose sensitive receptors to elevated pollutant concentrations during Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 34 -
construction activities from construction equipment and vehicle exhaust and fugitive dust (criteria air pollutants only) if it would cause or contribute significantly to elevated levels. Localized concentrations refer to an amount of pollutant in a volume of air (ppm or µg/m3) and can be correlated to potential health effects.

Construction-Phase LSTs
The LSTs are the amount of project-related emissions at which localized concentrations (ppm or µg/m3) would exceed the ambient air quality standards for criteria air pollutants for which the SoCAB is designated a nonattainment area. Buildout of the proposed project would occur over a 20-year or longer period and would consist of several smaller projects with their own construction time frames and equipment. Per the LST methodology, information regarding specific development projects and the locations of receptors would be needed in order to quantify the levels of localized operation and construction-related impacts associated with future development projects. Because the proposed project is a broad-based policy plan, it is not possible to calculate individual, project-related, operation emissions at this time. The LST analysis can only be conducted at a project level. Per South Coast AQMD methodology, quantification of LSTs is not applicable for this program-level environmental analysis. However, because potential development and redevelopment could occur close to existing sensitive receptors, the proposed project has the potential to expose sensitive receptors to substantial pollutant concentrations. Construction equipment exhaust combined with fugitive particulate matter emissions have the potential to expose sensitive receptors to substantial concentrations of criteria air pollutant emissions and result in a potentially significant impact.

Construction Health Risk
South Coast AQMD currently does not require health risk assessments to be conducted for short-term emissions from construction equipment. Health risks associated with emissions from construction equipment primarily are due to diesel particulate matter (DPM). The Office of Environmental Health Hazard Assessment (OEHHA) adopted new guidance for the preparation of health risk assessments that was issued in March 2015. OEHHA has developed a cancer risk factor and non-cancer chronic reference exposure level for DPM, but these factors are based on continuous exposure over a 30-year time frame. No short-term acute exposure levels have been developed for DPM.

Construction associated with future development projects facilitated by the proposed project would be implemented over a period of 20 years or longer. It is anticipated that construction of individual developments accommodated under the proposed Specific Plan would likely be spread out incrementally over this period of time, which would limit the exposure of on- and off-site receptors to elevated concentrations of DPM. However, similar to the LST analysis, construction health risk can only be conducted at a project level; therefore, quantification of construction-related health risk is not applicable for this program-level environmental analysis. Because potential development and redevelopment could occur close to existing sensitive receptors, the proposed project has the potential to expose sensitive receptors to substantial pollutant concentrations. Construction equipment exhaust has the potential to expose sensitive receptors to substantial concentrations of TACs and result in a potentially significant impact.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 35 -
Mitigation Measures
The following mitigation measure was included in the Draft EIR and the Final EIR in an abundance of caution and is applicable to the proposed project. The measure as provided includes any revisions incorporated in the Final EIR.
▪ Implementation of Mitigation Measure AQ-1.

Finding
Changes or alterations have been required in, or incorporated into, the proposed project that avoid or substantially lessen the significant environmental effect as identified in the Draft EIR. These changes are identified in the form of the mitigation measures above. The City of Artesia hereby finds that implementation of the mitigation measure is feasible, and the measure is therefore adopted.

The City finds that there are no other mitigation measures that are feasible, taking into consideration specific economic, legal, social, technological, or other factors, that would mitigate this impact to a less-than-significant level, and further, that specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the alternatives identified in the EIR, as discussed in Section IV of these Findings (Public Resources Code Section 21081(a)(1), (3); Guidelines Section 15091(a)(1), (3)).

As described in the Statement of Overriding Considerations, the City has determined that this impact is acceptable because specific overriding social, economic, and environmental benefits, of the proposed project outweigh its significant effects on the environment.

Rationale for Finding
Mitigation Measure AQ-1 (applied for Impact 5.2-2) would reduce the proposed project’s regional construction emissions, and therefore also result in a reduction of localized construction-related criteria air pollutant and TACs emissions to the extent feasible. However, because existing sensitive receptors may be close to project-related construction activities, construction emissions generated by individual development projects have the potential to exceed South Coast AQMD’s LSTs and health risk thresholds. Furthermore, because of the scale of development activity associated with buildout of the proposed project, it is not possible to determine whether the scale and phasing of individual development projects would result in the exceedance of the localized emissions thresholds and cancer risk and contribute to known health effects. It should be noted that the identification of this programlevel impact does not preclude the finding of less-than-significant impacts for subsequent projects analyzed at the project level. Therefore, Impact 5.2-4, regarding construction-related localized impacts associated with buildout of the proposed project, would remain significant and unavoidable.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 36 -

2. Greenhouse Gas Emissions
Impact 5.6-1: The proposed project would generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment. [Threshold GHG-1]
Global climate change is not confined to a particular project area and is generally accepted as the consequence of global industrialization over the last 200 years. A typical project, even a very large one, does not generate enough GHG emissions on its own to influence global climate change significantly; hence, the issue of global climate change is, by definition, a cumulative environmental impact.

Implementation of the proposed project would contribute to global climate change through direct emissions of GHG from on-site area sources and vehicle trips generated by the proposed project, and indirectly through off-site energy production required for on-site activities, water use, and waste disposal. The total and net annual GHG emissions associated with full buildout of the proposed project are shown in Draft EIR page 5.6-25, Table 5.6-6, Project-Related GHG Emissions. Annual GHG emissions were calculated for construction and operation of the proposed project. The project operational phase emissions are from operation of the land uses accommodated under the proposed project. Total construction emissions were amortized over 30 years and included in the emissions inventory to account for the short-term, one-time GHG emissions from the construction phase of the proposed project. As shown in the table, implementation of the proposed project would result in a net increase in GHG emissions of 6,017 metric tons of carbon-dioxide equivalence (MTCO2e) per year compared to the existing conditions. The primary contributing sources for this increase would be the energy and solid waste sectors due to the growth accommodated by the proposed project. While the proposed project would result in a total increase in VMT, project-related mobile emissions under buildout year 2045 conditions would result in a net decrease in mobile-source emissions when accounting for existing land uses designated for redevelopment under the proposed project. This is due to a general assumption that there would be a greater number of cleaner vehicles in the general vehicle fleet mix in year 2045 conditions than baseline year 2024 conditions. However, the overall net increase of 6,017 MTCO2e/year from project implementation would exceed South Coast AQMD’s bright-line threshold of 3,000 MTCO2e per year. Therefore, the proposed project’s cumulative contribution to the long-term GHG emissions in the state would be considered potentially significant.

Mitigation Measures
The following mitigation measures were included in the Draft EIR and the Final EIR in an abundance of caution and are applicable to the proposed project. The measures as provided include any revisions incorporated in the Final EIR.

GHG-1 All new future development within the Artesia Downtown Specific Plan area shall implement the following provisions of the California Green Building Standards Code (CALGreen) as mandatory and not voluntary. The project applicant(s)/developer(s) shall provide documentation (e.g., building plans) of implementation of the applicable measures to the City of Artesia Building and Safety Department prior to the issuance of building permits.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 37 -
Residential Structures with Three or Fewer Stories. For residential land uses with three or fewer stories, the project developer(s) shall:
▪ Design and build condominium/townhouses dwellings that have an attached private garage to have a dedicated electric circuit to support electric vehicle charging, as outlined in the Residential Voluntary Measures of CALGreen, Division A4.1, Planning and Design, as outlined under Section A4.106.8.1. ▪ Design and build residential buildings to, at a minimum, meet the Tier 2 electric vehicle parking standards of the Residential Voluntary Measures of CALGreen, Division A4.1, Planning and Design, as outlined under Section A4.106.8.2.1. ▪ Design and build residential buildings to meet the short- and long-term bicycle parking standards of the Residential Voluntary Measures of CALGreen, Division A4.1, Planning and Design, as outlined under Section A4.106.9. ▪ Design and build residential buildings to meet energy-efficiency requirements of the Residential Voluntary Measures of CALGreen, Division A4.2, Energy Efficiency, as outlined under Section A4.203.1.

Nonresidential Structures and Residential Structures with Four or More Stories. For nonresidential land uses and residential land uses that are four or more stories, the applicant/developer shall:
▪ Design and build structures to, at a minimum, meet the Tier 2 advanced energy efficiency requirements of the Nonresidential Voluntary Measures of CALGreen, Division A5.2, Energy Efficiency, as outlined under Section A5.203.1.2.2.
▪ For projects with off-street parking, design the proposed parking to provide parking for low-emitting, fuel-efficient, and carpool/van vehicles. At minimum, the number of preferential parking spaces shall equal the Tier 2 Nonresidential Voluntary Measures of CALGreen, Division A5.1, Planning and Design, Section A5.106.5.1.2.
▪ For projects with off-street parking, design the proposed parking to provide electric vehicle (EV) charging stations. At minimum, the number of EV charging stations shall comply with the Tier 2 Nonresidential Voluntary Measures of CALGreen, Division A5.1, Planning and Design, Section A5.106.5.3.3 or Section A5.106.5.3.4.

GHG-2 For residential and nonresidential land use development projects, the project applicant/developer shall comply with the following:
▪ All major appliances (e.g., dishwashers, refrigerators, clothes washers and dryers, and water heaters) provided/installed shall be Energy Star certified or of equivalent energy efficiency where applicable.
▪ Installed water heaters shall meet a zero NOX emissions standard.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 38 -
▪ Installed central furnaces with a Rated Heat Input Capacity less than or equal to 2,000,000 British thermal units (Btu) per hour shall meet a zero NOX emissions standard.
▪ Installed fireplaces shall be electric-powered only.

Prior to the issuance of the certificate of occupancy, the City of Artesia Building and Safety Department shall verify implementation of these requirements.

GHG-3 For nonresidential land use development projects, prior to issuance of the certificate of occupancy, the property owner shall provide documentation to the City of Artesia Building and Safety Department demonstrating enrollment in a 100 percent carbonfree electricity energy plan, such as Southern California Edison’s Green Rate program, for proposed project building(s) when feasible. If a 100 percent carbon-free electricity plan is not available, the property owner shall enroll in an energy plan with the next highest carbon-free electricity until a 100 percent carbon-free electricity energy plan becomes available. Measures to achieve 100 percent carbon-free electricity use for the proposed project building(s) may include, but are not limited to, plans for 100 percent renewable electricity. If such carbon-free electricity energy plans are waitlisted, the property owner shall sign up for the waiting list until such time a plan is available.

Mitigation Measures T-1 and T-2 from Section 5.13, Transportation, apply and would contribute to reduce mobile-source GHG emissions of the proposed project.

T-1 At the time of project entitlement, the project developer shall ensure the implementation of California Air Pollution Control Officer’s Association (CAPCOA) 2021 Handbook Transportation Demand Management (TDM) Program T-16. ▪ T-16. Unbundle Residential Parking Costs from Property Cost According to the CAPCOA 2021 Handbook, “this measure will unbundle or separate a residential project’s parking costs from property costs, requiring those who wish to purchase parking spaces do so at an additional cost. On the assumption that parking costs are passed to the vehicle owners/drivers utilizing the parking spaces, this measure results in decreased vehicle ownership and, therefore, a reduction in VMT and GHG emissions.” It is assumed that qualifying residential project within the Specific Plan area will comply with the provisions of California Civil Code Section 1947.1 resulting from Assembly Bill 1317 (2023, Carillo), which requires residential developments of 16 or more units located in Los Angeles County to unbundle parking from the cost of rent. A cost of $25.00 per month, or $300.00 per year, per leased parking space, is assumed for analysis purposes. No action is required by the City of Artesia to implement this measure, as project developers would be required to comply with all applicable State laws as the time of project entitlement.

T-2 At the time of project operation, the developer shall and City shall continue to enforce California Air Pollution Control Officers Association’s (CAPCOA) 2021 Handbook Transportation Demand Management (TDM) Program T-24.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 39 -
▪ T-24. Implement Market Price Public Parking (On-Street) According to the CAPCOA 2021 Handbook, “this measure will price all on-street parking in a given community. Increasing the costs of parking increases the total coast of driving to a location, incentivizing shifts to other modes and thus decreasing total VMT to and from the priced areas.” The City of Artesia currently provides priced onstreet parking within the Specific Plan area, primarily along Pioneer Boulevard, 186th Street, and 187th Street. The City of Artesia should continue to implement the priced on-street parking which currently exists within the Specific Plan area.

Finding
Changes or alterations have been required in, or incorporated into, the proposed project that avoid or substantially lessen the significant environmental effect as identified in the Draft EIR. These changes are identified in the form of the mitigation measures above. The City of Artesia hereby finds that implementation of the mitigation measures are feasible, and the measures are therefore adopted.

The City finds that there are no other mitigation measures that are feasible, taking into consideration specific economic, legal, social, technological, or other factors, that would mitigate this impact to a less-than-significant level, and further, that specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the alternatives identified in the EIR, as discussed in Section IV of these Findings (Public Resources Code Section 21081(a)(1), (3); Guidelines Section 15091(a)(1), (3)).

As described in the Statement of Overriding Considerations, the City has determined that this impact is acceptable because specific overriding social, economic, and environmental benefits, of the proposed project outweigh its significant effects on the environment.

Rationale for Finding
Implementation of Mitigation Measures GHG-1 through GHG-3 and T-1 and T-2 would contribute to reducing project-related GHG emissions to the extent feasible. For example, requirements for installation of EV charging units and infrastructure under Mitigation Measure GHG-1 would support and encourage the use of EVs. Requirements under Mitigation Measure GHG-2 would contribute to reducing energy demand and use of appliances that minimize the generation of GHG emissions from area sources and from the energy sector. Mitigation Measures T-1 and T-2 would contribute to reducing VMT, which would reduce mobile-source GHG emissions. As for GHG emissions from the solid waste sector, compliance with the diversion and organic waste recycling requirements under Assembly Bill (AB) 939, AB 341, and AB 1826 in addition to compliance with the City’s waste and recyclable collection and disposal requirements under AMC Title 6, Chapter 2, Article 1, Garbage, Rubbish would minimize emissions from this sector for residential and nonresidential land uses to the extent feasible. However, due to the planned growth associated with the proposed project, it is anticipated that the proposed project could still exceed the South Coast AQMD bright-line GHG emissions threshold. It should be noted that the identification of this program-level impact does not preclude the finding of less-than-significant impacts for subsequent projects analyzed at the project level. Therefore, Impact 5.6-1 would remain significant and unavoidable.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 40 -

3. Noise
Impact 5.9-1: Construction activities would result in temporary noise increases in the vicinity of the proposed project. [Threshold N-1]
The Artesia Downtown Specific Plan would implement the objectives described in Chapter 3, Project Description, of the Draft EIR and result in development of 1,981 housing units and 502,919 square feet of commercial space. The proposed project would facilitate the potential future construction of multistory mixed uses with ground-floor retail, hotel, townhomes, neighborhood parks, and parking structures in the Downtown North and South Districts. The Specific Plan would allow for multistory and higher density in the Pioneer Boulevard and 188th Street/Corby Districts, although significant new development is not expected in these districts. The Downtown Neighborhood District would retain its residential character, and the Chateau Estates District would be maintained as a mobile home park.

Construction Noise Impacts
Two types of temporary noise impacts could occur during construction. First, the transport of workers and movement of materials to and from the site could incrementally increase noise levels along local access roads. The second type of temporary noise impact is related to construction activities during developmental phases during the implementation of the project. Construction is performed in distinct steps, each of which has its own mix of equipment, and, consequently, its own noise characteristics.

Draft EIR page 5.9-22, Table 5.9-8, Construction Equipment Noise Emission Levels, , lists typical construction equipment noise levels recommended for noise impact assessments, based on a distance of 50 feet from the equipment.

Construction equipment generates high levels of noise, generally ranging from 76 dBA to 101 dBA at a distance of 50 feet. Construction of developments associated with the implementation of the proposed project would temporarily increase the ambient noise environment and would have the potential to affect noise-sensitive receptors in the vicinity of an individual project.

Noise generated by on-site construction equipment is based on the type of equipment used, its location relative to sensitive receptors, site conditions, and the timing and duration of noise-generating activities. Each construction activity phase of construction involves different types of equipment and has distinct noise characteristics. Noise levels from construction activities are typically dominated by the loudest several pieces of equipment. The dominant equipment noise source is typically the engine, although work-piece noise (such as dropping of materials) can also be noticeable.

The noise produced at each construction activity phase is determined by combining the Leq contributions from each piece of equipment used at a given time, while accounting for the ongoing time-variations of noise emissions (commonly referred to as the usage factor). Overall noise emissions vary considerably, depending on what specific activity is being performed at any given moment. Noise attenuation due to distance, the number and type of equipment, and the load and power requirements to accomplish tasks at each construction phase would result in different noise levels from construction activities at a given receptor. Since noise from construction equipment is intermittent and diminishes at a rate of at least 6 dBA per doubling of distance (conservatively ignoring other attenuation effects Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 41 -
from air absorption, ground effects, and shielding effects), the average noise levels at noise-sensitive receptors could vary considerably, because mobile construction equipment would move around the site with different loads and power requirements.

Because the proposed project is a long-term planning document with no specific projects identified, specific project-level information is inherently not available, and it is not possible to quantify the estimated construction noise levels at specific sensitive receptors due to a given project. In most cases, construction of individual developments associated with implementation of the proposed project would temporarily increase the environment’s ambient noise in the vicinity of each individual project, potentially affecting existing and future nearby sensitive uses, such as residences, parks, and schools.

All future projects are required to comply with AMC Section 5-2.06, which prohibits construction activities between the hours of 7:00 p.m. and 7:00 a.m. on weekdays or at any time on Sunday or federal holidays. However, construction noise could potentially exceed the FTA 80 dBA Leq threshold, which would be considered potentially significant. Construction activities associated with any individual development may occur near noise-sensitive receptors, and depending on the project type, equipment list, time of day, phasing, and overall construction durations, noise disturbances may occur for prolonged periods of time or during the more sensitive nighttime hours. Therefore, construction noise impacts associated with implementation of the proposed project are considered potentially significant.

Mitigation Measures
N-1 Prior to any construction activity such as grading, site prep, or issuance of building permits, a note shall be provided on construction plans indicating that during construction activities and phasing the project applicant shall be responsible for requiring contractors to implement the following measures to limit constructionrelated noise to a performance standard of 80 dBA Leq at the property line of the nearest sensitive receptor:
▪ For construction of a project under the Specific Plan requiring nighttime work between the hours of 7:00 p.m. and 7:00 a.m., construction noise shall be limited to the City of Artesia nighttime exterior and interior noise standards for residential uses of 50 dBA and 45 dBA, respectively.
▪ During the entire active construction period, equipment and trucks used for project construction shall utilize the best available noise control techniques (e.g., improved mufflers, use of intake silencers, ducts, engine enclosures, and acoustically attenuating shields or shrouds), wherever feasible. ▪ Impact tools (e.g., jack hammers and hoe rams) shall be hydraulically or electrically powered wherever possible. Where the use of pneumatic tools is unavoidable, an exhaust muffler on the compressed air exhaust shall be used along with external noise jackets on the tools.
▪ Stationary equipment, such as generators and air compressors, shall be located as far as feasible from nearby noise-sensitive uses.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 42 -
▪ Stockpiling shall be located as far as feasible from nearby noise-sensitive receptors.
▪ Construction traffic shall be limited—to the extent feasible—to approved haul routes established by the City.
▪ At least 10 days prior to the start of construction activities, a sign shall be posted at the entrance(s) to the job site, clearly visible to the public, that includes permitted construction days and hours, as well as the telephone numbers of the City’s and contractor’s authorized representatives that are assigned to respond in the event of a noise or vibration complaint. If the authorized contractor’s representative receives a complaint, he/she shall investigate, take appropriate corrective action, and report the action to the City.
▪ Signs shall be posted at the job site entrance(s), within the on-site construction zones, and along queueing lanes (if any) to reinforce the prohibition of unnecessary engine idling. All other equipment shall be turned off if not in use for more than five minutes.
▪ During the entire active construction period and to the extent feasible, the use of noise-producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only. The construction manager shall use smart back-up alarms, which automatically adjust the alarm level based on the background noise level or switch off back-up alarms and replace with human spotters in compliance with all safety requirements and laws.
▪ Erect temporary noise barriers, where feasible, when construction noise is predicted to exceed the noise standards after other measures have been considered, would occur at nighttime, or when the anticipated construction duration is greater than is typical (e.g., two years or greater).

Finding
Changes or alterations have been required in, or incorporated into, the proposed project that avoid or substantially lessen the significant environmental effect as identified in the Draft EIR. These changes are identified in the form of the mitigation measure, above. The City of Artesia hereby finds that implementation of the mitigation measures is feasible, and the measure is therefore adopted.

The City finds that there are no other mitigation measures that are feasible, taking into consideration specific economic, legal, social, technological, or other factors, that would mitigate this impact to a less-than-significant level, and further, that specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the alternatives identified in the EIR, as discussed in Section IV of these Findings (Public Resources Code Section 21081(a)(1), (3); Guidelines Section 15091(a)(1), (3)).

As described in the Statement of Overriding Considerations, the City has determined that this impact is acceptable because specific overriding social, economic, and environmental benefits, of the proposed project outweigh its significant effects on the environment.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 43 -
Rationale for Finding
Implementation of Mitigation Measure N-1 would reduce potential noise impacts during construction to the extent feasible through implementation of construction best management practices. However, due to the potential for proximity of construction activities to sensitive uses, the number of construction projects occurring simultaneously, and the potential duration of construction activities, Impact 5.9-1 (construction noise) could result in a temporary substantial increase in noise levels above ambient conditions. Therefore, project impacts and cumulative impacts would remain significant and unavoidable. It should be noted that the identification of this program-level impact does not preclude the finding of less-than-significant impacts for subsequent projects analyzed at the project level.

IV. ALTERNATIVES TO THE PROPOSED PROJECT
An EIR must briefly describe the rationale for selection and rejection of alternatives. The lead agency may make an initial determination as to which alternatives are feasible and therefore merit in-depth consideration, and which ones are infeasible.

Section 15126.6 of the CEQA Guidelines requires an EIR to describe a range of reasonable alternatives to the project, or to the location of the project that could feasibly achieve most of its basic objectives but would avoid or substantially lessen any of the significant effects identified in the EIR analysis. An EIR is not required to consider every conceivable alternative to a proposed project. Rather, an EIR must consider a reasonable range of alternatives that are potentially feasible; an EIR is not required to consider alternatives that are infeasible. In addition, an EIR should evaluate the comparative merits of the alternatives. Therefore, this section describes the potential alternatives to the project analyzed in the EIR and evaluates them in light of the objectives of the project, as required by CEQA.

A. RATIONALE FOR SELECTING POTENTIALLY FEASIBLE ALTERNATIVES The alternatives must include a no-project alternative and a range of reasonable alternatives to the Project if those reasonable alternatives would attain most of the project objectives while substantially lessening the potentially significant project impacts. The range of alternatives discussed in an EIR is governed by a “rule of reason,” which the CEQA Guidelines Section 15126.6(f)(3) defines as:
. . . set[ting] forth only those alternatives necessary to permit a reasoned choice. The alternatives shall be limited to ones that would avoid or substantially lessen any of the significant effects of the project. Of those alternatives, the EIR need examine in detail only the ones that the lead agency determines could feasibly attain most of the basic objectives of the project. The range of feasible alternatives shall be selected and discussed in a manner to foster meaningful public participation and informed decision-making.

Among the factors that may be taken into account when addressing the feasibility of alternatives (as described in the CEQA Guidelines Section 15126.6(f)([1]) are environmental impacts, site suitability, economic viability, availability of infrastructure, general plan consistency, other plans or regulatory limitations, jurisdictional boundaries, and whether the project proponent could reasonably acquire, Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 44 -
control, or otherwise have access to an alternative site. An EIR need not consider an alternative whose effects could not be reasonably identified, and whose implementation is remote or speculative.

For purposes of this analysis, the project alternatives are evaluated to determine the extent to which they attain the basic project objectives while significantly lessening any significant effects of the project.

B. ALTERNATIVES CONSIDERED AND REJECTED DURING THE

SCOPING/PROJECT PLANNING PROCESS
The following is a discussion of the alternatives considered during the scoping and planning process and the reasons why they were not selected for detailed analysis in the Draft EIR.

Alternative Development Areas
CEQA requires that the discussion of alternatives focus on alternatives to the project or its location that are capable of avoiding or substantially lessening any significant effects of the project. The key question and first step in the analysis is whether any of the significant effects of the project would be avoided or substantially lessened by putting the project in another location. Only locations that would avoid or substantially lessen any of the significant effects of the project need be considered for inclusion in the EIR (CEQA Guidelines Section 15126[5][B][1]). In general, any development of the size and type proposed by the project would have substantially the same impacts on air quality, land use/planning, noise, population/housing, public services, recreation, transportation/traffic and utilities/service systems. Without a site-specific analysis, impacts on aesthetics, biological resources, cultural resources, geology/soils, hazards and hazardous materials, hydrology/water quality, and mineral resources cannot be evaluated.

The project site is the only site within the City of this size in proximity to the future train station to allow for a transit-oriented development. Further, the proposed project’s significant and unavoidable air quality, greenhouse gas, and noise impacts would not be reduced or eliminated by moving the proposed project to an alternative site. Overall, due to the lack of a viable and comparable site in the City that would allow for development of the proposed project in a manner that would avoid or substantially lessen the proposed project’s potentially significant impacts while achieving the majority of the proposed project’s objectives, development of the proposed project on an alternative site was eliminated from consideration.

Finding
The City finds that there are no alternative development areas for the proposed project as the City does not have jurisdiction over land uses outside of the City’s boundaries. As described in these Findings of Fact, the proposed project would result in less than significant impacts or impacts that can be mitigated to less than significant. For significant and unavoidable impacts, the City has determined that these impacts are acceptable because of specific overriding social, economic, and environmental benefits, of the proposed project outweigh its significant effects on the environment, as described in the Statement of Overriding Considerations.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 45 -
No Development Alternative
The No Development Alternative assumes that the Artesia Downtown Specific Plan, which would facilitate mixed-use transit-oriented development, is not adopted. Instead, this alternative assumes the project site remains as is (commercial, residential apartment properties, light industrial, and singlefamily uses) under existing conditions. Based on the General Plan Land Use Map and Zoning Map, the project site is designated City Center Mixed-Use between the future Pioneer Boulevard Light Rail Station and 180th Street and is designated South Street Gateway Commercial between the future Pioneer Boulevard Light Rail Station and La Belle Chateau Estates Mobile Home Park. The primary zoning designation in the project site is Commercial General in the northern area along Pioneer Boulevard and on the south part of the project site. Multi-Family Residential zoning is designated along the east side of the project site, fronting Arline Avenue, and on the west side of the project site, fronting Corby Avenue. Multi-Family Residential zoning is also designated between 188th Street to the north and to the Commercial General zoning designation to south. Light Manufacturing/Industrial zoning is designated along Corby Avenue to the east and west, between 187th Street to the north, and South Street to the South. Zoning designations in the southern portion of the project site, south of South Street, includes Commercial Planned Development and the South Street Specific Plan.

The project site is fully developed and consists primarily of one- and two-story commercial uses and multifamily residential properties. The southern portion of the project site is anchored by a shopping center and mobile home park and the northern portion is anchored by a shopping center. Multi-family residential, mixed-use residential, commercial, general office, and industrial uses are located on various parcels throughout the entire project site to the east and west of Pioneer Boulevard. Limited vacant parcels exist within the project area south of 188th Street.

Finding
This alternative would not achieve any of the project objectives identified in Draft EIR page 7-2, Section 7.1.2, Project Objectives, nor would this alternative provide any housing opportunities that would assist the City of Artesia to meet its Regional Housing Needs Assessment (RHNA) obligation. This alternative would not result in the creation of a Transit-Oriented community with pedestrian and bicycle connections to the future Southeast Gateway Line. Moreover, this alternative is not feasible because maintaining the project site in its current condition could result in the continued underutilization of parcels and would fail to comply with regional or state planning goals such as housing requirements under the RHNA. Thus, the No Development Alternative was considered but rejected from further analysis. The City Council hereby rejects the No Development Alternative for the foregoing reasons, each of which, standing alone, is sufficient to justify rejection of the Alternative.

Redevelopment at Lowest Density with No Commercial Incentives Redevelopment at Lowest Density with No Commercial Incentive assumes the proposed Artesia Downtown Specific Plan is adopted and includes full redevelopment of the 53 selected sites identified by the proposed project at the lowest possible densities permitted within the proposed zone with no commercial incentives. As identified in Table 3-2, District Development Standards, in Chapter 3.0, Project Description, of the Draft EIR, the commercial incentives would allow increases in maximum building Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 46 -
height, residential density, and intensity in the Pioneer Boulevard, Downtown South, and Downtown North Districts. The proposed densities under this alternative for each proposed zoning district are:
▪ 188th/Corby Avenue: 40 dwelling units per acre (du/ac) ▪ Downtown South: 40 du/ac
▪ Pioneer Boulevard: 40 du/ac
▪ Downtown North: 40 du/ac
▪ Downtown Neighborhood (housing only): 40 du/ac
▪ Chateau Estates: Not included
This scenario assumes that in the proposed Downtown South, Pioneer Boulevard, and Downtown North Mixed Use Districts, the development of commercial uses (at 20 percent of the land maximum) would not utilize the Downtown Density Bonus Program and therefore would not receive a density bonus to increase residential density. Draft EIR Table 7-1, Redevelopment at Lowest Density with No Commercial Incentives Alternative Buildout Conditions, provides a breakdown of the development proposed under this scenario.

As shown in Draft EIR Table 7-2, Existing Project Site Conditions (2024) and Redevelopment at Lowest Density with No Commercial Incentives Scenario Buildout Projections (2045), below, buildout would result in a net increase in housing units by 991 units, a net increase in population by 3,469 residents, and a decrease in employees by 122 employees as compared to existing conditions.

As shown in Draft EIR Table 7-3, development under this scenario would result in 3,535 residents and 178 employees. This alternative would result in a 49 percent reduction (971 units) in housing units, a 49 percent reduction (3,399 residents) in population, and a 50 percent reduction (178 employees) in jobs when compared to the proposed project.

It should be noted that local governments do not have the authority to alter or limit the provisions of State density bonus laws; these laws are governed at the State level to promote housing development and are intended to supersede conflicting local zoning regulations. Therefore, the City would not govern the applicability of density bonuses. Additionally, because this alternative would provide 49 percent fewer housing units and 49 percent fewer residents and 50 percent fewer employment opportunities compared to the proposed project, this scenario would not fully achieve several of the project objectives identified in Section 7.1, Project Objectives, of the Draft EIR and would not implement strategic land uses to support the Southeast Gateway Line.

Finding
This alternative would not meet the proposed project’s objectives of implementing strategic land use designations to connect the community to housing, jobs, and recreation or a vibrant downtown reflective of a diverse community. Additionally, because of the reduced commercial component, this alternative would not create a connected business district to facilitate new economic opportunities.

This alternative would not provide the housing opportunities necessary to assist the City of Artesia in meeting its RHNA obligation. Thus, Redevelopment at Lowest Density with No Commercial Incentive was considered but rejected from further analysis.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 47 -
Table 7-1 Redevelopment at Lowest Density with No Commercial Incentives Scenario Buildout Conditions (2045)
Proposed Zone Buildout of Units1
188th Street/Corby Avenue 92 du
Downtown South 510 du
Pioneer Boulevard 58 du
Downtown North 337 du
Downtown Neighborhood (housing only) 13 du
Chateau Estates 0
Commercial as Mixed Use2 251,468 sf
Total Residential
Total Commercial
1,010
251,468

1. On sites where commercial uses are identified for 20% of the site, the residential units total the density x remaining acreage at 80%. 2 Commercial buildout assumes as maximum of 20% of land on selected sites in the Downtown South, Downtown North, and Pioneer Boulevard Mixed Use zones.

C. ALTERNATIVES SELECTED FOR FURTHER ANALYSIS
The following alternatives were determined to represent a reasonable range of alternatives with the potential to feasibly attain most of the basic objectives of the project but avoid or substantially lessen any of the significant effects of the project.

Alternatives Comparison
The following statistical analysis provides a summary of general socioeconomic buildout projections determined by the four land use alternatives, including the proposed project. It is important to note that these are not growth projections. That is, they do not anticipate what is likely to occur by a certain time horizon, but provide a buildout scenario that would only occur if all the areas of the City were to develop to the probable capacities yielded by the land use alternatives. The following statistics were developed as a tool to understand better the difference between the alternatives analyzed in the DEIR.

Table 7-4, Buildout Statistical Summary (2045), from the Draft EIR identifies City-wide information regarding dwelling unit, population, and employment projections.

Table 7-4 Buildout Statistical Summary (2045)
Existing Conditions Proposed Project Alternative 1 Alternative 2 Alternative 3 Dwelling Units 314 1,981 1,783 1,754 1,498
Population 1,099 6,934 6,241 6,139 5,243
Employment 689 356 326 178 178
Alternative 1: No Project/Existing General Plan Alternative Section 15126.6(e) of the CEQA Guidelines requires that an EIR evaluate the specific alternative of “no project” along with its impact. As stated in this section of the CEQA Guidelines, the purpose of describing and analyzing a No Project/Existing General Plan Alternative is to allow decision makers to compare the impacts of approving a proposed project with the impacts of not approving a proposed Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 48 -
project. As specified in Section 15126.6(e)(3)(A), when a project is the revision of an existing land use or regulatory plan or policy or an ongoing operation, the No Project/Existing General Plan Alternative (Alternative 1) will be the continuation of the plan, policy, or operation into the future. Therefore, Alternative 1, as required by the CEQA Guidelines, would analyze the effects of not adopting and implementing the Artesia Downtown Specific Plan.

Under Alternative 1, the proposed Artesia Downtown Specific Plan would not be adopted, and the transit-oriented development would not occur around the future approved Southeast Gateway Line.

Instead, this alternative assumes the project site is redeveloped in accordance with the site’s existing land use designations and zoning. As shown in Draft EIR Table 7-5, Existing Project Site Conditions (2024) and Alternative 1 Buildout Projections (2045), below, the project site is currently developed with 314 residential units, 1,099 residents, and 689 jobs. No land use or zoning amendments would be processed under this alternative. Buildout under Alternative 1 to achieve the maximum allowable density under existing designations would result in a net increase of 1,764 housing units, 6,175 residents, and 26 employees.

Table 7-5 Existing Project Site Conditions (2024) and Alternative 1 Buildout Projections (2045) Existing Project
Site Conditions
Existing Project Site
Development to Remain
(2045)
Alternative 1 Buildout
Conditions (2045)
Total
(Existing Development to
Remain +
Alternative 1)
Change (Less
Existing Conditions)
Housing
Units 314 295 1,783 2,078 1,764
Population 1,099 1,033 6,241 7,274 6,175
Jobs 689 389 326 715 26
As shown in Draft EIR Table 7-6, Alternative 1 Buildout and Proposed Project Buildout Conditions Comparison (2045), Alternative 1 would result in 198 fewer housing units (10 percent), 693 fewer residents(10 percent), and 30 fewer jobs (54 percent) when compared to the proposed project’s net increases.

Table 7-6 Alternative 1 Buildout and Proposed Project Buildout Conditions Comparison (2045) Proposed Project Conditions
Alternative 1 Buildout
Conditions
Change (Less Proposed Project
Conditions)
Housing Units 1,962 1,764 198
Population 6,868 6,175 693
Jobs 56 26 30
Finding
Implementation of Alternative 1 would result in similar impacts for the majority of the issue areas as identified for the proposed project, with the exception of transportation. Transportation impacts, specifically VMT, would be determined on a project-by-project basis and would be evaluated during their individual approval and/or environmental review process in accordance with CEQA, as applicable. Even with incorporation of all applicable mitigation measures and compliance with federal, State, and local requirements, it is speculative at this time to assume that all future projects would be Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 49 -
able to reduce their impacts to transportation to a less than significant level under Alternative 1.

Moreover, VMT reduction strategies would not be provided to the same extent as the proposed project. Alternative 1 would not reduce any of the proposed project’s significant and unavoidable impacts associated with air quality, GHG, and noise, but would reduce the severity of these impacts due to the reduction in residential and commercial development. Finally, while the significance conclusion for population and housing would be similar to the proposed project, Alternative 1 would result in less severe impacts, as growth would occur at a slower rate as projected in the General Plan.

The City Council hereby rejects the No Project/Current General Plan Alternative for the foregoing reasons, each of which, standing alone, is sufficient to justify rejection of the Alternative.

Alternative 2: Redevelopment at Reduced Commercial Incentives Alternative The Redevelopment at Reduced Commercial Incentives Alternative (Alternative 2) assumes the adoption of the proposed Artesia Downtown Specific Plan and includes estimates for full redevelopment of the 53 selected sites identified by the proposed project. As identified in Table 3-2, District Development Standards, in Chapter 3, Project Description, of the DEIR, the commercial incentives would allow increases in maximum building height, residential density, and intensity in the Pioneer Boulevard, Downtown South, and Downtown North Districts. The proposed densities under this alternative for each proposed zoning district are:
▪ 188th/Corby Avenue: 65 du/ac
▪ Downtown South: 75 du/ac
▪ Pioneer Boulevard: 50 du/ac
▪ Downtown North: 65 du/ac
▪ Downtown Neighborhood (housing only): 40 du/ac
▪ Chateau Estates: Not included
This alternative assumes that in the proposed Downtown South, Pioneer Boulevard, and Downtown North Mixed Use Districts, the development of commercial uses (at 20 percent of the land maximum) would not utilize the Downtown Density Bonus Program and therefore would not receive a density bonus to increase residential density. Table 7-7, Alternative 2 Buildout Conditions, of the Draft EIR provides a breakdown of the development proposed under this alternative.

Table 7-7 Alternative 2 Buildout Conditions (2045)
Proposed Zone Buildout of Units1
188th Street/Corby Avenue 150 du
Downtown South 967 du
Pioneer Boulevard 74 du
Downtown North 550 du
Downtown Neighborhood (housing only) 13 du
Chateau Estates 0
Commercial as Mixed Use2 251,468 sf
Total Residential
Total Commercial
1,754
251,468
1 On sites where commercial uses are identified for 20% of the site, the residential units total the density x remaining acreage at 80%. 2 Commercial buildout assumes as maximum of 20% of land on selected sites in the Downtown South, Downtown North, and Pioneer Boulevard Mixed Use zones.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 50 -
As shown in Draft EIR Table 7-8, Existing Project Site Conditions (2024) and Alternative 2 Buildout Projections (2045), buildout of this alternative would result in a net increase in housing units by 1,735 units, a net increase in population by 6,073 residents, and a decrease in employees by 122 employees as compared to existing conditions.

Table 7-8 Existing Project Site Conditions (2024) and Alternative 2 Buildout Projections (2045) Existing
Project Site
Conditions
Existing Project Site
Development to Remain
(2045)
Alternative 2
Buildout Conditions
(2045)1
Total
(Existing Development
to Remain +
Alternative 2)
Change (Less
Existing
Conditions)
Housing
Units 314 295 1,754 2,049 1,735
Population 1,099 1,033 6,139 7,172 6,073
Jobs 689 389 178 567 (122)
As shown in Draft EIR Table 7-9, Alternative 2 Buildout and Proposed Project Buildout Conditions Comparison (2045), below, development under this alternative would result in 1,754 housing units, 6,139 residents, and 178 employees. Alternative 2 would result in an 11.5 percent reduction in housing units (227 units), an 11.5 percent reduction in population (795 residents), a 50 percent reduction in commercial square footage (251,451 sf), and a 50 percent reduction in jobs (178 employees) when compared to the proposed project.

Table 7-9 Alternative 2 Buildout and Proposed Project Buildout Conditions Comparison (2045) Alternative 2 Buildout
Conditions Proposed Project Conditions
Change (Less Proposed Project
Conditions)
Housing Units 1,754 1,981 227
Population 6,139 6,934 795
Jobs 178 356 (178)
Finding
Implementation of Alternative 2 would result in similar impacts for all the issues as identified for the proposed project. Alternative 2 would not reduce any of the proposed project’s significant and unavoidable impacts associated with air quality, GHG, and noise, but would reduce the severity of these impacts due to the reduction in residential and commercial development. Additionally, while the significance conclusions would be the same as the proposed project, Alternative 2 would reduce the impacts associated with aesthetics, cultural resources, geology and soils, hazards and hazardous materials, hydrology and water quality, population and housing, public services, recreation, transportation, tribal cultural resources, and utilities and service systems. The proposed Artesia Downtown Specific Plan would be adopted under Alternative 2; the goals, policies, and development features of the Artesia Downtown Specific Plan would be widely applied throughout the project site.

However, this alternative would not fully meet the proposed project’s objectives related to housing and jobs and new economic opportunities. The City Council hereby rejects the Redevelopment at Reduced Commercial Incentives Alternative for the foregoing reasons, each of which, standing alone, is sufficient to justify rejection of the Alternative.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 51 -
Alternative 3: Redevelopment with No Commercial Incentives Alternative The Redevelopment with No Commercial Incentives Alternative (Alternative 3) assumes the adoption of the proposed Artesia Downtown Specific Plan and includes estimates for full redevelopment of the 53 selected sites identified by the proposed project at a reduced intensity and density as compared to the proposed project. As identified Table 3-2, District Development Standards, in Chapter 3, Project Description, of the DEIR, the commercial incentives would allow increases in maximum building height, residential density, and intensity in the Pioneer Boulevard, Downtown South, and Downtown North Districts. The proposed densities under this alternative for each proposed zoning district are listed below.
▪ 188th/Corby Avenue: 55 du/ac
▪ Downtown South: 65 du/ac
▪ Pioneer Boulevard: 40 du/ac
▪ Downtown North: 55 du/ac
▪ Downtown Neighborhood (housing only): 40 du/ac
▪ Chateau Estates: Not included
This alternative assumes that in the proposed Downtown South, Pioneer Boulevard, and Downtown North Mixed Use Districts, the development of commercial uses (at 20 percent of the land maximum) would not utilize the Downtown Density Bonus Program and therefore would not receive a density bonus to increase residential density. Draft EIR Table 7-10, Alternative 3 Buildout Conditions, provides a breakdown of the development proposed under this alternative.

Table 7-10 Alternative 3 Buildout Conditions (2045)
Proposed Zone Buildout of Units1
188th Street/Corby Avenue 125 du
Downtown South 837 du
Pioneer Boulevard 58 du
Downtown North 465 du
Downtown Neighborhood (housing only) 13 du
Chateau Estates 0
Commercial as Mixed Use2 251,468 sf
Total Residential
Total Commercial
1,498
251,468

1. On sites where commercial uses are identified for 20% of the site, the residential units total the density x remaining acreage at 80%. 2 Commercial buildout assumes as maximum of 20% of land on selected sites in the Downtown South, Downtown North, and Pioneer Boulevard Mixed Use zones.

As shown in DEIR Table 7-11, Existing Project Site Conditions (2024) and Alternative 3 Buildout Projections (2045), buildout of this alternative would result in a net increase in housing units by 1,479 units, a net increase in population by 5,177 residents, and a decrease in employees by 122 employees.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 52 -
Table 7-11 Existing Project Site Conditions (2024) and Alternative 3 Buildout Projections (2045) Existing Project
Site Conditions
Existing Project Site
Development to Remain
(2045)
Alternative 3 Buildout
Conditions (2045)1
Total
(Existing Development to
Remain +
Alternative 3)
Change (Less
Existing Conditions)
Housing
Units 314 295 1,498 1,793 1,479
Population 1,099 1,033 5,243 6,276 5,177
Jobs 689 389 178 567 (122)
As shown in Draft EIR Table 7-12, below, development under this alternative would result in 1,498 housing units, 5,243 residents, and 178 employees. Alternative 3 would result in a 24.4 percent reduction (483 units) in housing units, a 24.4 percent reduction (1,691 residents) in population, a 50 percent reduction (251,451 sf) in commercial square footage, and a 50 percent reduction (178 employees) in jobs when compared to the proposed project.

Table 7-12 Alternative 3 Buildout and Proposed Project Buildout Conditions Comparison (2045) Alternative 3 Buildout
Conditions Proposed Project Conditions Change
Housing Units 1,498 1,981 483
Population 5,243 6,934 1,691
Jobs 178 356 178
Finding
Implementation of Alternative 3 would result in similar impacts for all issues identified for the proposed project. Alternative 3 would not reduce any of the proposed project’s significant and unavoidable impacts associated with air quality, GHG, and noise to a less than significant level, but would reduce the severity of these impacts due to the reduction in residential units and commercial development. Additionally, though the significance conclusions would be the same as the proposed project, Alternative 3 would reduce impacts associated with aesthetics, cultural resources, geology and soils, hazards and hazardous materials, hydrology and water quality, population and housing, public services, recreation, transportation, tribal cultural resources, and utilities and service systems. The proposed Artesia Downtown Specific Plan would be adopted under Alternative 3; the goals, policies, and development features of the proposed Artesia Downtown Specific Plan would be widely applied throughout the project site. However, this alternative would not meet the proposed project’s objectives related to housing and jobs and new economic development. The City Council hereby rejects the Redevelopment with No Commercial Incentives Alternative for the foregoing reasons, each of which, standing alone, is sufficient to justify rejection of the Alternative.

D. ENVIRONMENTALLY SUPERIOR ALTERNATIVE
The proposed project and project alternatives were considered and evaluated in the DEIR. As suggested in the CEQA Guidelines Section 25126.6(d), a matrix summarizing and comparing the impacts of the project alternatives with those of the proposed project is shown in Draft EIR Table Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 53 -
7-13, Summary of Alternative Impact Compared to the Proposed Project. As illustrated in the table below, Alternative 2 and 3 would reduce the proposed project’s significant and unavoidable impacts, and Alternative 3 would result in the largest reduction from the proposed project’s significant and unavoidable impacts; however, impacts would remain significant and unavoidable.

Additionally, Draft EIR Table 7-14, Ability of Alternatives to Meeting Project Objectives, compares the project alternatives in terms of whether they meet the project’s objectives. As shown in Table 7-14, none of the project alternatives would be able to fully achieve the proposed project’s objectives. Alternatives 2 and 3 would provide most the proposed project’s benefits but would limit those benefits due to a reduced scope of development.

CEQA requires a lead agency to identify the “environmentally superior alternative” and, in cases where the “No Project” Alternative is environmentally superior to the proposed project, the environmentally superior development alternative must be identified. One alternative has been identified as “environmentally superior” to the proposed project:
▪ Redevelopment with No Commercial Incentives Alternative (Alternative 3) “Among the factors that may be used to eliminate alternatives from detailed consideration in an EIR are: (i) failure to meet most of the basic project objectives, (ii) infeasibility, or (iii) inability to avoid significant environmental impacts” (CEQA Guidelines Section 15126.6[c]).

Table 7-13 Summary of Alternatives Impacts Compared to the Proposed Project Issue Areas Proposed
Project
Alternatives to the Proposed Project
Alternative 1 Alternative 2 Alternative 3

5.1 Aesthetics LTS = ▼ ▼

5.2 Air Quality SU = ▼ ▼

5.3 Cultural Resources LTSM = ▼ ▼

5.4 Energy LTS = ▼ ▼

5.5 Geology and Soils LTSM = = =

5.6 Greenhouse Gas Emissions SU = ▼ ▼

5.7 Hydrology and Water Quality LTS = ▼ ▼

5.8 Land Use and Planning LTS = = =

5.9 Noise SU = ▼ ▼

5.10 Population and Housing LTS = ▼ ▼

5.11 Public Services LTS = ▼ ▼

5.12 Recreation LTS = ▼ ▼

5.13 Transportation LTSM ▲ ▼ ▼
Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 54 -

5.14 Tribal Cultural Resources LTSM = = =

5.15 Utilities and Service Systems LTS = ▼ ▼
Notes:
▲▲ Alternative would result in greater issue area impacts when compared to the proposed Project and the difference would be significant. ▲ Alternative would result in greater issue area impacts when compared to the proposed Project; however, this difference would be negligible and would not change the significance conclusion.
= Alternative would result in similar issue area impacts when compared to the proposed Project. ▼ Alternative would result in reduced issue area impacts when compared to the proposed Project; however, this difference would be negligible and would not change the significance conclusion.
▼▼ Alternative would result in reduced issue area impacts when compared to the Project and the difference would be significant.

NI = No Impact
LTS = Less than Significant Impact
LSTM = Less than Significant Impact with Mitigation
SU = Significant and Unavoidable Impact
Table 7-14 Ability of Alternatives to Meet Project Objectives Project Objectives Alternative 1 Alternative 2 Alternative 3 Objective 1: Provide strategic land use designations
to connect to the community to housing, jobs, and
recreation
No Partially Partially
Objective 2: Provide a connected business district to
facilitate new economic opportunities. No Partially Partially Objective 3: Create a vibrant and scenic downtown
reflective of a diverse community No Yes Yes
Objective 4: Beautification through building design,
landscape, and art. No Yes Yes
Objective 5: Enhance connectivity and streetscapes
to increase multimodal accessibility and safety. No Partially Partially Objective 6: Plan for and build a transit ready
Downtown Artesia. No Partially Partially
Objective 7: Facilitate the City in reaching its
Regional Housing Needs Assessment Allocation of
1,069 units.

No No No
Objective 8: Promote higher-density, mixed use
development in proximity to the Southeast Gateway
Line station to encourage transit ridership.

No Partially Partially
Objective 9: Balance increased density and
commercial activity with design standards that respect
and enhance the character of existing neighborhoods,
ensuring compatibility with the surrounding
community.

No Yes Yes
As shown in the tables above, Alternative 1 would result in similar impacts to the proposed project but result in greater impacts related to transportation. Therefore, this alternative is not the Environmentally Superior Alternative.

Alternative 2 and 3 would result in similar impacts and would partially achieve the proposed project’s objectives. However, Alternative 3 would lessen the proposed project’s impacts the most due to the

24.4 percent reduction in residential development and 50 percent reduction in commercial development compared to the proposed project.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 55 -
V. ADDITIONAL CEQA CONSIDERATIONS
A. SIGNIFICANT IRREVERSIBLE CHANGES DUE TO THE PROJECT
CEQA Guidelines Section 15126.2(c) requires that an EIR describe any significant irreversible environmental changes that would be caused by the proposed project should it be implemented.

Specifically, the CEQA Guidelines state:

Uses of nonrenewable resources during the initial and continued phases of the project may be irreversible since a large commitment of such resources makes removal or nonuse thereafter unlikely. Primary impacts and, particularly, secondary impacts (such as highways improvement which provides access to a previously inaccessible area) generally commit future generations to similar uses. Also, irreversible damage can result from environmental accidents associated with the project. Irretrievable commitments of resources should be evaluated to assure that such current consumption is justified.

Generally, a project would result in significant irreversible environmental changes if:
▪ The primary and secondary impacts would generally commit future generations to similar uses; ▪ The project would involve a large commitment of nonrenewable resources; ▪ The project would involve uses in which irreversible damage could result from any potential environmental accidents associated with the project; or ▪ The proposed irretrievable commitments of nonrenewable resources are not justified (e.g., the project involves the wasteful use of energy).

In the case of the proposed project, implementation would cause the following significant irreversible changes:
▪ Implementation of the proposed project would include construction activities that would entail the commitment of nonrenewable and/or slowly renewable energy resources; human resources; and natural resources such as lumber and other forest products, sand and gravel, asphalt, steel, copper, lead, other metals, water, and fossil fuels. Future developments in accordance with the proposed project would require the use of natural gas and electricity, fossil fuels, and water. The commitment of resources required for the construction and operation of the proposed project would limit the availability of such resources for future generations or for other uses during the life of the project.
▪ An increased commitment of social services and public maintenance services would also be required (e.g., police, fire, schools, libraries, and sewer and water services). The energy and social service commitments would be long-term obligations in view of the low likelihood of returning the land to its original condition once it has been developed.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 56 -
▪ Population growth related to project implementation would increase vehicle trips over the long term. Emissions associated with such vehicle trips would continue to contribute to the South Central Coast Air Basin’s nonattainment designation for ozone (O3) and particulate matter (PM10). ▪ Future development in accordance with the proposed project is a long-term irreversible commitment of vacant parcels of land or redevelopment of existing developed land in the city.

Given the low likelihood that the land would revert to lower intensity uses or to its current form, the proposed project would generally commit future generations to these environmental changes.

B. GROWTH-INDUCING IMPACTS OF THE PROPOSED PROJECT
Pursuant to CEQA Guidelines Section 15126(d) and 15126.2(d), this section is provided to examine ways in which the Project could foster economic or population growth, or the construction of additional housing, either directly or indirectly, in the surrounding environment. To address this issue, potential growth-inducing effects will be examined through analysis of the following questions:

Would this project remove obstacles to growth, e.g., through the construction or extension of major infrastructure facilities that do not presently exist in the project area, or through changes in existing regulations pertaining to land development? Future growth facilitated by the proposed project would allow for infill development and intensification in the City. This would indirectly induce construction of site-specific infrastructure upgrades, extensions, and improvements, such as roadways, storm drains, sewer lines, water pipes, solid waste collection systems, and energy/communications extensions. Additionally, the proposed project would induce growth through the removal of obstacles to development by simplifying and streamlining land use and zoning regulations for the project area. The proposed project does not, however, propose any specific infrastructure improvements that would result in growth. The proposed project does not approve the construction of specific development projects and would largely accommodate growth based on specific, future development proposals pursuant to market conditions.

However, in some locations, the project would allow increased development intensity and/or mix of land uses (e.g., residential development of different densities on the same property, or a combination of retail and/or office land uses and residential land uses) compared to existing conditions. Specifically, the proposed project provides opportunities for intensification or reuse of focused areas of the City and targets change in areas essential to satisfy the City’s State-mandated obligation to demonstrate it could meet its Regional Housing Needs Allocation (RHNA) requirements for housing. Therefore, the proposed project removes regulatory obstacles to growth and is considered growth inducing.

Would this project result in the need to expand one or more public services to maintain desired levels of service?
The proposed project is a regulatory document that sets the framework for future growth and development in the City and does not directly result in development. Direct growth-inducing impacts are commonly associated with the extension of new public services, utilities, and roads into areas that have previously been undeveloped. Growth facilitated by the proposed project would allow for infill Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 57 -
development and intensification in the City, which is already served by public services. As discussed in Section 5.11, Public Services, there are several mechanisms in place to ensure there is adequate funding for expansion of services as buildout facilitated by the proposed project continues, such as budgets, development impact fees, and coordination with local and regional agencies. Future projects facilitated by the proposed project would be evaluated on an individual basis for conformance with funding mechanisms as applicable. Over time, the City anticipates the need to expand services to meet the needs of growth envisioned in the proposed project.

Would this project encourage or facilitate economic effects that could result in other activities that could significantly affect the environment? Implementation of the proposed project would encourage or facilitate economic effects. Temporary jobs would be created during development of future projects (e.g., design, planning, engineering, construction, etc.), facilitated by the proposed project, which would result in direct economic effects.

As the population grows and occupies new dwellings units in accordance with the proposed project, new residents would seek shopping, entertainment, employment, home improvement, and other economic opportunities in the surrounding area. This would facilitate economic transactions of goods and services and could, therefore, encourage the creation of new businesses and/or the expansion of existing businesses to address these economic needs. Furthermore, the proposed increases in development capacity for office, commercial, and retail uses would serve the shopping and services needs of the future residents and would generate additional employment opportunities. The physical impacts of job growth are reflected in the analysis in the Draft EIR and are expected to be localized in the City. As the proposed project is a regulatory document and does not directly result in development, before any development or redevelopment activities would occur in the City, such activities would be analyzed for conformance with applicable local, state, and federal requirements to ensure that future projects would not adversely affect the environment. There is nothing unusual about the anticipated growth facilitated by the proposed project that would significantly affect the environment.

Would approval of this project involve some precedent-setting action that could encourage and facilitate other activities that could significantly affect the environment? Cities and counties in California periodically update their general plans elements pursuant to California Government Code Sections 65300 et seq., and the adoption of these types of plans do not necessarily set a precedent that could encourage and facilitate other activities that may significantly affect the environment. The proposed project would establish strategic land use designations to connect the community to housing, jobs, and recreation; create a connected business district to facilitate new economic opportunities, build a vibrant and scenic downtown reflective of a diverse community; beautify downtown through building design, landscape, and art; and enhance streetscapes to increase multimodal accessibility and safety. Future development proposals would be reviewed on a project-byproject basis for conformance zoning requirements, and other applicable local, state, and federal requirements to ensure that future projects would not adversely affect the environment. Moreover, no changes to any of the City’s building safety standards (building, grading, plumbing, mechanical, electrical, fire codes) are proposed or required to implement the proposed project. Although the proposed project would include actions that set precedents within the City to facilitate future growth, these precedents are not anticipated to encourage and/or facilitate other activities that could significantly affect the environment.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 58 -
VI. RESPONSES TO COMMENTS ON THE DRAFT EIR AND REVISIONS TO THE

FINAL EIR
The Final EIR contains response to comments, clarifications, revisions, and corrections to the Draft EIR. The focus of the response to comments is on the disposition of significant environmental issues raised in the comments, as specified by CEQA Guidelines Section 15088(b). In Section 2 of the Final EIR, the City provided written responses to each comment made by a public agency, pursuant to CEQA Guidelines Section 15088(b), and revisions and corrections to the Draft EIR are in Section 3 of the Final EIR.

CEQA requires that a lead agency recirculate an EIR when significant new information is added to the EIR after public notice is given of the availability of the draft EIR for public review, but before certification. “Information” includes changes in the project. Recirculation is not required where the new information added to the EIR merely clarifies, amplifies or makes insignificant modifications in an adequate EIR.

New information is not considered significant unless the EIR is changed in a way that deprives the public of a meaningful opportunity to comment upon a substantial adverse environmental effect of the project or a feasible way to mitigate or avoid such an effect, that the project’s proponents have declined to implement. “Significant new information” includes a disclosure showing that:
▪ A new significant environmental impact would result from the project or from a new mitigation measure proposed to be implemented;
▪ A substantial increase in the severity of an environmental impact would result unless mitigation measures are adopted;
▪ A feasible project alternative or mitigation measure considerably different from others previously analyzed would clearly lessen the significant environmental impacts of the project, but the project’s proponents decline to adopt it; or
▪ The draft EIR was so fundamentally and basically inadequate and conclusory in nature that meaningful public review and comment were precluded.

Based on the responses to comments, the Planning Commission’s recommendations, and in those instances noted below, planning staff recommendations, changes to the project considered include the following:
▪ In response to a comment letter submitted by the City of Cerritos, additional information was added to clarify that fire protection services would also serve the City of Cerritos.

None of this material constitutes the type of significant new information that requires recirculation of the Draft PEIR for further public comment under CEQA Guidelines Section 15088.5. None of this new material indicates that the project will result in a significant new environmental impact not previously disclosed in the Draft EIR. Additionally, none of this material indicates that there would be a substantial increase in the severity of a previously identified environmental impact that will not be Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 59 -
mitigated, or that there would be any of the other circumstances requiring recirculation described in Section 15088.5 of the CEQA Guidelines.

VII. STATEMENT OF OVERRIDING CONSIDERATIONS
CEQA requires decision makers to balance the benefits of the proposed project against its unavoidable environmental risks when determining whether to approve the project. If the benefits of the project outweigh the unavoidable adverse effects, those effects may be considered “acceptable” (CEQA Guidelines Section 15093[a]). CEQA requires the agency to support, in writing, the specific reasons for considering a project acceptable when significant impacts are infeasible to mitigate. Such reasons must be based on substantial evidence in the Final EIR or elsewhere in the administrative record (CEQA Guidelines Section 15093 [b]). The agency’s statement is referred to as a Statement of Overriding Considerations.

The following provides a description of the project’s significant and unavoidable adverse impact and the justification for adopting a statement of overriding considerations.

A. SIGNIFICANT AND UNAVOIDABLE IMPACTS
Although most potential project impacts have been substantially avoided or mitigated, as described in the Findings of Fact, 6 project impacts remain for which complete mitigation is not feasible. The EIR identified the following significant unavoidable adverse impacts of the project.

Air Quality
▪ Impact 5.2-1
▪ Impact 5.2-2
▪ Impact 5.2-3
▪ Impact 5.2-4
Greenhouse Gas Emissions
▪ Impact 5.7-1
Noise
▪ Impact 5.11-1
B. PROJECT BENEFITS IN SUPPORT OF THE STATEMENT OF OVERRIDING

CONSIDERATIONS
This section describes the benefits of the proposed project that outweigh the project’s unavoidable adverse effects and provides specific reasons for considering the project acceptable even though the Final EIR has indicated that 6 significant project impacts cannot be mitigated to a less-than-significant level. Pursuant to CEQA Guidelines Section15093(c), the Statement of Overriding Considerations will be included in the record of the project approval and will also be noted in the Notice of Determination.

Each of the benefits identified below provides a separate and independent basis for overriding the significant environmental effects of the proposed project.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 60 -
Having reduced the potential effects of the proposed project through all feasible mitigation measures, as described previously, and balancing the benefits of the proposed project against its potential unavoidable adverse impacts on air quality, GHG emissions, and noise, the City finds that the following legal requirements and benefits of the proposed project individually and collectively outweigh the potentially significant unavoidable adverse impacts for the following reasons.

Implements the Objectives Established for the Proposed Project The City finds that the adoption and implementation of the proposed project will have the following economic, social, legal, and other considerable benefits:

1. Provide strategic land use designations to connect the community to housing, jobs, and recreation.

2. Provide a connected business district to facilitate new economic opportunities.

3. Create a vibrant and scenic downtown reflective of a diverse community.

4. Beautification through building design, landscape, and art.

5. Enhance connectivity and streetscapes to increase multimodal accessibility and safety.

6. Plan for and build a transit ready Downtown Artesia.

7. Facilitate the City in reaching its Regional Housing Needs Assessment Allocation of 1,069 units.

8. Promote higher-density, mixed use development in proximity to the Southeast Gateway Line station to encourage transit ridership.

9. Balance increased density and commercial activity with design standards that respect and enhance the character of existing neighborhoods, ensuring compatibility with the surrounding community.

The proposed project would implement new land use, zoning, and development standards to guide the scale of future development and growth in Artesia's Downtown district as the City prepares for the planned expansion of a new Metro light rail line (referred to as the Southeast Gateway Line) that will connect southeastern Los Angeles County communities, including Artesia, to Downtown Los Angeles.

While the Proposed Project does not include specific development projects at this time, the Artesia Downtown Specific Plan would establish goals and objectives, development standards, and implementation actions associated with land use, mobility, and infrastructure and establish a transitoriented plan that would provide new opportunities for housing, retail/commercial, and entertainment uses in Artesia’s Downtown district. The proposed project would establish the necessary plans, development standards, regulations, infrastructure requirements, and implementation programs on which subsequent project-related development activities in the Specific Plan area would be based. The Specific Plan proposes land use and zoning changes that could facilitate the development of up to 1,981 housing units and 502,919 square feet of commercial space, including mixed uses and multifamily housing. In addition to residential land uses, the Specific Plan proposes nonresidential land uses, such as neighborhood parks and parking structures.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 61 -
The land use plan divides the proposed project site into six zoning districts. These distinct zoning districts would allow for a range of land uses and densities within a defined building envelope. The zones would also implement the City's urban design objectives for each part of the project site to establish and maintain attractive distinctions between each zone.

Accommodates an Increase in Housing That Helps Achieve the City’s Regional Housing Needs
The growth and increases in density under the proposed project are guided by SCAG’s Connect SoCal, which assumes a population of 17,800 in the city by 2050. The proposed project would result in 1,981 housing units with a population increase of 6,868 people, or approximately 40 percent of the existing population and 38 percent of SCAG’s forecast 2050 population in the city. SCAG’s 2021-2029 RHNA allocation for the city is 1,069 dwelling units. The proposed project would provide 912 dwelling units above the RHNA allocation. SCAG’s Connect SoCal RTP/SCS assumes 6,600 jobs in the city by 2050.

The proposed project would generate approximately 356 jobs, or approximately 0.7 percent of the existing jobs and 0.8 percent of SCAG’s forecast 2050 jobs in the city. The proposed project would place growth near planned or existing transit stations and areas, commercial retail service areas, and active transportation corridors.

Conclusion
The City Council hereby declares that, pursuant to the CEQA Guidelines section 15093, the City Council has balanced the benefits of the proposed project against any unavoidable environmental impacts in determining whether to approve the proposed project. Pursuant to the CEQA Guidelines, if the benefits of the proposed project outweigh the proposed project’s unavoidable adverse environmental impacts, those impacts may be considered “acceptable.” Having reduced the adverse significant environmental effects of the proposed project to the extent feasible by adopting the mitigation measures in the EIR, the Mitigation Monitoring and Reporting Program (MMRP), and this Resolution; having considered the entire administrative record on the proposed project; and having weighed the benefits of the proposed project against its unavoidable adverse impact after mitigation, the City Council has determined that each of the social, economic, and environmental benefits of the proposed project, separately and individually, outweighs the proposed project’s potential unavoidable adverse impacts and renders those potential adverse environmental impacts acceptable.

VIII. MITIGATION MONITORING AND REPORTING PROGRAM
Pursuant to Public Resources Code section 21081.6, the City Council hereby adopts the Mitigation Monitoring and Reporting Program (“MMRP”), attached as Exhibit “A.” Implementation of the mitigation measures in the MMRP is hereby made a condition of approval of the project. In the event of any inconsistencies between the mitigation measures herein and the MMRP, the MMRP shall control.

Artesia Downtown Specific Plan
CEQA Findings of Fact and Statement of Overriding Considerations - 62 -
IX. CERTIFICATION
The City Council finds that it has been presented with the EIR, which it has reviewed and considered, and further finds that the EIR is an accurate and objective statement that has been completed in full compliance with CEQA, the CEQA Guidelines, and the City’s local CEQA procedures, and that the EIR reflects the independent judgment and analysis of the City Council.

The City Council declares that no evidence of new significant impacts that would require recirculation, as defined by CEQA Guidelines Section 15088.5, has been received by the City Council after circulation of the Draft PEIR.

Therefore, the City Council hereby certifies the EIR based on the entirety of the record of proceedings.

Artesia Downtown Specific Plan - edits between Feb 2025 Public Review Draft and June 2025 PC Hearing Draft Edit Chapter/Page
Edited: Los Angeles County Metropolitan Transit Authority (Metro) - Transportation, not transit 1.2, page 1-2 Edited text re Metro A line not E line 1.4.3, page 1-7
Edited text to remove "Little India" references 2.3, page 2-4 Updated text and figures regarding closure of 186th vs 187th per adopted SEGL/EIR plans; updated credits to reference WSAB Transit Corridor Final EIR" 2.4, pages 2-6--2-7
Added existing data in terms of existing conditions (e.g. counts, surveys, collisions) related to First Last Mile/active transportation/connectivity to/from Pioneer station 3.2 / page 3-6 Credited illustrations to Andmore Partners 4.8.2 page 4-17 Added reference to Section 6.9.5 (Parking Structures Design Standards) in Metro Parking Garage text 4.8.3, page 4-18 Added standards for conversion of existing structures to Live/Work 5.2.1, page 5-12 Added introduction to Chapter 6, define "development" for purposes of design standards; addition renumbers all subsequent Sections in Chapter 6 6.1 page 6-2
Added Special Setbacks to Figure 6-1 6.2, Figure 6-1, Page 6-5 Added Special Setbacks to Section 6.3.3 6.3.3, page 6-9 Modified standards to require public alleys be constructed as concrete, not asphalt (per City policy) 6.3.4 item d., page 6-10 Modified Open Space Standards from 200sf/unit to 150sf/unit 6.4.1 Open Space - Dev Standards, page 6-14 Relocated balcony standards to Private Open Space 6.4.4, page 6-17 Edited balcony dimensions for consistency 6.4.4 page 6-17 Add additional options for Height Modulation 6.5.1, page 6-19 Reorganized subsections in Section 6.6 Materials and Finishes to minimize blank pages 6.6, pages 6-22--29 Defined exemptions to Public Art requirement; added requirement for maintanence fund; add provision regarding requirements become effective upon adoption of Public Art ordinance 6.6.4, page 6-25 Integrated Rootop Equipment into Section 6.6.5 Utilities 6.6.5, page 6-26 Add subsection regarding Signs (subject to Muni Code) 6.6.7 page 6-28 Edited Trash standards to include landfill, recycling, and organics 6.6.8, page 6-28 Make Streetscapes unique Subsection 6.7, page 6-30
Edited standards per City Engineer's direction 6.7 Streetscapes, page 6-30 Edited/added standards for Parking Structures per City direction 6.9.5, pages 6-40--41 Corrected reference on Legend: 'West Santa Ana Branch' to 'Southeast Gateway Line' 7.3.2, Figure 7.3 / Page 7-9 Included sidewalk and bike lane buffer dimensions on cross-sections 7.3.4, Figures 7.5-7 / Page 7-13 Corrected street references 7.3.4 Figures 7.5,page 7-13 Reorganized Chapter 8 text/figures to minimize blank pages Chapter 8 Reorganized Chapter 9 to minimize blank pages Chapter 9 Added standards regarding proposals that cross zone boundaries 9.1.8, page 9-6 Added "9.2.3 Restrictions" to Community Benefits 9.2.3, page 9-7 Corrected Table References 9.2.4, pages 9-8--11
Added language "Adopt a Public Art Ordinance to implement Section 6.6.4" 9.3.4, page 9-13 Reorganized Chapter 10 text/figures to minimize blank pages Chapter 10 Added clause "including any previous Specific Plans" in Section 10.1 General Plan 10.1, page 10-2 Added subsection regarding the Mixed-Use Overlay Zone 10.3.1, page 10-4 Added subsection regarding Downtown Design Guidelines 10.4, page 10-4 Correct section title to 'Perceived Street Width' (typo) Appendix B Existing Conditions / Page B-26

ARTESIA DOWNTOWN

SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
City Council
Ali Taj, Mayor
Rene Trevino, Mayor Pro Tem
Zeel Ahir
Monica Manalo
Melissa Ramoso
Planning Commission
Victor Manalo, Chair
Michele Diaz, Vice-Chair
Paul Barcelos
Maurice Pantoja
Chirag Patel
City Staff
Abel Avalos, City Manager
Melissa Burke, Deputy City Manager
Karen Lee, Special Projects Manager
Planning Consultantt
Art Bashmakian, Sagecrest Planning + Environmental
Prepared by
Funded by
City of Artesia
18747 Clarkdale Ave.

Artesia, CA 90701

ACKNOWLEDGMENTS
Note: This document is intended to
be viewed as a two page spread
with a single cover and back page.
i ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
(@PLACEWORKS
©Metro
[lJ]
WHEREAS, lorem ipusm
WHEREAS, lorem ipusm
WHEREAS, lorem ipusm
WHEREAS, lorem ipusm
WHEREAS, lorem ipusm
WHEREAS, lorem ipusm
WHEREAS, lorem ipusm
NOW THEREFORE, be it resolved

ADOPTING RESOLUTION
ARTESIA DOWNTOWN SPECIFIC PLAN ii
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

PAGE INTENTIONALLY LEFT BLANK
iii ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

1.0 INTRODUCTION
APPENDIX A: DEFINITIONS
APPENDIX B: EXISTING CONDITIONS ANALYSIS

2.0 METRO PLANNING CONTEXT

6.0 DEVELOPMENT STANDARDS

3.0 DOWNTOWN TODAY

7.0 MOBILITY

4.0 VISION

8.0 INFRASTRUCTURE

5.0 LAND USE PLAN

9.0 ADMINISTRATION & IMPLEMENTATION

10.0 POLICY CONTEXT

TABLE OF CONTENTS
The Artesia Downtown Specific Plan (ADSP) contains ten chapters and two appendices:

This chapter presents the context and purpose of the ADSP. It additionally provides the historical context for Downtown Artesia.

This chapter outlines the history of the Southeast Gateway Line, including proposed designs for the Pioneer Station. This chapter also summarizes prior planning studies conducted for Downtown Artesia and presents a series of case studies of similarly sized transit-oriented downtowns.

This chapter identifies challenges and opportunities within the Downtown area’s existing conditions, summarizing the Existing Conditions Analysis in Appendix B.

This chapter establishes the overall vision, goals, and objectives for the ADSP area and describes the process of creating the vision. The vision is followed by an illustrative plan of the ADSP area which identifies specific projects that will assist the transformation of Downtown Artesia.

This chapter introduces the zoning districts for the ADSP and establishes the types of land uses allowed for potential new development within each zoning district.

This chapter presents standards and guidelines for development of private property, including allowable densities and heights, as well as required setbacks, open space, and parking standards.

This chapter articulates mobility polices and standards reflective of a long-term vision to maximize accessibility of Downtown Artesia for pedestrians, transit users, cyclists, and drivers.

This chapter describes the utility system that serves the Specific Plan area as well as identifying the necessary improvements to the system as a result of the Specific Plan. The following subjects are addressed: Water Supply, Sewage, and Storm Drainage.

This chapter outlines the incentives and bonus program of the ADSP and presents implementation actions and responsibilities, and potential programming and funding opportunities to bring the ADSP vision to life.

This chapter discusses the relationship of the ADSP to other City planning documents.

ARTESIA DOWNTOWN SPECIFIC PLAN iv
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

PAGE INTENTIONALLY LEFT BLANK
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
1-0 DOWNTOWN ARTESIA SPECIFIC PLAN
1 1 INTRODUCTION
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

1.1 SPECIFIC PLAN AREA
The Artesia Downtown Specific Plan (ADSP) area includes the blocks adjoining Pioneer Boulevard, beginning with the area around the future Pioneer Station to the south and ending just beyond 183rd Street to the north. To the east and west, the study area is bounded by Arline, Corby, and Alburtis Avenues. The study area further extends south along Pioneer Boulevard within the City of Artesia and includes the area between 188th Street and the Le Belle Chateau Estates Mobile Home Park, and Pioneer Boulevard to Jersey Avenue.

The study area hosts primarily commercial and residential apartment properties. South of the current railroad right-of-way are several light industrial properties and a number of single-family homes.

1.2 SPECIFIC PLAN PURPOSE
The Los Angeles County Metropolitan Transit Authority (Metro) plans to construct the Southeast Gateway Line (SGL), which includes a future station Pioneer Boulevard. Upon completion, the SGL will enhance Downtown Artesia’s position as a gateway between Los Angeles and Orange Counties. To facilitate new transit-oriented development, the ADSP will implement new land use, zoning, and development standards, thereby creating incentives for new investment in the downtown. The ADSP encourages new opportunities for jobs, housing, recreation, entertainment, and retail as the City prepares for the Metro extension.

The ADSP will dictate the scale of future development growth in Artesia’s Downtown district, enhance pedestrian and bicyclist experience, and curate community gathering spaces.
1-2 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
South St
186th St
185th St
Roseton Ave
Jersey Ave
183rd St
Ashworth St
Alburtis Ave
Arline Ave
187th St
180th St
178th St
188th St
Corby Ave
Gridley Rd
Jersey Ave
Pioneer Blvd Pioneer Blvd Pioneer Blvd
Clarkdale Ave
Seine Ave
Devlin Ave
Elaine Ave
Lincoln Station
Shopping Center
Mobile Home Park Bragg
Elementary
School
Artesia Park
Cerritos Promenade
Shopping
Center
Shopping
Center
West Santa Ana Branch Corridor
City of Artesia
City of Cerritos
Future Metro Pioneer Station
Future Metro Rail
Legend
Downtown Artesia Specific Plan
Figure 1.1: Artesia Downtown Specific Plan Project Area ARTESIA DOWNTOWN SPECIFIC PLAN 1-3
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

1.3 WHAT IS A SPECIFIC PLAN?
A Specific Plan is a regulatory tool that local governments use to guide development in a focused area of the community. The General Plan is the primary guide for growth and development citywide, and a Specific Plan focuses on the unique characteristics of a special area by customizing the planning process and land use regulations to that area.

California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457, allows cities and counties to prepare Specific Plans to develop policies, programs, regulations, and guidelines to implement the jurisdiction’s adopted General Plan. As prescribed by law, a Specific Plan includes text and diagrams that generally describe:
• The distribution, location, and extent of all land uses. • The standards and criteria by which new development will proceed.
• The proposed distribution, location, extent, and intensity of major components of public infrastructure, such as
transportation and utility systems.
• A program of implementation measures, such as financing measures, policies, regulations, and public works projects.

The Specific Plan will provide applicants, City staff, the public, and decision makers with information on the overall intent for Downtown, design standards to facilitate the project’s implementation, and future changes thereto. It is intended that local public works projects, design review plans, detailed site plans, grading permits and building permits, or any other action requiring ministerial or discretionary approval applicable to this area be consistent with this Specific Plan.

The Artesia Downtown Specific Plan will be adopted by resolution and ordinance and establish the necessary plans, development standards, regulations, infrastructure requirements, and implementation programs on which subsequent project-related development activities within the Specific Plan are to be founded.
1-4 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

1.4 DOWNTOWN ARTESIA HISTORY

1.4.1 FOUNDING ARTESIA
Artesia was first settled in 1875 and remained an agrarian community for over 80 years, with influxes of Dutch and Portuguese immigrants in the early twentieth century. Its name comes from the naturally occurring artesian wells in the area. Artesia was incorporated as a city in 1959.

Downtown Artesia is known for its unique and diverse retail business community. This transformation to the Downtown district coincided with the immigration patterns of the 1980s and continued into the 1990s. The Pioneer Boulevard corridor from 183rd Street to South Street consists of an international mix of restaurants, boutiques, and specialty stores. As a result, Downtown Artesia has a diverse ethnic character, celebrated annually since 2013 on Pioneer Boulevard with the “International Street Fair & Diversity Festival.” Today Artesia is a cosmopolitan city with a foundation built on the diverse cultural composition of its businesses and residents.

Figure 1.2: 2024 International Street Fair & Diversity Festival ARTESIA DOWNTOWN SPECIFIC PLAN 1-5
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

1.4.2 THE PACIFIC ELECTRIC RAILWAY
The founding of Artesia is heavily indebted to the Pacific Electric Railway Company. The Pacific Electric, nicknamed the Red Cars, was a privately owned mass transit system in Southern California consisting of electrically powered streetcars, interurban cars, and buses. Henry E. Huntington, the owner of the Pacific Electric, was also a significant real estate investor who developed and sold land along the Red Car routes, opening up many town sites and cities across the region, including Artesia.

Red Cars began service through Artesia in 1905, along a branch line that connected Downtown Los Angeles with Santa Ana in Orange County. The route was known as the West Santa Ana Branch (WSAB). According to Metro’s WSAB Transit Corridor Rename the Project website:

From 1901 to the early 1960s, before the car ruled in Southern California, Los Angeles had the most extensive rail car system in the country. Pacific Electric and other rail service providers connected cities throughout LA, Orange, Riverside and San Bernardino Counties.

One of those rail corridors, named the Pacific Electric Right‐of‐Way (ROW)/West Santa Ana Branch Corridor, provided passenger service from downtown LA, along the alignment currently used by the Metro A Line (Blue), to Watts Station where the line turned southeast to travel along the ROW to a terminal station in the City of Santa Ana in Orange County. Passenger service to Santa Ana ceased in 1950 and to Bellflower in 1955. This ROW has been primarily unused since Pacific Electric service ended in 1961. The portion of this rail corridor within LA County limits is known as the “West Santa Ana Branch.” This new rail line will travel from downtown LA to the City of Artesia and will provide service to Cerritos, Bellflower, Paramount, Downey, South Gate, Cudahy, Bell, Huntington Park, Vernon and unincorporated Florence-Firestone. The rail line will not travel to Santa Ana as it once did. Given this confusion about the project, Metro will rename the project to better reflect the service area, the communities’ character, culture and experience of the people who live, work and play in the cities served by the new line. The new name will remain in place through completion of construction, at which time it will receive a newly designated line letter and line color as the project prepares for revenue service.

In January 2024, Metro renamed the rail corridor the “Southeast Gateway Line.”
1 Artesia: From Portuguese Dairy Farms to Little India, Mike Sonksen. PBS, online. August 22, 2014.

Metro. 2023. “The Story Behind the Name ‘West Santa Ana

2. Branch’.” WSAB Transit Corridor Rename the Project. Accessed January 18, 2024. https://www. renamewsab.com/.

Figure 1.3: Historic Artesia
Station; Source: Portuguese
Historic Museum
1-6 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Bell Gardens
Commerce
Maywood
Vernon
Huntington Park Bell
Cudahy
Downey South Gate
Paramount
Norwalk
Bellflower
Artesia
Cerritos
Cerritos
Arts District South
Little Tokyo
Pioneer
Bellflower
Slauson
Gardendale
Firestone
Little Tokyo (optional)
1-105/Green Line
Florence/Salt Lake
Arts District South
Paramount/Rosecrans
South Park/
Fashion Dist
Pacific/
Randolph
Cudahy
Los Angeles County
Los Angeles
Los Angeles
To Union Station
To 7th/Metro
West Santa Ana Branch TOD SIP

1.4.3 METRO
In 2016, Los Angeles (LA) County voters passed Measure M.

Measure M is a no-sunset, half-cent sales tax measure that funds various Metro transportation projects. Thanks to Measure M, Metro is undertaking one of the largest transportation infrastructure programs in United States history and will double the size of the rail network in the next 40 years. As a part of this expansion, a focus on Transit-Oriented Communities made various grant funds available to local jurisdictions within Metro project areas, Artesia included. In August 2016, the Artesia City Council approved a grant agreement of $375,000 between the City and Metro to fund the preparation of the Artesia Downtown Specific Plan.

In May 2023, the City of Artesia kicked off efforts to develop the ADSP in anticipation of the arrival of the Southeast Gateway Line (referred to at the time as the West Santa Ana Branch) Metro station at Pioneer Boulevard. After completion of the Southeast Gateway Line, Downtown Artesia will have a connection to the Metro E line at Slauson Station.

Pioneer Station will connect Artesia via light rail with major destinations and employment centers in the region—Downtown Los Angeles, Union Station, and South Los Angeles. Transferring at Slauson Station to Union Station, passengers will be able to connect as far as Santa Monica, Pasadena, East Los Angeles, San Fernando Valley, and the Los Angeles International Airport (LAX).

Figure 1.4: Southeast Gateway Line Route
ARTESIA DOWNTOWN SPECIFIC PLAN 1-7
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
i

PAGE INTENTIONALLY LEFT BLANK
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
2-0 DOWNTOWN ARTESIA SPECIFIC PLAN
2 PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
2 METRO PLANNING CONTEXT

2.1 SOUTHEAST GATEWAY LINE
The Southeast Gateway project is a new light-rail transit line that will connect southeast Los Angeles County to South Los Angeles and beyond. The corridor is intended to include 14.5 miles of length and 9 proposed stations across 13 cities. As presently designed, Artesia will be the southern terminus of this transit line.

In 2021, Metro released the Transit-Oriented Development Strategic Implementation Plan (TOD SIP) as a resource to develop new corridorwide governance strategies, with strategies and actions to adopt into local plans and programs and to provide grant funding.

In January 2022, the Metro Board of Directors approved the Locally Preferred Alternative (LPA) for the project from Slauson/A Line in unincorporated Florence-Firestone to Pioneer Station in Artesia, a

14.5-mile segment, and approved a Maintenance and Storage Facility (MSF) in the City of Bellflower.

2.2 METRO PLANNING PRINCIPLES
Through the expansion of Metro and new funding sources
(Measure M), Metro launched a Transit-Oriented Communities Program. The program focused on finding and strengthening synergies between transit and the surrounding streets, public spaces, and developments to support an expanding transit network.

Metro supports local jurisdictions to develop and adopt transitsupportive policies and programs to leverage the value of transit investments and increase ridership. As a part of this program, funding was made available for jurisdictions to prepare for the expansion of Metro. Through grant funding, Metro has five primary goals:
• Increase transit ridership and choice
• Stabilize and strengthen communities around transit
• Engage communities in visioning
• Distribute transit benefits to all
• Capture value created by transit
Because the ADSP is funded by the Transit-Oriented Communities Program, Artesia aims to implement Metro’s primary goals and incorporate the Key Characteristics of Transit-Supportive Communities. 2-2 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Figure 2.1: Southeast Gateway Line Map - Locally Preferred Alternative ARTESIA DOWNTOWN SPECIFIC PLAN 2-3
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Southeast Gateway Line
0 El 0 0
0 I 0 J
MONTEREY ., PARK ;; . ~ ; . i
.....

Slauson/A Line to LA Union Station Study:
> Approximately 4.8 miles
IUlffllllUf1"~11illfG• &.
0 0
.... FLORENCE
........

Metro Rail Lines
& Stations
0 0 0 (:) E
,..,
...
> Inclusive of 3 proposed stations
. ...,,_, ! .ffHI aAtlDIU
~ i VERNON ~
lFHH,TliM l MAYWOOD
--0,..

Bl HUlOJNCTON
IHK
..
.. .. Q BELl
611
C&J1111tr
WATTS
0 Metro Busway & Stations
J
Southeast Gatoway Line
i::::::J
Slauson/A Line to
LA Union Station Study
Slauson/A Line
to Pioneer Station
Maintenance and
Storage Facility IMSFI
® Parking
SubJect to Change 25-0806 ©2024 lACMTA
BELL

CARDENS
....

Slauson/A Line to
Pioneer Station:
> 14.5 miles
0 > 9 stations and 1 new
infill C Line Station
.......

I
j
PIW
RIVERA
i
t

2.3 WSAB TOD SIP
The WSAB TOD SIP (or West Santa Ana Branch Transit Oriented Development Strategic Implementation Plan) was developed by Metro in anticipation of the expansion and development on the WSAB, now called the Southeast Gateway Line. The SIP analyzes the existing communities along the future line to better understand the community needs and how transit investment can be both effective and maximized in these communities and provides recommendations and best practices for plan implementation. The goal of the WSAB TOD SIP is to outline the vision for future changes in station areas and the types of development roles that each station will play in the overall corridor.

The WSAB TOD SIP outlines the process of evaluating the existing conditions of each city along the line, the development of vision and goals for each city and the county, and the creation and identification of the five development typologies. The development typologies are defined by the following characteristics: area of influence from local to regional, land use emphasis (employment-centric vs. residentialcentric), mix of uses, street and block characteristics, and density and scale. The five typologies are:
• Main Street Adjacent
• Large Scale Redevelopment
• Residential Arterial Infill
• Industrial Hybrid Infill
• High Density Walkable Mixed-Use
The report identifies Artesia as Main Street Adjacent, meaning it acts as the center to local commercial districts and has potential areas for community-serving, mixed-use infill development. Because Pioneer Boulevard is anchored by Little India, a regionally recognized hub of South Asian restaurants and retail, the SIP identifies a future of high density mixed uses and a cultural destination surrounded by attractive residential neighborhoods. The SIP outlines the following priorities for Artesia:
• Artesia Downtown Specific Plan: Prioritize the development of a Specific Plan to incentive development.
• Business Preservation: Preserve the cultural heritage of legacy and family businesses within the station area.
2-4 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
• Joint Development of Mixed-Use TOD: Collaborate with
Metro on joint development and explore innovative parking strategies for the downtown.
• Property Bases Improvement District (PBID): Explore the formation of a PBID to market, contribute, and maintain the operational capacity of Pioneer Boulevard.

The vision and priorities outlined in the WSAB TOD SIP have been evaluated and considered in the development of this Specific Plan.

2.3.1 PIONEER TRANSIT-ORIENTED

COMMUNITY MASTER PLAN
Pioneer Transit-Oriented Community Master Plan was completed in 2019 by City Design Studio for Los Angeles Metro. The goal of the master plan was to intensify the station area and the Pioneer Boulevard Corridor and transform the station area into a destination that ensured better access for pedestrians and cyclists. The vision includes buildings that are four to seven stories tall with ground-level retail, commercial offices at the second level, and residential uses on upper floors.

Figure 2.2: TOD SIP - Pioneer Station Illustrative; Source: City Design Studio ARTESIA DOWNTOWN SPECIFIC PLAN 2-5
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

2.4 PIONEER STATION
The future Pioneer Station will be located between Pioneer Boulevard and 187th Street, with pedestrian access from both streets. Metro has plans for a potential five-story parking structure south of the station, between Pioneer Boulevard and Corby Avenue. In the preferred design option, 187th Street will terminate at the rail right-of-way and direct vehicular circulation north and south along Corby Avenue, and 186th Street will remain as a continuous street. Figure 2.3 illustrates the Pioneer Station, and Figure 2.4 illustrates Pioneer Boulevard looking south toward the Pioneer Station and parking structure beyond. Figures

2.5 and 2.6 illustrate the preferred design option for station access.

Figure 2.3: Pioneer Station Illustrative; Source: Metro Figure 2.4: Pioneer Station Illustrative; Source: Metro 2-6 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Figure 2.5: Pioneer Station Access; Source: Cityworks Design and WSP Figure 2.6: Pioneer Station - Proposed Access Alignments; Source: Cityworks Design and WSP ARTESIA DOWNTOWN SPECIFIC PLAN 2-7
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
t Grade Guideway
""
,<o""Y' WSAB PIONEER
A
■
■
■
■
■
■ STATION ENTRANCE

STATION
(At Grade)
••••••••••••••••••••••••
WSAB LRT Tracks
. ;. ·~ STATION ENTRANCE •
•• Station Plaza/Paseo • •
•• Station/ ◄ ■ ■ ■ ■ ■ ■ ,. •
Soundwalls
per Mitigation
Measure NOl-1
I •"" New
Crosswalk

ARTESIA
TPSS
It' Access
,)(
Soundwalls
per Mitigation
Measure NOl-1
Parking
Access

STATION

PARKING
(Structure)
®
Parking
Access
(right-in/
( left-outl
ff
Artesia-Historic Oistrfc.r Rem:wir:m.;il Trail
Jersey Ave
crosswalk modifications
at 186th St/Jersey Ave
Crossover
Tracks
Alley
Access
l
Sidewalk

CERRITOS
<?"' ~~
Cj o"'""
Parkin~ ~ New
Access Signalized
Existing
Alley
l
Intersection
& Crosswalks
.,, ~,is, , .. Soundwalls
per Miti9:alion
Measure NOiNew mid-block
crosswalk between
187th St and Corb Ave

2.5 CASE STUDIES
Studying the benefit of transit in communities of similar size sets the stage for understanding future development opportunities in downtown Artesia. The case studies in this section provide context for retail, community character, housing, and open space in downtown areas where Metro has or plans to establish a stop.

Artesia’s transit-oriented future will bring with it many opportunities that can be envisioned through the lens of other downtowns that experienced revitalization through the connection of a Metro station.

Downtown Bellflower, Downtown South Pasadena, Downtown Azusa, and Downtown Mountain View in the Bay Area all gained new opportunities for housing, retail and commercial, and entertainment with the development of a Metro station and connection to the greater region. Figure 2.7 shows a cross-section of Pioneer Boulevard at its commercial core between 186th Street and 187th Street. This section of Pioneer Boulevard features generous sidewalks, promoting a safe and comfortable experience for pedestrians. Figure 2.8 displays Downtown Artesia and the existing community assets.

Figure 2.7: Pioneer Boulevard (186th to 187th) Existing Street Section 2-8 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Downtown Artesia
Pioneer Blvd
20'
p t p
I
8' 12' 12' 8' I
...... ----40' ------+·
20'
--------- 80' ---------
1/2 mile radius
1/4 mile radius
US Post Office
City Hall
Historical Museum
Old Fire Station
Community Center Library
Fire Station
South St
186th St
185th St
Roseton Ave
Jersey Ave
183rd St
Ashworth St
Alburtis Ave
Arline Ave
187th St
180th St
178th St
188th St
Corby Ave
Gridley Rd
Jersey Ave
Pioneer Blvd Pioneer Blvd Pioneer Blvd
Clarkdale Ave
Seine Ave
Devlin Ave
Elaine Ave
Lincoln Station
Shopping Center
Mobile Home Park Bragg
Elementary
School
Artesia Park
Cerritos Promenade
Shopping
Center
Shopping
Center
West Santa Ana Branch Corridor
City of Artesia
City of Cerritos
Civic Institutions
Parks and Green Space
Community Assets
Religious Institutions
School Buildings
Other Buildings
Figure 2.8: Downtown Artesia - Community Assets
City Hall
ARTESIA DOWNTOWN SPECIFIC PLAN 2-9
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
I I
/ i
/ I
/ i
\
\
\
i
I
I
i_,_,_,,
\
\
-
-
c=J
c=J
L-.JDL-J
' '
I

2.5.1 DOWNTOWN BELLFLOWER
Just across town sits Downtown Bellflower. Like Artesia, Bellflower will also receive a Metro station along the Southeast Gateway Corridor. Downtown Bellflower has an emphasis on dining halls and entertainment, outdoor spaces for events and programming, and preservation of historic resources and sites. Key features are expressed in the photos to the right.

Figure 2.9 displays Downtown Bellflower and the existing community assets. The dark blue shows civic institutions such as city hall, the courthouse, and the library. Light blue denotes cultural and historic buildings such as the theater. The hot pink along Bellflower Boulevard denotes the primary commercial corridor, which has shopping, service businesses, restaurants, and community spaces. The future transit station is marked by the purple circle and dotted line. The green dotted line marks a quarter-mile walking radius from the station, and the teal dotted line marks a half-mile biking radius from the station.

Figure 2.10 shows a typical section of Bellflower Boulevard within the downtown commercial corridor. The total right-of-way width is the same as Pioneer Boulevard at 80’, but Bellflower Boulevard sacrifices sidewalk width to accommodate additional travel lanes.
2-10 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Figure 2.9: Downtown Bellflower
Figure 2.10: Bellflower Boulevard Existing Street Section West Santa Ana Branch Corridor
ARTESIA DOWNTOWN SPECIFIC PLAN 2-11
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
n: - Civic Institutions
- Existing Commercial Corridor
sos St
I I I • .
. ~
~- .. .. ... . .•~ >- • Ioli ' • • • .~:.
■ ■ - Parks and Green Space
7 School Buildings
- TronsitStation
- • I I co I I • 111 I .~~•• ~~ 1 • ■ - -
~. ~~ Iii I 111 I I l-■■■1 a•:.. • . _ ••• - •
Downtown BellAower
BellAower Blvd
p
15'
it t p
1 O' 8' I 8' 1 O' 1 O' 1 O'
-!---------- 5 6' ---------
9'
+------------- 80' --------------i-
·-~
··-~
I
\

2.5.2 DOWNTOWN SOUTH PASADENA
In north Los Angeles County, South Pasadena is known for its quaint charm, local architecture, and walkability.

Downtown South Pasadena is a walkable area with access to the Metro A Line, which runs directly to downtown. Key features of South Pasadena are expressed in the photos to the right.

Figure 2.11 displays Downtown South Pasadena and the existing community assets. Dark blue shows civic institutions such as city hall and the fire department. Light blue denotes cultural and historic buildings such as the historical district. The hot pink along Mission Street and Fair Oaks Avenue denotes the primary commercial corridor, which has shopping, service businesses, restaurants, and community spaces. The transit station is marked by the purple circle and dotted line. The green dotted line marks a quarter-mile walking radius from the station, and the teal dotted line marks a half-mile biking radius from the station.

Mission Street in Downtown South Pasadena has a narrower total right-of-way and wider curb-to-curb width when compared to Pioneer Boulevard (Figure 2.12). Although commercial buildings front the sidewalk with minimal setbacks, the street configuration and scale presents a more auto-oriented experience.
2-12 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Figure 2.11: Downtown South Pasadena
Figure 2.12: Mission Street Existing Street Section
Metro A Line
ARTESIA DOWNTOWN SPECIFIC PLAN 2-13
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
South Pasadena
Mission St
p
12'
t p
+--------- 60' -----------1-,
1 0' 1 0' 12' 8' I 1 0' I
r------------80' ___________ J

2.5.3 DOWNTOWN AZUSA
In northeast Los Angeles County sits downtown Azusa, where the A Line extends from Azusa through Downtown LA to Long Beach. Downtown Azusa is near Azusa Pacific University, and various restaurants and stores in downtown cater to a wide demographic. Key features of the area are expressed in the photos to the right.

Figure 2.13 displays Downtown Azusa and the existing community assets. The dark blue shows civic institutions such as city hall, the police department, and the library. Light blue denotes cultural and historic buildings. The hot pink along Azusa Avenue denotes the primary commercial corridor, which includes shopping, service businesses, restaurants, and community spaces. The transit station is marked by the purple circle and dotted line. The green dotted line marks a quarter-mile walking radius from the station, and the teal dotted line marks a halfmile biking radius from the station.

Figure 2.14 shows a typical street section of Azusa Avenue in Downtown Azusa. Sidewalk widths are generous at 10 to 12 feet to provide for a comfortable pedestrian experience. The street configuration includes one travel lane in each direction, a parking lane, and an angled parking lane.
2-14 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Figure 2.14: Azusa Avenue Existing Street Section
Figure 2.13: Downtown Azusa
Metro A Line
ARTESIA DOWNTOWN SPECIFIC PLAN 2-15
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Downtown Azusa
Azusa Ave
PANGLED t
PARKING t p
1 10' _I __ , a_' __ 1oi~· _,_2' __ 1_2_' ----t-1 12' I

2.5.4 DOWNTOWN MOUNTAIN VIEW
In Santa Clara County, Downtown Mountain View sits at the terminus of the Orange Line, part of the Santa Clara Valley Light Rail System.

The Orange Line runs from Downtown Mountain View to Alum Rock.

The Downtown Mountain View Transit Station connects to the regional Caltrain Line and other local transit connections.

Figure 2.14 displays Downtown Mountain View and the existing community assets. The dark blue shows civic institutions such as city hall, the police department, and the library. Light blue denotes cultural and historic buildings. The hot pink along Castro Street denotes the primary commercial corridor, which includes shopping, service businesses, restaurants, and community spaces. The transit station is marked by the purple circle and dotted line. The green dotted line marks a quarter-mile walking radius from the station, and the teal dotted line marks a halfmile biking radius from the station.

Figure 2.15 shows a typical street section of Castro Street in Downtown Mountain View. The street configuration includes 10’ sidewalks, one parking and one travel lane in each direction, and a center turn lane.

Street trees and low walls and planters integrated into the streetscape create buffers between vehicles and pedestrians.

Source: Aleh Haiko, CC BY-SA 3.0, https://commons.wikimedia.org 2-16 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Figure 2.14: Downtown Mountain View
Figure 2.15: Castro Street Existing Street Section
Caltrain
ARTESIA DOWNTOWN SPECIFIC PLAN 2-17
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Downtown Mountain View
Castro St
p t p
1 o' __ I_, 0_' __ 1 o_' _ !~'. _ 1_0' __ 1 o_' _I 1 O' I -1------------ 70' ------------+-

PAGE INTENTIONALLY LEFT BLANK
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
3-0 DOWNTOWN ARTESIA SPECIFIC PLAN
3 3 DOWNTOWN TODAY
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
,.,__-I ....:,..-o;:~

3.1 EXISTING CONDITIONS
Understanding and analyzing the existing conditions of Downtown Artesia is an essential step to creating a plan that supports existing residents and businesses while increasing the opportunity in the area.

This chapter provides an overview of existing conditions. A detailed existing conditions report is included in Appendix B.

3.1.1 COMMUNITY ASSETS
Community assets include civic institutions, religious institutions, parks and green spaces, and schools. Community assets provide key amenities and services that contribute to healthy and functional neighborhoods.

Civic institutions within a 1/2 mile of the future Pioneer Station include Artesia City Hall, Albert O. Little Community Center, Artesia Library, a fire station, historical museums, and a post office. The post office is at the northern end of the study area. Artesia Park is the only park within walking distance from the future Metro station. Refer to Figure 2.8.

3.1.2 LAND USE REGULATIONS
Under the General Plan and Zoning, the downtown currently allows a mix of uses. Commercial General zone designations are focused along Pioneer Boulevard, 183rd Street, and South Street. Light Manufacturing/ Industrial zone designations are located south of the future rail station along Corby Avenue. Multi-family Residential designations are found along Corby Avenue and Airline Avenue.

The area south of South Street is designated Commercial Planned Development and South Street Specific Plan.
3-2 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
South St
186th St
185th St
Roseton Ave
Jersey Ave
183rd St
Ashworth St
Alburtis Ave
Arline Ave
187th St
180th St
178th St
188th St
Corby Ave
Gridley Rd
Jersey Ave
Pioneer Blvd Pioneer Blvd Pioneer Blvd
Clarkdale Ave
Seine Ave
Devlin Ave
Elaine Ave
Lincoln Station
Shopping Center
Mobile Home Park Bragg
Elementary
School
Artesia Park
Cerritos Promenade
Shopping
Center
Shopping
Center
West Santa Ana Branch Corridor
City of Artesia
City of Cerritos
Commercial Planned Development
Multiple-Family Residential
Existing Zoning
Commercial General
Light Manufacturing/Industrial
Service & Professional
South Street Specific Plan
Figure 3.1: Existing Zoning
ARTESIA DOWNTOWN SPECIFIC PLAN 3-3
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
-
c=J
-
-
c::::J

3.1.3 COMMUNITY CHARACTER
Various streetscape, building scale, and landscape features shape Downtown Artesia. The Existing Conditions Report in Appendix A takes a deep dive into the implications of these features.

Parking
A significant amount of land is dedicated
to cars in Downtown Artesia; specifically,
parking occupies 23 percent of the total
plan area. In accordance with Assembly
Bill 2097 (AB 2097), California law
prohibits public agencies or cities from
imposing a minimum automobile parking
requirement on most development
projects within a half-mile radius of a major transit stop. The entirety of the Specific Plan study area falls within a half-mile radius of the future Pioneer Boulevard station; therefore, any development in the study area would not have parking requirements once the Metro station is complete, consistent with the requirements of AB 2097.

The Scale of Downtown
Human scale refers to buildings and streets that relate to the scale of a person and is often an indicator of good design. Scale is generally determined by the size of lots, frontages, and buildings. In Artesia, over 30 percent of the lots in downtown are less than 20,000 square feet. While smaller lots lend themselves to smaller and more “humanscale” development, the larger lots with comparatively smaller building footprints create more redevelopment opportunities. In the specific plan boundary, the largest lots have lot coverages below 50 percent, largely a result of extensive surface parking lots. Figure 3.2 shows the distribution of lot sizes within the Specific Plan area.

In addition to scale, walkability is another important indicator of good design. Lot width, building frontage, and landscape are all features that can encourage a more walkable environment. In Downtown the average lot width is only 72 feet, reflective of a time when desirability of having a business on the main street and as many businesses as possible led to very narrow retail parcels.
38%
of all property
lots are surface
parking lots
400
SF
416,000
SF
107 LOTS OCCUPY
23%
25 LOTS OCCUPY
11%
20 LOTS OCCUPY
15%
17 LOTS OCCUPY
51%
SHARE OF LOT SIZE: 0 - 10,000 SF PROJECT AREA
LOT SIZE: 10,000 - 20,000 SF
LOT SIZE: 20,000 - 30,000 SF
LOT SIZE: GREATER THAN 30,000 SF
1,584
SF 400
SF
416,000
SF
107 LOTS OCCUPY
23%
25 LOTS OCCUPY
11%
20 LOTS OCCUPY
15%
17 LOTS OCCUPY
51%
SHARE OF LOT SIZE: 0 - 10,000 SF PROJECT AREA
LOT SIZE: 10,000 - 20,000 SF
LOT SIZE: 20,000 - 30,000 SF
LOT SIZE: GREATER THAN 30,000 SF
1,584
400 SF
SF
416,000
SF
107 LOTS OCCUPY
23%
25 LOTS OCCUPY
11%
20 LOTS OCCUPY
15%
17 LOTS OCCUPY
51%
SHARE OF LOT SIZE: 0 - 10,000 SF PROJECT AREA
LOT SIZE: 10,000 - 20,000 SF
LOT SIZE: 20,000 - 30,000 SF
LOT SIZE: GREATER THAN 30,000 SF
1,584
400 SF
SF
416,000
SF
107 LOTS OCCUPY
23%
25 LOTS OCCUPY
11%
20 LOTS OCCUPY
15%
17 LOTS OCCUPY
51%
SHARE OF LOT SIZE: 0 - 10,000 SF PROJECT AREA
LOT SIZE: 10,000 - 20,000 SF
LOT SIZE: 20,000 - 30,000 SF
LOT SIZE: GREATER THAN 30,000 SF
1,584
SF
Lot Size Share of Project Area
0-10,000 SF
10,000-20,000 SF
20,000-30,000 SF
30,000+ SF
23%
11%
15%
51%
Figure 3.2: Lot Size
3-4 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
I □□□□□ DDDDDDDDDDDDDDDD DDD
D D D D D D D D D D D D D D D D D D D D D D DD D DD b,DDL □□□ DODO OODDDDDDDDDDDDD D DDDOOD Hrn □□ DDDDDD □□ DDDD
..... ~ ... , .... 11111 ■■ 11 .. 1
..... ~ ..... L.l lr
L.1. .. ~ •• ■ 11 I 1 11 II
Street Design
Street width influences the physical and perceived scale of the street.

Narrower street widths help slow vehicular traffic and create a comfortable pedestrian environment. Wider street widths encourage higher traffic speeds, which can create uncomfortable conditions for pedestrians and bicyclists. The narrowest portion of Pioneer Boulevard sits between 186th Street and 187th Street—as the street extends both north and south it widens to accommodate more cars.

3.1.4 ACTIVATING DOWNTOWN
Features such as well-designed streetscape, connected and close building frontages, and walkability create an inviting and engaging downtown. Currently, portions of Downtown Artesia create a walkable environment, and others must be updated to achieve these features.

Ground-Floor Activation
Ground-floor activation refers to the frequency of sidewalk-fronting entrances. In downtown Artesia, the block between 186th and 187th Streets demonstrates high ground-floor activation, with 3.2 sidewalk entries per 100 ft. of street frontage. On average, there is a door to the sidewalk every 33 feet. Between 183rd and 186th Streets the number of sidewalk entries is halved to 1.4 per 100 feet of street frontage—a significant reduction. In general, the lower the ratio of entries to distance, the less activated and engaging the streetscape.

3.1.5 EXISTING HOUSING
While most of the uses fronting Pioneer are retail and commercial, there are larger portions of the specific plan boundary that include existing residential uses. There are five common residential typologies in the residential areas of the specific plan area.
• Townhomes
• Bungalow Apartments
• Courtyard Apartments
• Single Family Homes
• Mobile Homes
Figure 3.3: Street Width

STREET WIDTH
Unbounded

STREET WIDTH
70-85 ft

STREET WIDTH
Unbounded
South St
186th St
185th St
Roseton Ave
Jersey Ave
183rd St
Ashworth St
Alburtis Ave
Arline Ave
187th St
180th St
178th St
188th St
Corby Ave
Jersey Ave
Pioneer Blvd Pioneer Blvd Pioneer Blvd
Clarkdale Ave
Seine Ave
Devlin Ave
Elaine Ave
Lincoln Station
Shopping Center
Mobile Home Park
ragg
mentary
hool
Artesia Park
rritos Promenade
Shopping
Center
Shopping
Center
ta Ana Branch Corridor
Artesia
Cerritos

STREET WIDTH
Unbounded

STREET WIDTH
70-85 ft

STREET WIDTH
Unbounded
South St
186th St
185th St
183rd St
187th St
188th St
Corby Ave
Gridley Rd
Jersey Ave
Pioneer Blvd
Pioneer Blvd
Lincoln Station
Shopping Center
Mobile Home Park Bragg
Elementary
School
Artesia Park
Cerritos Promenade
Shopping
Center
Shopping
Center
West Santa Ana Branch Corridor
City of Artesia
City of Cerritos
Unbounded
85 - 120 ft
120 - 280 ft
70-85 ft
Street Width
ARTESIA DOWNTOWN SPECIFIC PLAN 3-5
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
D
CJ
-
-

PAGE INTENTIONALLY LEFT BLANK
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
4-0 DOWNTOWN ARTESIA SPECIFIC PLAN
4 4 VISION
ARTESIA DOWNTOWN SPECIFIC PLAN 4-1
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

4.1 WHAT IS A VISION
The vision describes the goals for how growth and development will occur in Downtown Artesia over the next 20-plus years. The vision is aspirational as new developments and transportation services create opportunities to enhance Downtown’s character and encourage business success. With the future Metro Line on the horizon—likely encouraging new investment, with entrepreneurs and property owners bringing buildings back to life, and economic trends that favor downtown settings—it is time to reset expectations for Artesia.

4.2 THE VISION
The vision for Downtown Artesia reflects community values and needs.

Through engagement with the community, local business owners, and elected officials, the visions for Artesia’s Downtown took shape.

The Artesia Downtown Specific Plan will establish strategic land use designations to connect the community to housing, jobs, and recreation; create a connected business district to facilitate new economic opportunities; build a vibrant and scenic downtown reflective of a diverse community; beautify downtown through building design, landscape, and art; and enhance streetscapes to increase multimodal accessibility and safety.

The vision for the Artesia Downtown Specific Plan includes five key components:

1. Growth, Land Use and Development

2. Economic Health

3. Community Character

4. Beauty and design

5. Mobility
4-2 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

4.3 DEVELOPING THE VISION
Community participation and engagement took many forms throughout the Specific Plan process, including workshops, pop-ups, and online communication.

Community Workshops and Pop-ups
On Saturday August 12, 2023, the City hosted a community open house at the Albert O. Little Community Center. The open house provided participants with the following:
• Project background information and tentative project timeline • Information about the Vision and Visioning activities • Case study data to show the impact of transit in downtown communities, including Bellflower, South Pasadena, and
Azusa
• Land Use alternative graphics and information
Stakeholder Engagement
In addition to the public open house, the city invited local property owners and business owners to a stakeholder meeting. Hosted virtually on Wednesday, September 13, 2023, the stakeholder meeting provided an in-depth presentation on the project background and Metro grant, existing conditions analysis, and project alternatives.

Stakeholders were given the opportunity to ask questions and provide feedback on the alternatives.

Study Sessions
The City provided project updates at study sessions with the Planning Commission and City Council. The Study Sessions included a presentation about the existing conditions, draft and preferred alternatives, and project approach.

Outreach Findings
Key findings from the outreach conducted include:
• Maintain the culture and small business within the downtown. • Ensure all new development provides appropriate
infrastructure and improvements.
• Improve and maintain safety of the downtown area.
2023 Trunk or Treat
2024 State of the City
ARTESIA DOWNTOWN SPECIFIC PLAN 4-3
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

4.4 GOALS AND OBJECTIVES
A set of goals is established with the Vision for the Artesia Downtown Specific Plan. Goals are the pathway for plan implementation and direct how the Vision for the plan will be realized. Goals guide development and administration of the plan. The goals are reflective of the five key components of the Vision: Growth, Land Use and Development, Economic Health, Community Character, Beauty and Design, and Mobility.

1. Connect the community to housing, jobs, and recreation. • New housing options for all household sizes, types, and income levels.
• A place for community gathering, socializing, and rest. • Maintenance of existing local businesses, restaurants, and shopping.
• Facilitation of housing near retail and shopping.
• Opportunity for street markets, farmers markets, fairs, pop-ups, and other community-focused events.

2. Create a connected business district to facilitate new economic opportunities.
• New opportunities for essential retail, such as grocery stores. • Focused preservation of local business ownership on Pioneer Boulevard.
• Attract new restaurants, retail, and other commercial industries. • Allow for office and business park with a focus on companies that will provide technical jobs.
• Expand the job market and job opportunities in Artesia.

3. Encourage a vibrant and scenic downtown reflective of a diverse community.
• Downtown businesses that reflect the diverse and multi-cultural populations of Artesia.
• Affirm community character and culture through restaurants, retail, and design.
4-4 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
• Restore and reuse buildings and places of historical or cultural significance.
• Support diverse businesses such as multicultural food options, nightlife, cafes, entertainment, and boutique shops.

4. Beautify Downtown Artesia through building design, landscape, and art.
• Implement standards that encourage high quality design. • Encourage design that is reflective of the diverse community. • Improve community experience in public spaces through landscape design and greening practices.
• Improve community experience in public spaces through public art.
• Use murals, outdoor galleries, installations, and pop-ups to enhance the downtown environment.

5. Enhance connectivity and streetscapes to increase multimodal accessibility and safety.
• A place where streets, paseos, and alleys offer safe and convenient ways to get around for people visiting, working, or living in the Downtown.
• Walkable urban settings that encourage safe biking and walking.
• New walking and biking paths to connect existing and new housing and retail to the future Metro station.
• Strategic lighting to increase safety and encourage use of the downtown in the evenings and at night.

6. Plan for and build a transit ready Downtown Artesia. • Incentivize and encourage transit oriented development in key areas in Downtown.
• Establish appropriate standards and requirements to ensure smooth and safe access to the new station.
• Create a safe and equitable transit experience through quality sidewalk, roadway, and multi-modal design.

ARTESIA DOWNTOWN SPECIFIC PLAN 4-5
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

4.5 CASE STUDY TAKEAWAYS
The downtown districts in Bellflower, South Pasadena, Azusa, and Mountain View were selected and studied due to similarities with Artesia.

The case studies provided a phased understanding of how a downtown district can transform with the a new station.

Azusa and South Pasadena exemplify the growth and development that occurs when community members are connected to a broader job market but able to remain in a current residence—providing a greater understanding of the potential for Downtown Artesia.

Bellflower, a nearby city with similar characteristics to Artesia, provides a window into another city preparing for a new station. Key opportunities in development, challenges in land use and regulation, and studies of future uses help to identify similar opportunities and challenges in the City.

The information analyzed and gathered from the Case Study Cities, in partnership with outreach, input form stakeholders, and community members, shaped the concept vision for the future of Downtown Artesia.

4.6 CONCEPT VISION
The conceptual vision for Downtown Artesia is illustrated in Figure 4.1.

Residential uses are preserved along Corby Avenue, Airline Avenue, and at the mobile home park at the south end of Downtown. Large commercial parcels along 183rd Street and South Street present opportunities for new 4- to 5-story mixed-use development, creating gateway anchors at the north and south ends of Downtown. The Downtown core connects the north and south anchors with small-scale boutique shopping, dining, and entertainment, in a manner analogous to traditional shopping malls anchored by department stores. In addition to the existing on-street parking, additional parking is provided via parking structures adjacent to the transit station and at the north gateway to accommodate visitors arriving southbound along Pioneer Boulevard from the 91 freeway.

The area south of 188th Street and west of Corby Avenue includes infill development with low-intensity residential and commercial office and retail uses that complement the residential character of the neighborhood. 4-6 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

MIXED-USE

GATEWAY RESIDENTIAL

RESIDENTIAL

MIXED-USE

MIXED-USE
ANCHOR

DOWNTOWN CORE

SHOPPING & DINING

PARKING

STRUCTURE

PARKING

STRUCTURE
POST
OFFICE

MIXED-USE INFILL

RESIDENTIAL
Roseton Ave
South St
186th St
185th St Jersey Ave
183rd St
Ashworth St
Alburtis Ave
Arline Ave
187th St
180th St
178th St
188th St
Corby Ave
Gridley Rd
Jersey Ave
Pioneer Blvd Pioneer Blvd Pioneer Blvd
Clarkdale Ave
Seine Ave
Devlin Ave
Elaine Ave
Lincoln Station
Shopping Center
Bragg
Elementary
School
Artesia Park
Cerritos Promenade
Southeast Gateway Line
City of Artesia
City of Cerritos
Figure 4.1: Concept Plan
ARTESIA DOWNTOWN SPECIFIC PLAN 4-7
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Figure 4.2: Focus Areas

4.7 FOCUS AREA

DIAGRAMS
Two focus areas were selected
to explore site alternative
development concepts. These areas
were selected based on parcels
with high development opportunity
potential (see Existing Conditions
Assessment in Appendix B).

The North Focus Area includes the
area west of Pioneer Boulevard and
north of 184th Street in the Specific
Plan Area. The area includes 12
acres and 11 parcels. The City of
Artesia owns the Artesia Towne
Center retail property adjacent to
the US Post Office. A Jack in the
Box drive-through restaurant sits at
the northwest corner of the 183rd
Street and Pioneer Boulevard
intersection.

The South Focus Area includes the
properties on the south of South
Street, north of the mobile home
park, in the Specific Plan boundary.

The focus area is 24 acres and
12 individually owned parcels.

The concept alternatives that
follow do not prescribe or presume
specific development at this time.

Rather, they illustrate the investment
opportunities of Downtown Artesia
and inform the creation of zoning
regulations and standards in the
future Artesia Downtown Specific
Plan.

ALBURTIS AVE

JERSEY AVE

GRIDLEY RD
COR

PIONEER BLVD

SOUTH ST
Historica
Old F
City of Artesia
City of Cerritos
Cerritos
Promenade
Target
Fire
South Focus Area
4-8 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
. -~ ~ ~ •
< / ~ <~ >YIIT ,k-,'1-.'1'-.'-
<:3' Q ~ ~ ~~
Q
)
~ . • ~~ ~
,' ~ I
cS
••
Q~
~~< '#. ~ ~
~ @
~ ~~0~

ALBURTIS AVE

JERSEY AVE

CORBY AVE

RBY AVE

PIONEER BLVD
183RD ST
186TH ST
187TH
188
ST
TH ST
AI

AIRLINE AVE

CLARKDALE AVE

PROJECT BOUNDARY
West Santa Ana Branch Corridor
US Post Office
City Hall
al Museum
Fire Station
Community Center
Artesia Park
Library
e Station
Lincoln Station
Shopping Center
Future Metro
Parking Structure
North Focus Area
ARTESIA DOWNTOWN SPECIFIC PLAN 4-9
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
~
)
~ < <~
~
0 ~~ ="-~~ ~~~~·"~=, ~
• ~
- ~ ~~ ~~ ~ 5 <Q \ .
~ ~ ~ - ~----____,,~ - ·, . ·- ·,~ ____,;,__--~~ ~
Overview
A network of pedestrian paths fronted by mixed-use buildings with ground-level retail bring life and activity to the South Focus Area.

A system of connected open spaces provides access to diverse recreational amenities for residents and neighbors. Three-story townhomes (Site A) provide a buffer and transition between the existing mobile home park and new 4- to 5-story mixed use and residential development (Sites C and D) facing South Street. Site D is a prime location for a Downtown hotel due to its proximity to the future Metro station and easy connections to the 605 freeway via South Street and the 91 freeway via Pioneer Boulevard.

4.7.1 SOUTH FOCUS AREA
Figure 4.3: South Focus Area

PIONEER BLVD

SOUTH ST
188TH ST

JERSEY AVE

ALBURTIS AVE

CORBY AVE
Target
Aldi
Metro Station Access
Cerritos Mall
Metro Station Access
Artesia Park
A
B
C
D
4-10 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Key Concepts
The following concepts outline development opportunities for the South Focus Area, as shown in Figure 4.3; each is conceptual and based on an urban design analysis of Downtown Artesia.
• Preserves existing mobile home park uses.
• Street grid system is flexible, and scale of blocks can be tailored to existing property lines, including potential lot consolidation.
• New streets connect to the future Metro station at Corby Avenue and Alburtis Avenue, enabling convenient pedestrian access.
• Configuration of open spaces is tailored to individual developments.
• Townhome development provides buffer and transition bet ween the existing mobile home park and new 4- to 5-story mixed use and residential development toward South Street. • New townhomes provide ownership opportunities.
• New hotel provides tax revenue.

Figure 4.4: Precedent Imagery
Figure 4.5: Precedent Imagery
Figure 4.6: Precedent Imagery
Figure 4.7: Precedent Imagery
A
B
C
D
ARTESIA DOWNTOWN SPECIFIC PLAN 4-11
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
~
183RD ST
186TH ST

PIONEER BLVD

AIRLANE AVE

CORBY AVE

ALBURTIS AVE

JERSEY AVE
Post Office
Metro Station Access
Figure 4.8: North Focus Area
Overview
As visitors drive into Downtown Artesia from the north via Pioneer Boulevard, they are greeted with a 5-story public parking structure with active retail facing Pioneer Boulevard and 183rd Street (Site D). This building also hosts conceptual City Hall offices adjacent to the existing Post Office. From the parking structure, visitors can walk down Pioneer Boulevard, passing by a retail/residential mixed-use building (Site C) and a retail court (Site B). Residents of the new townhomes (Site A) also enjoy connections to Downtown through the retail court.

4.7.2 NORTH FOCUS AREA
A
B
C
D
4-12 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Key Concepts
The following concepts outline development opportunities for the North Focus Area, as shown in Figure 4.8; each is conceptual and based on an urban design analysis of Downtown Artesia.
• Site D would remain in City control through a private-public partnership (P3). Ideally this development includes the acquisition of Jack in the Box and neighboring properties by P3 developer. P3 developer will build a public parking structure incorporating city hall offices as well as leasable space for retail/commercial facing Pioneer Boulevard and 183rd Street.
• Relocation of City Hall offices is compatible with existing Post Office and can create a small civic center.
• Parking structure at Site D will serve as a catalyst for downtown investment by generating pedestrian traffic to the south on Pioneer Boulevard, encouraging the development of Sites B and C.
• Site A is prime for new townhome development, creating ownership opportunities for new residents.

Figure 4.9: Precedent Imagery
Figure 4.10: Precedent Imagery
Figure 4.11: Precedent Imagery
Figure 4.12: Precedent Imagery
A
B
C
D
ARTESIA DOWNTOWN SPECIFIC PLAN 4-13
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

PIONEER BLVD

SOUTH ST
187TH ST
1 2
This rendering illustrates a possible pattern
of future development in Downtown
Artesia based on the standards presented
in this Specific Plan. This illustration
imagines new development at opportunity
sites identified during the process of
preparing the Plan. This drawing does
not require that specific buildings be
constructed on these opportunity sites, but
rather suggests the possibilities the Plan
creates for downtown property owners.

Nor does this drawing dictate a schedule
of construction or particular phases of
development. Instead, it aims to inspire
property owners to participate in creating
the desired future for Downtown Artesia
and to guide City leaders as they consider
potential development proposals from the
private sector.

This illustrative plan identifies six
catalytic projects that will jump start the
transformation of Downtown Artesia. Three
of these projects will be initiated by either
Metro or the City of Artesia, potentially in
partnership with private investors. Another
three of the identified catalytic projects
are expected to be exclusively initiatives
of the private sector responding to the
possibilities presented by a transit-oriented
downtown. Eventually, as these and other
projects are implemented incrementally
over a two-decade period, the final built
result will change many of the specific
details of this particular illustrative plan.
.

4.8 ILLUSTRATIVE PLAN
4-14 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
183RD ST

AIRLINE AVE

CORBY AVE
3 4 5 6
Figure 4.13: Illustrative Plan
ARTESIA DOWNTOWN SPECIFIC PLAN 4-15
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

4.8.1 SOUTH STREET DISTRICT
The various properties fronting South Street are some of the largest in the Specific Plan area but are presently occupied with single-story retail structures and surface parking lots. As these buildings age and retailers continue to contract, these properties will be primed for redevelopment into a new neighborhood of 4- to 6-story mixed-use and residential structures. Located just one block south of the future Metro station, a key focus of this district should be the creation of attractive pedestrian spaces, including mini-parks and plazas interlinked with passages and paseos. Though construction is likely to occur incrementally without the benefit of a master developer, the City should work with developers to ensure pedestrian passages connect seamlessly across properties. 4-16 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

4.8.2 ARTESIA SQUARE
The proposed Artesia Square development will
be both an anchor to South Street District and
an excellent illustration of the character other
buildings in this area should embody. Features
of the proposal that should be emulated in future
development include: commercial space fronting
South Street, live-work units accessible via a publicly accessible pedestrian passage, and a north-south
street spur that could be continued further south
or connected to similar streets/passages from the
west. Architecturally, the proposal includes a mix
of surface materials, various façade modulations,
and stepbacks at the upper levels to help reduce the
building’s visual mass.

ARTESIA DOWNTOWN SPECIFIC PLAN 4-17
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

4.8.3 METRO PARKING GARAGE
The construction of a multilevel parking garage by Metro to support the rail station will
likely be one of the first steps in
the revitalization of Downtown
Artesia. Anticipated to provided
up to 1100 parking spaces, this
garage will not only provide
parking for transit riders, but
should also offer overflow parking
for visitors to Downtown. Because
this structure will likely be one of
the largest buildings in Downtown,
the City and Metro should
collaborate to ensure the design
includes leasable commercial
space on the ground floor fronting
Pioneer Boulevard, an attractive
pedestrian entrance/exit facing
the rail station, and a façade clad
in architectural finishes.
4-18 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

4.8.4 PIONEER BOULEVARD
In 2017 the City commissioned an urban design
study to recommend economic development and
placemaking strategies for the retail core of Pioneer
Boulevard between 183rd and 187th Streets. Many
of the recommendations from this study are sound
and will support the Specific Plan. In particular, the
study offers a number of thoughtful suggestions to
improve the sidewalk experience between 183rd
and 186th Streets, specifically:

Gateway Plaza: Improvements include a widened
sidewalk along the length of the Verizon building,
painted mural, and relocated midblock crossing with
a strong row of palms to mark arrival to Downtown.

Vitha Plaza: Improve pedestrian environment
by screening parking lots with low walls and
landscaping and adding canopy trees.

Gomes Center: Improved “street wall” and
pedestrian environment by screening parking with
pagodas, walls, landscaping, and canopy trees.

ARTESIA DOWNTOWN SPECIFIC PLAN 4-19
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

4.8.5 PIONEER BOULEVARD & 183RD STREET
The commercial properties at the southwest corner of Pioneer Boulevard and 183rd Street consist of older single-story retail structures and surface parking lots. Like similar properties along South Street, this site is well positioned to support new mixed-use development. The illustrative plan imagines a 4- to 5-story mixed-use structure fronting Pioneer Boulevard, featuring ground-level retail facing the sidewalk and a midblock pedestrian passage connecting Pioneer Boulevard to Corby Avenue. A new neighborhood of townhomes and/or walk-up apartments is foreseen on the west side of this site, on the site currently occupied by a grocery store. Though the extension of Corby Avenue to 183rd Street may not be desirable, pedestrian pathways should connect across the site both north-south and east-west. Parking space for residences is assumed to be accommodated on-site, whereas commercial parking may be waived in favor of off-site parking structures and/or lots managed by the City. 4-20 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

4.8.6 ARTESIA TOWNE CENTER
The Artesia Towne Center site, which is owned by
the City, represents a unique opportunity to define
the northern anchor of Downtown Artesia. The
Specific Plan recommends that the City initiate a
public-private partnership to explore the feasibility
of constructing a civic facility at this property. By
including the adjacent site on the northwest corner of
Pioneer Boulevard and 183rd Street, this large site
could be developed with a public parking structure
to serve the north end of downtown. This parking
structure should incorporate leasable, incomegenerating commercial/retail space at the ground level fronting the public sidewalks.

Additionally, the Specific Plan recommends that this
development include a new City Hall adjacent to
the existing Post Office with a commanding view
south down the Corby Avenue alignment. If set back
modestly from 183rd Street, a small plaza can be
created in front of both the new City Hall and Post
Office, creating a new public space in the downtown
for civic events and celebrations. Meanwhile, the
existing City Hall could be remodeled for additional
civic offices/services or surplused to an affordable
housing developer.

ARTESIA DOWNTOWN SPECIFIC PLAN 4-21
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

PAGE INTENTIONALLY LEFT BLANK
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
5-0 DOWNTOWN ARTESIA SPECIFIC PLAN
5 5 LAND USE PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

5.1 LAND USE DISTRICTS
The Land Use Plan divides the Specific Plan area into six districts calibrated to implement the vision described in Chapter 4. These separate districts are based on range of intensity and land use, calibrated to local context and adjacencies. Most districts allow for a significant mixture of land uses within a defined building envelope.

This approach differs from conventional zoning maps that typically divide cities into zones that rigidly segregate residential, commercial, industrial, and institutional uses into separate areas. Each district has its own permitted uses itemized in Table 5.1
The Districts, described in greater detail on the following pages, are:
• Downtown North
• Pioneer Boulevard
• Downtown South
• 188th Street / Corby Avenue
• Downtown Neighborhood
• Chateau Estates
• Metro Right-of-Way
5-2 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Figure 5.1: Proposed Zoning
Roseton Ave
South St
186th St
185th St Jersey Ave
183rd St
Ashworth St
Alburtis Ave
Arline Ave
187th St
180th St
178th St
188th St
Corby Ave
Gridley Rd
Jersey Ave
Pioneer Blvd Pioneer Blvd Pioneer Blvd
Clarkdale Ave
Seine Ave
Devlin Ave
Elaine Ave
Lincoln Station
Shopping Center
Bragg
Elementary
School
Artesia Park
Cerritos Promenade
Southeast Gateway Line
City of Artesia
City of Cerritos
Proposed Zoning Districts
Chateau Estates
Metro Right of Way
Downtown Neighborhood
188th / Corby
Pioneer Blvd
Downtown South
Downtown North
Low and Very Low Income
Housing Element Sites
Housing Element SItes
ARTESIA DOWNTOWN SPECIFIC PLAN 5-3
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
-
-
-
-
-
-

5.1.1 DOWNTOWN NORTH
The Downtown North is the northern gateway and anchor to Downtown Artesia. The district would allow for higher density mixed use development at 65 du/ac. The southwest corner of the district encompasses approximately five and half acres and is envisioned with 4- to 5-story mixed-use development and 2- and 3-story townhomes.

Where the City owns property at the northwest corner of 183rd Street and Pioneer Boulevard, a public-private partnership is encouraged to develop a parking structure with ground-floor retail uses. The parking structure would serve visitors, residents, and employees as they travel to and from Downtown Artesia and the 91 freeway to the north. The Post Office at 183rd Street and Alburtis Avenue is expected to remain.

5.1.2 PIONEER BOULEVARD
Pioneer Boulevard district fronts Pioneer Boulevard north of the future Metro transit station and is located in the center of downtown Artesia.

TThis area is composed of narrow parcels with a continuous street frontage of one-story South Asian establishments such as restaurants, markets, and jewelry shops. Although new development is not expected in this district, the district would allow for 3-story buildings at 50 du/ac or 60 du/ac by utilizing the Specific Plan’s density bonus provisions.

5.1.3 DOWNTOWN SOUTH
Downtown South District is the southern gateway to Downtown Artesia and the City of Artesia. The district is envisioned with 4- to 6-story mixed-use development incorporating ground-floor retail, a hotel, townhomes, and neighborhood parks for residents and visitors. A Metro Parking structure is planned within the South Street Mixed District just south of the transit station. The district would allow for densities up to 75 du/ac.
5-4 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

5.1.4 188TH STREET / CORBY AVENUE
The 188th/Corby District is located south of the future Metro station and is primarily composed of residential and light industrial uses. This district would allow for residential uses such as duplex, triplex, and townhomes at 40 du/ac and commercial office and retail in a horizontal mixed-use format.

5.1.5 DOWNTOWN NEIGHBORHOOD
The Downtown Neighborhood District is located in the residential west and east edges of the Downtown area along Corby Avenue and Airline Avenue. The downtown neighborhood would retain its residential character at 40 du/ac.

5.1.6 CHATEAU ESTATES
The Le Belle Chateau Estates Mobile Home Park district sits at the southern edge of the Downtown Area. The mobile home park use will be maintained in this district.

ARTESIA DOWNTOWN SPECIFIC PLAN 5-5
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Table 5.1: Land Uses and Permit Requirements
Permitted Uses by Zoning District
C - Conditionally Permitted
Downtown North
Pioneer Blvd.

Downtown South
188th / Corby
Downtown
Neighborhood
Chateau Estates
Additional
Regulations
P - Permitted Use
NP - Use Not Permitted
T - Temporary
A - Accessory Use
Accessory Uses
Newsstands A A A A NP NP
Eating and Drinking Establishments
Catering Services P P P NP NP NP
Full-Service Restaurants

P P P C NP NP
Refer to
section AMC:
3-2.209 for
late night
operations Limited Service / Take-Out Restaurants P P P C NP NP Alcoholic Beverage Sales, On-site P P P C NP NP
Educational Use
Colleges and Continuing Education Facilities P C P NP NP NP Cultural Institutions P P P P P P
Tutoring Facilities/Educational Activity Centers P P P P P P Entertainment Uses
Bar/Night Club/Live Entertainment

P P P NP NP NP
Refer to
section AMC:
3-2.209 for
late night
operations
Cigar Lounge P P P NP NP NP
Commercial Recreation Facilities P P P C NP NP
Conference Facilities C C C NP NP NP
Fitness Studio/Gymnasium P P P C NP NP
5-6 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
-------
Table 5.1: Land Uses and Permit Requirements
Permitted Uses by Zoning District
C - Conditionally Permitted
Downtown North
Pioneer Blvd.

Downtown South
188th / Corby
Downtown
Neighborhood
Chateau Estates
Additional
Regulations
P - Permitted Use
NP - Use Not Permitted
T - Temporary
A - Accessory Use
Financial & Professional Office Uses
Financial Services/Banks/Credit Unions P P P NP NP NP
Office, Business and Professional P P P C NP NP
Office, Medical and Dental P P P C NP NP
Public/Institutional Use
Open Space P P P P P P
Parks and Recreational Facilities P P P P P P
Transit Centers P P P C NP NP
Residential Uses (Including Affordable Housing)
Duplexes, Triplexes, and Fourplexes P NP P P P P
Live-Work Units P P P P P P ADSP 5.2
Manufactured Housing N N N N N P
Multi-Family Residential (5+ Units) P P P P P P
Single-Family Detached Residential P NP P P P P
Home Occupations P P P P P P
Employee Housing P P P P P P
Low Barrier Navigation Center P P P P P P
Transitional Housing P P P P P P
Supportive Housing P P P P P P
Residential Care Facilities Small (6 or less) P P P P P P Residential Care Facilities Large (7 or more) P P P P P P Daycare Homes P P P P P P
ARTESIA DOWNTOWN SPECIFIC PLAN 5-7
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Table 5.1: Land Uses and Permit Requirements
Permitted Uses by Zoning District
C - Conditionally Permitted
Downtown North
Pioneer Blvd.

Downtown South
188th / Corby
Downtown
Neighborhood
Chateau Estates
Additional
Regulations
P - Permitted Use
NP - Use Not Permitted
T - Temporary
A - Accessory Use
Retail Commercial
Alcoholic Beverage Sales, off-premises C C C NP NP NP
Animal Sales/Feed and Supplies/Pet Stores C C C C NP NP Art Galleries P P P P NP NP
Drug Stores/Pharmacies P P P C NP NP
General Retail/Specialized Retail (Less than 5,000
sq.ft.) P P P P NP NP
General Retail/Specialized Retail (More than
5,000 sq.ft.) P P P C NP NP
Market/Grocery Stores (Less than 5,000 sq.ft.) P P P C C NP Market/Grocery Stores (More than 5,000 sq.ft.) P P P NP NP NP Service Commercial Use
Animal Boarding Facilities C C P C NP NP
Animal Grooming P P P C NP NP
Day Care Centers (Adult and Child) P P P P P P
Dry Cleaning and Laundry Services P P P C NP NP
Hotels P P P C NP NP
Household Good Repair and Maintenance P P P C NP NP
Mail and Shipping Services/Post Box Rentals P P P C NP NP Massage Establishments C C C C C C
Personal Care Services (Color Consulting, Day
Spas, Hair Removal, Hair Replacement, Make-Up
Salons, Tanning Salons, etc.)

P P P P NP NP
Printing and Photocopy Services P P P P NP NP
Tailor Services/Shoe Repair Shops P P P P NP NP
Travel Agencies P P P C NP NP
Veterinary Offices C C C P NP NP
5-8 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Table 5.1: Land Uses and Permit Requirements
Permitted Uses by Zoning District
C - Conditionally Permitted
Downtown North
Pioneer Blvd.

Downtown South
188th / Corby
Downtown
Neighborhood
Chateau Estates
Additional
Regulations
P - Permitted Use
NP - Use Not Permitted
T - Temporary
A - Accessory Use
Vehicle Rental and Sale Uses
Vehicle, Equipment Rentals (Office and interior
display only, no outdoor storage, unless approved
at off-site location)

C C C NP NP NP
Vehicle Sales, General C C C NP NP NP
Vehicle Sales C C C NP NP NP
Temporary Uses
Seasonal Markets, Pumpkin Patches, Christmas
Tree Sales, etc. T T T T T NP
Farmer’s Market T T T T T NP
ARTESIA DOWNTOWN SPECIFIC PLAN 5-9
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

5.2 LIVE-WORK STANDARDS

1. Uses permitted in live-work units:
a. Art studios, graphic design studios, and galleries.
b. Professional and administrative offices.
c. Business services, such as, but not limited to accounting, bookkeeping, advertising and public relation agencies,
commercial photography, word processing, website
publishing, travel agencies, and party and event planning. d. Financial services, including credit reporting and collection services, escrow services, financial planning and investment services, mortgage brokers and similar uses, but excluding check cashing and payday loan businesses.
e. Insurance agents and brokers, real estate agents and brokers, title services.
f. Personal services, including individual and family counseling, group counseling, academic counseling, one-on-one
tutoring or other similar services.
g. Limited retail uses such as art galleries, interior design studios, specialty antiques or collectible dealers, tailor, dressmaker, specialty clothing, jewelry or millinery design studio, catering (preparation for off-site consumption only), and other similar services.
h. Beauticians and barbers, limited to one chair.
i. Other uses that are determined by the Planning/
Redevelopment Director to be similar to the uses listed above.

2. The following uses are prohibited in live-work units a. Secondary living quarters (designated ground floor work space shall not be converted into living quarters).
b. Secondary work space (designated above-ground-floor
living quarters shall not be converted into additional work space).
c. Medical offices or practices.
d. Food services for on-site consumption.
5-10 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
e. Child day care facilities.
f. Adult businesses.
g. Motor vehicle maintenance or repair.
h. Welding and/or machining.
i. Dry cleaning.
j. Other similar uses as determined by the Planning/
Redevelopment Director as prohibited, other than those
identified as permitted

3. Standards for Live-Work Units
a. Live-work units are intended to have a residential portion AND a commercial/retail portion.
b. Each live-work unit shall be a minimum of 900 square feet in size.
c. Live-work units shall have at least one entry/exit that opens to a public sidewalk or pathway accessible to the public between 6:00 am to 10:00 pm Sunday through Thursday
and until 12:00 am (midnight) on Friday and Saturday nights. d. Client and customer visits are permitted.
e. Internal connection between living and working portions of the unit is required.
f. The residential component of each live-work unit shall meet the following standards:
i. The residential portion shall be a minimum of 400 square feet in size.
ii. No more than 40 percent of an individual live-work unit shall be used or arranged for residential purposes such as a sleeping area, kitchen, bathroom, and closet space. iii. Separate kitchen facilities, including a kitchen sink, cooking appliances and refrigerator shall be provided.
iv. A separate bathroom/sanitation facilities, including a toilet, lavatory, shower, and/or bathtub shall be
provided.
g. The non-residential component of each live-work unit shall meet the following standards:
i. A business permit/business license is required.

ARTESIA DOWNTOWN SPECIFIC PLAN 5-11
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
h. Live-work businesses are subject to limited hours of operation from 7:00 am to 9:00 pm Sunday through Thursday and until 11:00 pm on Friday and Saturday nights.
i. Disabled access shall be provided in compliance with Title 24 of the California Code of Regulations.
j. Noise regulations
i. Residential units shall be constructed so that interior noise levels do not exceed forty-five (45) db(A) CNEL in any
habitable room.
ii. Commercial uses shall be designed and operated, and hours of operation limited where appropriate, so that
neighboring residents are not exposed to offensive noise, especially from traffic or late night activity. No amplified music shall be audible to neighboring residents.
iii. Common walls between residential and nonresidential uses shall be constructed to minimize the transmission of noise and vibration.
5-12 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

PAGE INTENTIONALLY LEFT BLANK
ARTESIA DOWNTOWN SPECIFIC PLAN 5-13
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

PAGE INTENTIONALLY LEFT BLANK
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
6-0 DOWNTOWN ARTESIA SPECIFIC PLAN
6 6 DEVELOPMENT STANDARDS
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

6.1 INTRODUCTION
This chapter establishes the standards related to the physical form and design of both new and renovated buildings and properties in the Specific Plan area. Certain standards, such as maximum density and building heights, are regulated by the Downtown districts, and are detailed in Table 6.1. Other standards, such as those related to site design, building form, setbacks and frontages, are dictated by specific locations in the Downtown. Still other standards—like those related to open space, materials, and finishes—are applied universally to all parcels in the Specific Plan. All design standards are itemized in Section 6.2. Although all the standards apply equally, if considered sequentially, the standards in this chapter can be used by developers, property owners, and designers to sculpt the allowable building form for any parcel in the Specific Plan area.

In addition, a density bonus program has been included as part of the Specific Plan that allows for additional height or floor area for qualified projects within certain districts. Bonuses are granted to projects that provide additional public benefits, such as affordable housing, commercial/retail spaces, hotels, live-work uses, and public open space.

The available bonuses are discussed in Section 9.3.

Table 6.1: District Standards
Pioneer
Blvd
Downtown
South
Downtown
North
188th /
Corby
Downtown
N’Hood
Chateau
Estates
Site Design & Building Form Standards by Right
Maximum Building Height 3 stories /
45’
5 stories /
65’
4 stories /
55’
4 stories /
55’
3 stories /
45’
2 stories /
24’
Maximum Residential Density 50 du/ac 75 du/ac 65 du/ac 65 du/ac 40 du/ac 11 du/ac Maximum Intensity of nonresidential uses 1.5 FAR 3.0 FAR 2.5 FAR 2.0 FAR 1.25 FAR 0.75 FAR Site Design & Building Form Standards with Community Benefits (see Section 9.3) Maximum Building Height 3 stories /
45’
6 stories /
80’
5 stories /
65’
Density Bonus Not Permitted Maximum Residential Density 60 du/ac 85 du/ac 75 du/ac Maximum Intensity 2.0 FAR 2.5 FAR 3.0 FAR
6-2 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Roseton Ave
South St
186th St
185th St Jersey Ave
183rd St
Ashworth St
Alburtis Ave
Arline Ave
187th St
180th St
178th St
188th St
Corby Ave
Gridley Rd
Jersey Ave
Pioneer Blvd Pioneer Blvd Pioneer Blvd
Clarkdale Ave
Seine Ave
Devlin Ave
Elaine Ave
Lincoln Station
Shopping Center
Bragg
Elementary
School
Artesia Park
Cerritos Promenade
Southeast Gateway Line
City of Artesia
City of Cerritos
Proposed Zoning Districts
Chateau Estates
Metro Right of Way
Downtown Neighborhood
188th / Corby
Pioneer Blvd
Downtown South
Downtown North
Figure 6.1: Proposed Zoning
ARTESIA DOWNTOWN SPECIFIC PLAN 6-3
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

6.2 SITE PLANNING

6.2.1 PARCEL SIZE

1. New development on parcels or aggregate sites larger than three (3) acres in size shall be divided into multiple building pads.

Such a division may be achieved by one or more of the following methods:
a. Legal subdivision of the property
b. Division by a public street(s)
c. Division by a private or public alley(s)
d. Division by a private street(s)
e. Division by common court(s)
f. Division by auto court(s)
g. Division by a private driveway(s)
h. Division by pedestrian paseos in conformance with Section

6.2.5 2. Alignment of streets, driveways and/or pedestrian paseos shall, where applicable, extend existing street grid into the subject site.

3. Legal subdivision of property shall conform with Artesia Municipal Code, Title 9, Chapter 1.

4. All new public streets shall be improved with curbs, gutters, sidewalks, and street trees per City of Artesia Standard Plans & Details: Street Improvements.

5. All new private streets, common courts, auto courts, and alleys shall conform with Section 6.2.4.
6-4 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

6.2.2 SITE LAYOUT AND ORIENTATION

1. All buildings adjacent to a public street shall maintain a continuous “street wall,” formed by the edge of the building, for a minimum of seventy (70) percent of the lot/parcel frontage adjacent to the street.

2. Primary ground-floor common entries and individual dwelling unit entries shall be oriented toward the primary street unless the primary street is South Street. Entrances at building corners may be used to satisfy this requirement.

3. Where an intersection of pedestrian and vehicle access exists, enhanced paving treatment using patterned and/or colored pavers, brick, or decorative colored and scored concrete shall be used. Pedestrian crossings bisecting vehicle access shall feature enhanced paving with a minimum width of six (6) feet and span the length of the intersecting drive area.

4. Through-lots located more than three hundred (300) feet from a street intersection, measured from the closest point of the lot, shall provide a publicly accessible sidewalk or walkway connecting the two streets.

Figure 6.2: Site Layout
ARTESIA DOWNTOWN SPECIFIC PLAN 6-5
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
0 300 Feet Max.

6.2.3 SETBACKS
New projects shall provide setbacks that comply with the following standards.

1. Setbacks, General.
a. Setbacks are measured from the right-of-way to the ground floor face of the building wall.
b. Setback requirements do not apply to façades that are directly adjacent to Publicly Accessible Open Space.
c. Parking, loading, or storage areas are prohibited within the setback.
d. Permanent screening walls or fences greater than three (3) feet in height are prohibited within the setback.
e. Upper floors of residential buildings and residential portions of mixed-use buildings are permitted to project, cantilever, or extend into the setback up to a maximum of two (2) feet. f. Decorative paving or landscaping is permitted within the setback. All setback areas directly adjacent to at-grade residential units must be landscaped at-grade or include planters (less than two (2) feet in height) except for required walkways and building entrances.
g. For residential units with a finished ground floor of at least thirty (30) inches above grade, steps, stoops, porches, terraces, balconies, or a combination of these elements are permitted within the setback.

2. Setbacks in the Downtown North, Pioneer Boulevard and Downtown South districts.
a. There is no minimum street setback required from the property line. The maximum setback allowed is ten (10) feet.
b. The no minimum interior lot line setback.

3. Setbacks in the 188th Street / Corby Avenue, Downtown Neighborhood, and Chateau Estates districts.
a. The minimum street setback is ten (10) feet. There is no maximum setback.
b. The minimum interior lot line setback is five (5) feet. 6-6 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

6.2.4 STREET STANDARDS
Figure 6.3: Private Streets

1. Private Streets. Private streets are internal streets with a pedestrianoriented sidewalk condition with streetlights, street trees, and curbs.
a. Private streets shall have a sidewalk with a minimum width of (4) four feet on at least one side of the street. The sidewalk must provide pedestrian streetlights, street trees, and curbs.

Parallel parking is permitted along private streets.

2. Alleys.
a. Alleys shall be 20 feet in width (10 feet on either side of the alley centerline).
b. Alleys shall include a concrete ribbon gutter in the center of the alley. The concrete ribbon gutter shall be 4 feet wide (2 feet on either side of the alley centerline).
c. Alleys shall drain toward the centerline. A maximum
2 percent grade shall be provided within the public alley to ensure proper drainage.
d. Alleys shall include a 16-foot wide segment (8 feet on either side of the alley center line) constructed of asphalt concrete pavement (a.c. pavement). The a.c. pavement is to be installed on either side of the 4-foot -ide concrete ribbon gutter.
e. There shall be no above-ground utilities permitted to be located within the 20-foot public alleyway.
i
ii
iii
iv
v
A Sidewalk with a minimum width
of 5 feet on both sides of the street
Pedestrian streetlights
Street trees
Curbs
Parallel parking is permitted along
private streets
ARTESIA DOWNTOWN SPECIFIC PLAN 6-7
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
•
• • • •

3. Common Courts. Common courts provide both vehicular and pedestrian access to multiple residences. Front doors to residences and garages open to common courts.
a. Common courts shall not exceed one hundred-fifty (150) feet in length unless provided with a connecting pedestrian accessway. b. Common courts shall not serve more than eight (8) individual residences unless provided with a connecting pedestrian accessway. c. Common courts shall be elevated a minimum of six (6) inches from street-level traffic.
d. A minimum of sixty (60) percent of the paving shall be enhanced paving, such as patterned and/or colored pavers, brick, decorative colored concrete, stamped concrete, or permeable materials. e. A minimum of twenty (20) percent of the common court shall be landscaped.

Figure 6.4: Common Courts
i
ii
iii
iv
v
i
ii
iii
iv
v
Common courts shall not exceed 150
feet in length, unless provided with a
connecting pedestrian access way.

Common courts shall not serve more
than eight individual residences,
unless provided with a connecting
pedestrian access way.

Common courts shall be elevated a
minimum of six inches from street-level
traffic.

A minimum of 60 percent of the
paving shall be enhanced paving,
such as patterned and/or colored
pavers, brick, or permeable materials.

Decorative colored concrete or
stamped concrete are not applicable
materials for this standard.

A minimum of 20 percent of the
common court shall be landscaped.
6-8 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
•
•
•
Figure 6.5: Auto Courts

4. doors to residences are not permitted on auto courts. residences via a common driveway fronted with garages. Front Auto Courts. Auto Courts provide vehicular access to multiple a.
length.

Auto courts shall not exceed one hundred-fifty (150) feet in b.
residences.

Auto courts shall not serve more than eight (8) individual c.
courts.

Primary pedestrian entrances are not permitted on auto
d. Auto courts shall have no through-street access.
e.
measured to a street or the opposite side of an alley.
twenty-five (25) feet for vehicle backout from garages as Auto courts shall have a minimum unobstructed distance of ii
i
i
ii
ii
iii
iii
iv
iv
street access
Auto courts shall have no throughnot permitted on auto courts.

Primary pedestrian entrances are
than eight individual residences.

Auto courts shall not serve more
feet in length.

Auto courts shall not exceed 150
ARTESIA DOWNTOWN SPECIFIC PLAN 6-9
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
••••
B
/
?
YB
B

6.2.5 PEDESTRIAN PASEOS
If pedestrian paseos are provided, they shall meet the following requirements:

1. Paseos shall be physically and visually accessible from the public sidewalk and must connect a public street with a different public street, alley, or adjacent paseo.

2. Paseos must be at the same elevation as the public sidewalk.

Security fences, walls, or entry gates shall not block passage if the paseo is publicly accessible.

3. Paseos must be a minimum of fifteen (15) feet wide, measured from building face to building face.

4. Paseos must have a minimum eight (8) foot wide travel path.

5. Where paseos are covered by buildings, they must have at least twenty (20) feet of height clearance from ground to ceiling.

6. Trellises, decks, balconies, and sunshades extending from a building and projecting into a paseo may project a maximum of three (3) feet and must provide a minimum height clearance of ten (10) feet.

7. Vehicular access, loading, and parking uses shall be prohibited within the paseo.
6-10 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

6.3 OPEN SPACE

6.3.1 OPEN SPACE REQUIREMENTS
General. Open space shall be provided per the following standards:

1. A minimum of two hundred (200) square feet of open space per residential unit, with dimensions no less than ten (10) feet. The provided open space may be common, private, or a combination of both.

2. New non-residential development over twenty-thousand (20,000) square feet shall provide open space equal to five (5) percent of the overall development parcel(s), inclusive of any easements, but not including any dedications. This area does not need to be contiguous, but such open space shall have a minimum dimension no less than ten (10) feet.

3. Mixed-use projects shall provide open space based on the combined requirements of both residential units and nonresidential as described above in (1) and (2).

4. New projects over twenty-five (25) units and/or forty-thousand (40,000) square feet are required to provide publicly accessible open space in addition to the standards above. Publicly accessible open space shall be equal to ten (10) percent of the overall development parcel(s), inclusive of any easements, but not including any dedications.

ARTESIA DOWNTOWN SPECIFIC PLAN 6-11
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

6.3.2 PUBLICLY ACCESSIBLE OPEN SPACE
Publicly accessible open spaces are outdoor rooms designed for public use and are defined by surrounding buildings and/or streets. The primary function of such open space is to provide an opportunity for people to engage in diverse social interactions and activities, establish spaces for relief and relaxation, expand and reinforce the public realm, and contribute to the livability of the Downtown. If required, publicly accessible open space shall meet the following standards:

1. Dimensions. A minimum area of four hundred (400) square feet with a minimum dimension of twenty (20) feet in each direction is required to qualify as publicly accessible open space.

2. Use. A maximum of twenty (20) percent of the publicly accessible open space may be used as outdoor dining.

3. ADA. All required publicly accessible open space shall be at the same elevation as the adjacent street level sidewalks and ADA/ universal access compliant.

4. Open to Sky. At least seventy (70) percent of the open space must be open to the sky.

5. Hardscape. A maximum of twenty-five (25) percent of common open space may be paved in standard concrete. Remaining areas shall use one of the following enhanced paving techniques:
brick, natural stone, unit concrete pavers, textured and colored concrete, concrete with exposed or special aggregate.

6. Seating. Seating shall be provided at a minimum of one (1) seat per four hundred (400) square feet of required publicly accessible open space.

7. Landscape. A minimum of twenty-five (25) percent of publicly accessible open space shall be planted area with a minimum dimension of thirty (30) inches in length and width as measured horizontally, and thirty (30) inches of depth in soil material.

8. Trees. A minimum of one twenty-four (24)-inch box tree shall be planted per project or for every seven hundred fifty (800) square feet of publicly accessible open space.
6-12 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

6.3.3 PRIVATE COMMON OPEN SPACE
If private common open space is provided, it shall conform with the following standards:

1. Distribution. A minimum of seventy (70) percent of common open space shall be outdoors and open to the sky.

2. Landscape. A minimum of twenty-five (25) percent of the total common open space shall be planted area with a minimum
dimension of thirty (30) inches.

3. Softscape. A maximum of fifty (50) percent of the total common open space may be finished with decomposed granite, gravel, natural stone, brick or concrete unit pavers, and/or similar permeable ground surfacing.

4. Hardscape. A maximum of twenty-five (25) percent of the total common open space may be paved in standard concrete,
textured and colored concrete, and/or concrete with exposed or special aggregate.

5. Up to thirty (30) percent of the required open space may be indoors up to a maximum of three thousand (3,000) square feet. Indoor common space may be provided by gymnasiums, libraries, common rooms, or other interior amenities. Indoor common space shall conform to the following standards:
a. Area. Indoor common space shall not include spaces used primarily for circulation.
b. Dimensions. A minimum area of four hundred (400) square feet with a minimum dimension of twenty (20) feet in each direction is required to qualify as indoor common space. c. Floor to Ceiling height. Indoor common spaces shall have a minimum floor to ceiling height of twelve (12) feet.
d. Glazing. At least one wall of the indoor common space shall be a glazed building exterior.

ARTESIA DOWNTOWN SPECIFIC PLAN 6-13
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

6.3.4 PRIVATE OPEN SPACE
Private open spaces for residential units may include, but are not limited to, balconies, terraces, patios, porches, and stoops, and may overlook the street, side yards, and internal courtyards.

1. Dimensions. Private open space located at the ground level shall have a minimum area of one hundred fifty (150) square feet with a minimum dimension of ten (10) feet in each direction. Private open space provided on a balcony or roof deck shall have a minimum area of sixty (60) square feet with a minimum dimension of five (5) feet in each direction. This dimension excludes areas for permanent equipment and storage.

2. Arrangement. Private open spaces shall be contiguous to the units they serve and screened to a minimum height of four (4) feet by use of walls and/or fences.

3. Location. All private open space shall be outdoors.
6-14 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

6.3.5 LANDSCAPING
All landscaping shall conform to the City of Artesia Urban Forestry Manual and the following standards:

1. Landscaped areas shall use a three-tiered planting system consisting of ground cover, shrubs and vines, and trees. Grass shall not exceed twenty-five (25) percent of the landscaped area unless it is used primarily for active recreation areas. The plant material shall be of drought-tolerant species and permanently maintained.

2. A minimum of one (1) twenty-four (24) inch box tree per project or for every five hundred (500) square feet of outdoor common open space, whichever is greater, shall be planted in the common open space. For projects with two or more trees, a minimum of fifty (50) percent of trees planted shall be shade trees.

3. All land not covered by structures, walkways, driveways, parking, other hardscape and/or softscape shall be landscaped and irrigated with an automatic irrigation system installed in accordance with the Uniform Plumbing Code.

4. Berms, walls and/or hedges shall be used in the required setbacks to separate parking facilities from abutting streets.

ARTESIA DOWNTOWN SPECIFIC PLAN 6-15
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

6.4 MASS AND SCALE

6.4.1 HEIGHT MODULATION
Buildings greater than forty (40) feet in height shall
incorporate at least one of the following:

1. Stepback. Minimum depth of six (6) feet for at
least seventy-five (75) percent of the façade of
all upper floors above forty (40) feet in height,
measured from the primary façade plane; or

2. Roofline Variation. Variation in roof height of
at least five (5) feet for every eighty (80) linear
feet; or

3. Height Averaging. Up to thirty (30) percent of
the building footprint area may be twelve (12)
feet taller than the maximum height allowed,
provided an equal amount of building footprint
area is twelve (12) feet shorter than the
maximum allowed height.

Figure 6.7: Stepback
Figure 6.8: Height Averaging
Figure 6.6: Rooftop Variation
6-16 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
0 80 Feet Mox.

Q 5FeetMin.
f) .40Feel
Q 6 FeetMin.
0 Max Height Allowed
Figure 6.9: Facade Minor Modulation
Figure 6.10: Facade Major Modulation

6.4.2 FACADE MODULATION

1. Projects shall comply with the following horizontal modulation standards:
a. Minor Modulation. Each street-facing façade greater than sixty (60) feet in length shall include a minimum modulation of thirty (30) percent of the façade length that is a minimum of three (3) feet in depth from the primary façade plane.

Façade area used to meet this standard may be recessed
behind, or project out from, the primary façade plane and may be in one continuous section or a combination of
sections across the façade.
b. Major Modulation. For every two hundred forty (240) feet of street-facing facade, a minimum of one building separation shall be provided, in addition to the horizontal modulation required above (Section 6.5.2.1.a). The separation shall be at least six (6) feet in depth and twenty (20) feet in length and extend from grade to the highest story.

ARTESIA DOWNTOWN SPECIFIC PLAN 6-17
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
~ Minimum 30 Percent
Modulation
CJ Minimum 30 Percent Modulation
Required Building Separation

6.4.3 GATEWAY ELEMENTS

1. Gateway Elements are required on sites if:
a. Located on a corner lot where both intersecting streets have a right-of-way one hundred (100) feet or more; or
b. Located at the visual termination of a street.

2. Gateway Elements shall incorporate at least two of the following features at the building corner or centered on the axial conclusion of a terminated vista:
a. Massing element with a greater height than
adjacent building facades by a minimum of ten
(10) feet, but not exceeding the base height limit
by more than ten (10) feet, for a minimum of
twenty (20) feet linear feet; or
b. Massing element with a minimum of six (6) feet
recess or projection from the primary façade with
a minimum of twenty (20) linear feet and extend
from grade to the building height; or
c. Corner feature with diagonal or curved walls; or
d. Corner feature with primary building entry
and enhanced canopies or awnings oriented
diagonal to the intersection; or
e. Color and material variation from the primary
façade with a minimum of twenty (20) linear feet
and extend from grade to the building height; or
f. Open space or gathering areas with distinct
paving or landscaping, consistent with standards
outlined in Publicly Accessible Open Space
(Section 6.4.2); or
g. Public art installations (upon Director approval). Figure 6.12: Corner Element Figure 6.11: Terminated Vistas
6-18 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Terminating Vista

6.5 MATERIALS AND FINISHES

6.5.1 FACADE DETAILS
All new development and facade remodels shall comply with the following design standards:

1. All building façades facing a street or public open space shall be articulated for at least eighty (80) percent of each façade length.

All other building façades shall be articulated for at least sixty (60) percent of each façade length. Façade articulation shall be achieved through at least four of the following architectural elements:
a. Minimum of three material and/or color variations, including contrasting accent colors for doors, awnings, etc.; or
b. Minimum of two fenestration type and/or size variation; or c. Window details such as shutters, awnings, trims, and/or sills; or
d. Balconies and/or porches; or
e. Decorative light fixtures; or
f. Decorative attic/gable vent; or
g. Decorative moldings and/or cornices; or
h. Trellis and/or arbor structures.

2. Blank Facades. A blank facade is a portion of a facade without a window, balcony, ground floor windows, and/or doorways for thirty (30) feet in any direction. Where a blank facade is unavoidable, at least one of the following design treatments shall be used to create visual interest and increase pedestrian safety, comfort, and interest:
a. Mural at least one hundred (100) square feet and ten (10) linear feet.
b. Architectural treatments (such as trellises, screens, or changes in materials) that cover at least fifty (50) percent of the blank facade surface.
c. Vertical landscaping treatments that cover at least fifty (50) percent of the blank façade surface.

ARTESIA DOWNTOWN SPECIFIC PLAN 6-19
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

6.5.2 BALCONIES
All new balconies shall conform to the following standards:

1. All balconies shall be recessed into the building façade. The maximum projection shall be fifty (50) percent of the balcony’s full depth or five (5) feet, whichever is less.

2. The underside of projecting balconies shall be finished with building material that matches or is otherwise compatible with the building.

3. No balconies shall overhang into the public right-of-way or sidewalk, not including the portion of the building setback behind the existing property line.

4. Balconies within the first twenty (20) feet in height of the building elevation shall not overhang into the building setback.

5. The lower thirty (30) percent portion of balcony rails shall be finished with a permanent, solid building material that matches or is otherwise compatible with the building.

6. All private patios for ground-floor units shall be a minimum of one hundred (100) square feet in area, with a minimum length and width of eight (8) feet.

7. Private balconies for dwelling units located entirely above the ground floor shall be a minimum of seventy (70) square feet in area, with a minimum dimension of seven (7) feet.

Figure 6.13: Balconies
Maximum projection of balconies recessed into the façade.

Building material for underside of projecting balconies Balcony does not overhang into the public right-of-way or sidewalk.

Public sidewalk.

Balconies which do not qualify for the overhang into the building setback due to height limit.

The lower portion of the balcony rails.
i
ii
iii
iii
iv
v
6-20 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
• •
•

6.5.3 WINDOWS
All window patterns shall conform to the following standards:

1. All windows shall be offset at least twelve (12) inches from any windows in adjacent buildings within twenty (20) linear feet to avoid direct line-of-sight.

2. All windows between the ground floor and fifty (50) feet above grade shall either be recessed at least three (3) inches from the plane of the surrounding exterior wall or shall have a trim or windowsill at least one (1) inch in depth.
a. When trim is used, a minimum of one (1) inch by four (4) inch trim is required.
b. With stucco walls, a minimum of one (1) inch deep, raised relief around the window is required.
c. With brick, a minimum two (2) inch wide brickmold is required around windows.

3. All windows facing a public street shall feature at least two of the following:
a. Variation in window types and/or sizes; or
b. Decorative architectural brackets; or
c. Trim; or
d. Shutters; or
e. Awnings and/or trellises.

4. Non-residential. A minimum of fifty (50) percent of the streetfacing façade between three (3) feet and seven (7) feet above ground level shall be transparent.

ARTESIA DOWNTOWN SPECIFIC PLAN 6-21
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

6.5.4 MATERIALS
All materials for new projects and facade remodels shall conform to the following standards:

1. All building facades, including alley-facing elevations, shall be treated equally with high-quality and human-scaled materials.

2. All building facades shall incorporate a minimum of two (2) materials.

3. All building facades shall be constructed with durable materials, such as natural stone, brick, siding, precast concrete, and factoryfinished metal panels (heavy gauge only) that can withstand significant deterioration, decay, or discoloring due to wear or weathering. Materials that are short lived or insubstantial, such as unfinished wood for exterior use, shall not be permitted.

4. Materials such as EIFS (exterior insulation finishing systems, or synthetic stucco), stucco, or monolithic concrete panels shall not be used within the first twenty (20) feet in height of a building elevation.

5. Above the ground floor (minimum twenty [20] feet), no more than sixty (60) percent of the building elevation shall be clad with EIFS or stucco.

6. Materials and texture variations at building base, middle, and/or top, or with horizontal massing modulation shall be emphasized, consistent with Section 6.5.2.1. Heavier materials such as brick, stone, and wood shall be used at the base of the building, corner elements, and special features. Lighter materials such as siding and smooth stucco shall be used on the middle and top of the building.

7. Changes in material or color shall occur at inside corners of intersecting walls or at architectural features that break up the wall plane, such as columns.
6-22 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

8. Material Variation. The street-facing façade(s) of buildings over three stories in height shall feature a contrasting material finish applied to at least sixty (60) percent of either the ground level or the topmost level façade surface (for example stone veneer vs stucco). This requirement may also be met with an equivalent numerical balance applied to both ground level and uppermost level facades (for example, half the ground floor and half the upper floor). For the purposes of this requirement, window glazing is considered a contrasting material.

9. Expansion Joints. If employed on stucco facades, expansion joints shall reinforce the grid pattern created by fenestration openings by aligning with:
a. Window and/or door jambs, sills, and/or headers,
b. The centerlines of windows and/or doors, and/or
c. Wall breaks such as recesses and/or soffits created by Figure 6.14: Material Variations
ARTESIA DOWNTOWN SPECIFIC PLAN 6-23
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
D Minimum 60 Percent Material Variation al
Ground level
D Minimum 60 Percent Material Variation of
Topmast level
D Equivalent Material Variation of Ground Level
and Topmast level
balcony openings.

6.5.5 TRASH ENCLOSURES
Trash enclosures shall comply with the size requirements detailed in Tables 6.2, 6.3, and 6.4 as well as the following standards:

1. The location of storage areas shall be accessible for trash removal by standard refuse disposal vehicles.

2. Trash storage areas that are visible from the upper stories of adjacent structures shall have an opaque or semi-opaque horizontal cover/screen to mitigate unsightly views.

3. Provide a concrete pad within the fenced or walled area(s) and a concrete apron which facilitates the handling of the individual bins or containers.

4. All recycling areas in multifamily residential developments shall be located within two hundred fifty (250) feet of any residential unit.

5. Storage areas shall not be closer than twenty (20) feet from individual unit entries or operable windows of adjacent structures.

For individual units, a minimum of three (3) cubic feet shall be provided for the storage of refuse, and a minimum of three (3) cubic feet shall be provided for the storage of recyclable material. 6-24 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Table 6.2: Minimum Space for Containers
Multi-family
Residential Each 10 Units Space for one 3-yard bin
Office/
Commercial
First 20,000 sf Space for two 3-yard bins
Each Add’l 20,000 sf Space for one additional
3-yard bin
Retail
First 8,000 sf Space for two 3-yard bins
Each Add’l 8,000 sf Space for one additional
3-yard bin
Restaurants
First l ,500 sf Space for two 3-yard bins
Each Additional 1,500 sf Space for one additional
3-yard bin
Industrial
First 20,000 sf Space for two 3-yard bins
Each Additional 10,000 sf Space for one additional
3-yard bin
Institutional Trash and recycling needs will depend on use Commercial
Business
All developments must provide space for trash and
recycling
Table 6.3: Bins & Clearances
Bin Size Approx. Bin Dimensions Min. Interior
Clearances
3-yard 4’H x 7’W x 4’D 1’ between bin and
enclosure walls
4’ user aisle between
bins 4-yard 5’H x 7’W x 5’6”D
Recycling Carts
(96 gallon)

43.25”H x 29.75”W x

32.25”’D
1‘ between each cart
and enclosure walls
Table 6.4: Truck Access
Outside Turning Radius: 29’ Travel way vertical clearance: 15’ (h) Travel way minimum width: 12’ Outside turning Radius: 41’ For safety reasons, a truck turnaround is required for any street, driveway, or travel way if the collection truck has to back up more than 25 feet.

ARTESIA DOWNTOWN SPECIFIC PLAN 6-25
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

6.5.6 UTILITIES
All utility installations shall comply with the following standards:

1. All mechanical equipment, including electrical and gas meters, shall be screened through at least one of the following standards:
a. Landscaping; or
b. Minimum three (3)-foot tall architectural features that:
i. Belong to the same architectural idea and style of the development and utilize the same materials, colors, and lighting fixtures; or
ii. Are covered with landscaping or public art for a
minimum percentage of the total length along public
open spaces and public streets; or
iii. Fences that use durable and weather-resistant material, such as block and vinyl, are four (4) to five (5) feet in height, and do not interrupt the line-of-sight of drivers entering or exiting the site. Chain link and slats are not allowed.

2. No utilities shall protrude into the public right-of-way, including the portion dedicated as sidewalk and located behind the property line.

3. All utilities shall be integrated into the building facade and not freestanding.

4. Electrical transformers shall be located so that access is achieved from the alley, where feasible. If located adjacent to a public sidewalk, they shall be screened and incorporated into the building to provide the visual appearance of a storefront.

5. Electrical transformers, mechanical equipment, and other utilityoriented equipment shall not be located within fifty (50) feet of any building corner or located within a designated publicly accessible open space.
6-26 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

6.5.7 OUTDOOR LIGHTING
All new lighting shall comply with the following standards:

1. Individual exterior luminaires shall be shielded to direct light downward and shall not exceed one thousand two hundred sixty (1,260) lumens. Exterior light fixtures shall utilize light sources with a color temperature that does not exceed three thousand (3000) Kelvin.
a. A luminaire is considered to be fully shielded if it is constructed and installed in such a manner that all light emitted by the luminaire, either directly from the lamp or a diffusing element, or indirectly by reflection or refraction from any part of the luminaire, is projected below the horizontal plane through the luminaire’s lowest light-emitting part.

2. All lighting shall be directed, oriented, and shielded to prevent light trespassing or glaring onto adjacent properties. The light level at property lines shall not exceed 0.3 foot-candles.

3. Outdoor lights shall not blink, flash, flicker, or change intensity (excluding motion detecting lights).

4. Parking lots, pedestrian paths, outdoor gathering spaces, building entries, and any other pedestrian-accessible areas shall be illuminated with a minimum of one (1) foot-candle to ensure safe nighttime conditions.

5. Lighting of outdoor service, loading, and storage areas shall not be visible from the street or adjacent properties.

6. Rooftop lighting shall be set back at least twelve (12) feet from the edge of any building face that is oriented towards any residential zone.

7. Freestanding outdoor light fixtures shall not exceed fifteen (15) feet in height.

8. Building faces shall be illuminated such that surfaces located at least ten (10) horizontal feet away from building entries shall have at least sixty-six (66) percent less luminance than surfaces within ten (10) horizontal feet of building entries. Compliance shall be demonstrated with a lighting plan.

ARTESIA DOWNTOWN SPECIFIC PLAN 6-27
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

6.5.8 ROOFTOP EQUIPMENT
All rooftop equipment shall comply with the following standards:

1. Rooftop elements including roof access, mechanical equipment, and other features needed for the function of the building shall be located to minimize visual impact by meeting the following requirements. Mechanical equipment less than two (2) feet in height, solar panels, wind generators, or green roof features are exempt from these requirements.
a. Roof-mounted equipment and screening of roof-mounted equipment shall be stepped back from top of parapet a
minimum of ten (10) feet from the parapet or roof edge. b. Roof-mounted equipment greater in height than the parapet wall shall be screened to a height equal to the height of the equipment.

6.5.9 PUBLIC ART AND MURALS
Developers should contact the City as early as possible during the design process to obtain information regarding inclusion of artwork within a development proposal and to develop a project Public Art Plan, selecting and working with artists and art consultants. A project Public Art Plan should be prepared by the project proponent to address the following:

1. Describe the qualifying artwork, including artist concept and drawings, if available.

2. Indicate the intended site(s), media, and materials of the artwork(s).

3. Detail the schedule for the selection, fabrication(s) and installation of the artwork.

4. Describe plans for maintenance of the artwork(s).
6-28 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

6.5.10 STREETSCAPES

1. New development shall be required to:
a. Grind and overlay or at a minimum slurry seal the full width of the road the development is fronting.
b. Apron driveways shall be updated with a maximum slope of 12 percent and 4’ minimum width sidewalk at 2 percent maximum cross-slope.
c. Curbs, curbs and gutters, and curb ramps shall be per SPPWC latest edition.
d. Asphalt rehabilitation shall be per City of Artesia std. plan. e. Have infrastructure ready to support future broadband. f. Install light posts consistent with existing style at every 50’. g. Sidewalk improvements shall be consistent with the existing Downtown sidewalk.

2. Projects fronting Pioneer Boulevard within the Specific Plan boundaries and north of South Street shall improve the public right-of-way in a manner consistent with the public right of way as constructed between 186th Street and 187th Street, including but not limited to lighting standards, street trees, sidewalk, and paving embellishments.

6.6 FRONTAGE DESIGN STANDARDS

6.6.1 FRONTAGE TYPE REQUIREMENTS
Frontage requirements apply to new development in the Downtown North, Pioneer Boulevard, and Downtown South districts only. Within these districts, at least sixty (60) percent of the total ground-floor frontage along all street facades shall be consistent with one or more of the following frontage standards.

ARTESIA DOWNTOWN SPECIFIC PLAN 6-29
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

6.6.2 PATIO
This frontage type is only permitted
for projects located along a street
with six lanes or more of through
traffic (not including parking or
turn lane) and over 100 feet
of right-of-way. This frontage
type is primarily associated
with multifamily projects and is
recommended for providing a
buffer between residential ground
floor patios and high-traffic street
conditions. Porches may encroach
into setbacks.

Figure 6.15: Patio
Table 6.5: Patio Dimensions
A. Patio Projection from
Building Facade 50% max.

B. Patio Finish Level Above
Sidewalk 3’ min
C. Setback from Patio to
Property Line 8’ min
D. Retaining Wall 18-26” height, 2 min, setback from
patio
E. Landscaping 80% min.

F. Balcony Material 60% min, opaque material
6-30 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
0 No more than 50% of patio can project out
from building facade
Ground floor Min. 3' above sidewalk level
Min. 8' patio to property line
18-26"solid retaining wall, min 2'feetfrom patio
Min 80% landscaping
Min. 60% surface opaque material,
including side balcony

6.6.3 STOOP
A stoop is a frontage wherein the building
façade is separated from the street, paseo,
or open space by an entrance to the
elevated ground floor of the building. The
entrance is usually an exterior stair and
landing and may be covered. This frontage
type is recommended for ground-floor
residential uses to facilitate a transition and
to provide separation between an active
public street and a private residence.

All stoop entries shall be covered or
recessed.

1. Stairs may be perpendicular or
parallel to the building façade.

2. Walls and/or fences shall be
compatible with the architectural
style of the building in their design,
materials, and finishes.

3. Stoop entrances, as defined in Figure

6.16 and Table 6.3, shall occur no
less than thirty (30) feet of façade
length, provided there is no change
in the frontage type.

Figure 6.16: Stoop
Table 6.6: Stoop Dimensions
A. Width 5’ min
B. Depth 4’ min
C. Height 8’ min
D. Finish Level Above Sidewalk 1’ min
E. Distance between Stoop and Sidewalk 3’ min
ARTESIA DOWNTOWN SPECIFIC PLAN 6-31
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

6.6.4 SHOPFRONT
A shopfront is a frontage wherein the
building façade and entrance are at
sidewalk grade and close to the pedestrian
zone. Shopfronts include large areas of
transparent openings and doors and are
commonly equipped with cantilevered
roofs or awnings. Shopfronts typically
provide access directly from sidewalks
and are oriented to display ground-level
commercial uses. This frontage type is
typically used for commercial use. This
frontage type can be used in conjunction
with terrace, and/or forecourt to create
a more engaging street. All stoop entries
shall be covered or recessed.

1. All storefront facades shall include
at least two of the following
architectural features:
a. Awning, canopy, or marquee
above an entry no higher than
twelve (12) feet above finished
grade; or
b. Crown molding; or
c. Columns; or
d. Cornices; or
e. Transom windows; or
f. Ornamental light fixtures

2. All storefront facades shall include
transparent windows and doors
for at least fifty (50) percent of the
building wall area located between
three (3) and seven (7) feet above
the elevation of the sidewalk.

Figure 6.17: Shopfront
Table 6.7: Shopfront Dimensions
A. Depth of Recessed Entries 5’ max
B. Storefront Base 2.5’ max
Awning Dimensions
C. Depth 5’ min
D. Setback to Curb line 2’ min
E. Height 8’ min
6-32 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

6.6.5 LOBBIES AND ENTRIES
Lobbies and entries provide visual clues to
building entrances and create landmarks
for pedestrians. They offer a unique means
to create visual interest and modulation in
a building facade. Lobby entrances shall
be carefully designed to create landmark
visual reference points. Lobbies and entries
may also be aligned with terminated vistas
and corner features.

1. Exterior building lobbies shall
incorporate at least two of the
following aesthetic features:
a. Design element such as a
canopy, awning, or building
identification sign; or
b. Material, texture, and/or color
variation; or
c. A recess or projection; or
d. Decorative paving materials to
delineate the primary entrance
pathway.

2. Building entrances for commercial
uses shall be located on a public
street or on a usable public open
space that is visible and connected
to a public street.

Figure 6.18: Lobbies and Entries
ARTESIA DOWNTOWN SPECIFIC PLAN 6-33
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

6.6.6 LIVE-WORK
The main facade of the building is at or
near the front lot line with an at-grade or
elevated entrance from the sidewalk. This
type is only allowed on side streets from
the adjacent main street and is intended
for industrial artisan businesses to show
their activity to people passing by on the
sidewalk, as well as for retail sales of
products made on-site. Live-work frontage
may include a decorative roll-down or
sliding door, including glazing ,and an
awning that overlaps the sidewalk.

All live-work facades shall include
transparent windows and doors for at
least twenty (20) percent of the building
wall area located between three (3) and
seven (7) feet above the elevation of the
sidewalk.

1. Rounded and hooped awnings are
not allowed.

2. Decorative accordion-style doors/
windows or other operable windows
that allow the space to open to the
street require Director approval.

Figure 6.19: Live-Work
Table 6.8: Live-Work Dimensions
A. Depth 5’ min
B. Setback 2’ min
E. Height 8’ min
6-34 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

6.7 PARKING AND LOADING

6.7.1 PARKING REQUIREMENTS

1. Parking shall be provided at ratios defined by Table 6.9.

2. Tandem parking shall comply with the standards in Municipal Code Chapter 2, Article 11.

3. Specific exceptions for parking in the Old Downtown Area shall apply consistent with Artesia Municipal Code, Title 9, Section

2.1103(b)(8)(D).

Table 6.9: Parking Requirements by Use Type
Use Type Parking Requirement
Residential - 1 bedroom 1/Dwelling Unit
Residential - 2 bedrooms 2/Dwelling Unit
Residential - Guest 0.15/Dwelling Unit
Commercial and Office 1 /600 SF
Commercial on Pioneer 1/400 SF
Restaurant* 1/250 SF
Night clubs, bars, cocktail lounges** 1/60 SF
Hotel 0.75/room
Institutional 3/1,000 SF
Notes:
* Including Take-out Restaurants, not limited to, coffee, ice cream, yogurt, juice, beverage and doughnut shops, bakeries, deli, sandwich and specialty food shops
**Including areas in which live entertainment is provided, and similar uses, including areas in which any such use occurs in a restaurant

6.7.2 OFF-STREET LOADING SPACE

REQUIREMENTS

1. One loading space is required in any parking lot with fifteen (15) or more spaces serving any nonresidential or mixed use.

2. Loading docks and service areas are prohibited on Pioneer Boulevard.

ARTESIA DOWNTOWN SPECIFIC PLAN 6-35
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

6.7.3 SURFACE PARKING

1. Parking shall be located to the rear or side of the primary building and away from the street or street intersections. There shall be no vehicular parking between primary building fronts and the public right-of-way.

2. If an applicant deviates from the parking requirements found in Table 6.9, they may do so only by submitting a parking study demonstrating that the proposed amount of parking would satisfy the parking demand of the proposed uses. A shared parking agreement may be utilized to achieve compliance with this standard.

3. Access drives shall be located at least two hundred (200) feet apart and at least one hundred (100) feet from property lines and street intersections unless an approved shared drive is provided, or the driveway location does not create a traffic hazard to adjacent property.

4. Maximum number of driveways:
a. One driveway for lot frontage up to one hundred fifty (150) feet
b. Two driveways for lot frontage one hundred fifty (150) feet to two hundred ninety-nine (299) feet
c. One driveway for each additional three hundred (300) feet

5. Open parking areas shall be screened from view from adjacent properties and streets using fencing, walls, berms, and/or evergreen landscaping.

6. Parking lot landscaping shall be located to ensure pedestrians don’t need to cross any landscaped areas to reach building entrances from parked cars.

7. Parking areas adjacent to public rights-of-way shall provide a minimum of four (4)-foot high landscaped screen across the entire parking frontage except for driveways. The minimum width of a landscaped area required for screening shall be four (4) feet.

8. Private streets and common courts on residential projects shall include a minimum five (5)-foot-wide parkway including landscaping, curbs, color/textured paving, and other “gateway” elements (e.g., lights, bollards, entry walls, etc.).
6-36 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

9. Each parking space adjoining a wall, fence, column, or other obstruction higher than 0.5 feet shall be increased by two (2) feet on each obstructed side.

10. The minimum size of a standard parking space stall shall be 9 feet wide and eighteen (18) feet long. The minimum size of a compact parking space shall be eight (8) feet wide and sixteen (16) feet long.

11. The minimum dimensions for a single-car carport are ten (10) feet by twenty (20) feet. The minimum dimension for a double carport is twenty (20) feet by twenty (20) feet.

12. The minimum dimension for one-way driveway is twelve (12) feet and two-way traffic is twenty-four (24) feet.

6.7.4 RESIDENTIAL GARAGES

1. Garage doors may occupy no more than forty (40) percent of a building’s street frontage and shall be recessed a minimum of eighteen (18) inches from a street-facing wall plane.

2. Street-facing garage doors serving individual units that are attached to the structure must incorporate one or more of the following so that the garage doors are visually subservient and complementary to other building elements:
a. Garage door windows or architectural detailing consistent with the main dwelling.
b. Arbor or other similar projecting feature above the garage doors.
c. Landscaping occupying fifty (50) percent or more of
driveway area serving the garage (e.g., “ribbon” driveway with landscaping between two parallel strips of pavement for vehicle tires)

3. Minimum Dimensions.
a. A single-car garage shall be at least ten (10) feet wide and twenty (20) feet long.
b. A standard double-car garage shall be at least twenty (20) feet wide and twenty (20) feet long.
c. Each garage space shall be equipped with an automatic door opener and a roll-up sectional or similar garage
door which does not extend onto the apron. On multifamily ARTESIA DOWNTOWN SPECIFIC PLAN 6-37
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
dwellings, a security gate on a multi-space garage is
permitted.
d. For attached private garage, the design shall include room for waste/solid storage and a water heater unit.

6.7.5 PARKING STRUCTURES

1. Any driveway providing access to a parking structure shall have a minimum width of twenty-four (24) feet.

2. Parked vehicles at each level within the structure shall be shielded from view from adjoining streets.

3. The exterior elevations of parking structures shall be designed to minimize the use of blank concrete facades. This can be accomplished with textured concrete, planters or trellises, or other architectural treatments.

4. If a toll or fee booth is located in the driveway area, the driveways on either side of the booth shall have a minimum width of fourteen (14) feet.

5. The parking aisle shall be a maximum of three hundred (300) feet without being intersected by another parking aisle or driveway.

6. The parking areas of sloped floor parking structures shall not exceed a grade of five (5) percent as measured across the width of a ninety (90) degree parking stall. The grade of a straight internal ramp shall not exceed twenty-five (25) percent. The grade of a circular ramp shall not exceed twelve (12) percent as measured at the outside ramp wall.

7. A straight one-way ramp shall be at least fourteen (14) feet in width. A two-way ramp shall be at least twenty-four (24) feet in width. The minimum outside wall radius of a circular ramp shall be thirty-six (36) feet.

8. All ramps shall be provided with transition zones at the top and bottom of the ramp. Ramps with a grade of ten (10) percent or less shall have a transition zone at least eight (8) feet in length.

Ramps with a grade of greater than ten (10) percent shall have transition zones at least twelve (12) feet in length. The grade of a transition zone shall not exceed one-half (1/2) the grade of the ramp it serves.

9. The minimum lighting requirement at entrances and exits is fifty (50) foot-candles. The minimum lighting requirement for parking 6-38 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
areas is five (5) foot-candles.

10. Entries/exits into and from the parking structure shall be a minimum of one hundred fifty (150) feet from any intersection, measured from the edge of the driveway to the edge of the curb.

11. Parking structure entrance signs shall conform with Municipal Code, Chapter 2, Article 12,, and shall be visible from any primary street frontage and feature architectural details, such as an arch and canopy to emphasize the facility entry and attract patrons.

12. Parking Structure Entries. Parking structure entries provide necessary access to parking for developments. However,
garage entries can create conflicts with pedestrians while being aesthetically incompatible with the streetscape and building design. Integrating the location and design of driveways into the overall building design plays an important role in minimizing disruption of the public realm and building character. Parking structure entries should support the overall building design while not detracting from the sidewalk experience.
a. Visibility. No ground-level parking, except for the parking entry, shall be visible from any primary street frontage.

Ground-level parking shall be screened by active retail, residential entry, or other habitable ground-floor uses facing the sidewalk.
b. Alley Access. Where alleys are adequate, per Public Works standards and approval regarding width and capacity, new developments shall locate all parking garage entries on the alley.
c. Street Access. Where parking garage entries are located on the street, all entries shall conform to the following:
d. For sites that are one hundred (100) feet wide or greater, driveways shall be less than twenty-five (25) percent of the street frontage. For sites that are less than one hundred (100) feet wide, driveways shall be less than twenty (25) feet. e. When multiple driveways are provided on a street frontage, they must be at least fifty (50) feet apart, measured between the internal edges of the driveways.
f. Garage entrances shall be recessed at least two (2) feet from the street facing the property line.

ARTESIA DOWNTOWN SPECIFIC PLAN 6-39
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

PAGE INTENTIONALLY LEFT BLANK
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
7-0 DOWNTOWN ARTESIA SPECIFIC PLAN
7 7 MOBILITY
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

7.1 INTRODUCTION
The positive impacts of multimodal transportation include equity, environmental, and economic benefits. By providing a variety of viable transportation options, such as public transit or active transportation, people can opt for low-to-no-cost and sustainable modes without substantial sacrifices in time, comfort, or efficiency. With more affordable and accessible transportation options available, people may be more likely to secure employment, run errands, or enjoy leisure activities in an area that was previously difficult to travel to.

As Downtown Artesia grows and evolves through the implementation of the ADSP, it will attract more residents, employees, and visitors to the area. With more people anticipated to frequent Downtown Artesia, it is essential to provide convenient, enjoyable, and environmentally friendly ways to get around for people visiting, working, or living in the Downtown. The new Southeast Gateway Line (SGL) light-rail station planned for Downtown Artesia presents an exciting opportunity to capitalize on a new regional connection and create a well-integrated multimodal system. Where applicable, relevant components of the Artesia Active Transportation Plan (ATP), adopted by the City of Artesia in 2022, the Southeast Gateway Line First/Last Mile Plan (SGL FLM Plan), released by Metro in 2024, and the First/Last Mile Strategic Plan (FLM Strategic Plan), released by Metro in 2014, were incorporated into this chapter to facilitate consistency with previous planning efforts and advance safe multimodal travel through Downtown Artesia.

Artesia aims to implement the key characteristics of transit-supportive communities, as determined by Metro, including increasing ridership and strengthening communities around transit. This can be done through building on the existing mobility network to enhance the Downtown urban fabric for pedestrians, cyclists, and transit users.

These enhancements to Downtown Artesia encourage physical activity, increase retail exposure, and reduce the number of cars, all of which contribute to a walkable commercial core. The ADSP includes guidelines to increase connectivity to and from the SGL Pioneer Station and reduce vehicle miles traveled (VMT) and greenhouse gas (GHG) emissions through the introduction of low-cost, clean transportation options. Through the implementation of mobility standards and guidelines, Downtown Artesia can transform into a transit-oriented community in preparation for the Southeast Gateway Line extension. 7-2 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

7.2 FUTURE MOBILITY NETWORK
The mobility network of Downtown Artesia should evolve to further enhance streetscapes and connectivity and to foster multimodal accessibility and safety to improve mobility options for people visiting, working, or living in Downtown. The ADSP is centered around the development of a transit-oriented community, enhancing first/last mile and complete street elements that dedicate space and amenities for people walking, bicycling, and accessing transit. The future mobility network aims to complete the gaps in the bicycle network, enhance the pedestrian network, boost transportation options by adding micromobility, and adjust the parking network to manage the curb space for continuously changing needs and to construct parking structures at the edges of Downtown.

The ADSP encourages policy action from the Circulation Element such as the following:
• Continue to implement the provisions of the Transportation Demand Management Ordinance.
• Encourage alternate modes of transportation, including but not limited to light rail, vanpooling, carpooling, pedestrian walkways, and bicycling.
• Coordinate with neighboring jurisdictions to create an integrated system of bike routes through such improvements as signage, additional bicycle lanes and paths, and additional bicycle racks. • Coordinate efforts to increase pedestrian activity through improvements that make walking more safe, convenient, and enjoyable, including sidewalks, accessibility ramps, benches, traffic-calming measures, landscaping, and convenient and safe transit stops.
• Promote a balance of residential, commercial, institutional, and recreational uses with adjacencies that reduce VMT.
• Prioritize transit-oriented development within the city in accordance with SB375 and other planning initiatives from the State and Federal governments.

ARTESIA DOWNTOWN SPECIFIC PLAN 7-3
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

7.3 MOBILITY PATHWAY NETWORK
Metro proposed a “pathway network” within Downtown Artesia.

Pathway networks are a hierarchy of routes radiating from the transit station based on the existing street network, key destinations, bus routes, the existing and planned bike network, pedestrian/bike access volumes, and surrounding land use. The network is structured into main branches (primary pathways) and feeder routes (secondary pathways).

Primary pathways are main routes, or direct connections to Metro stations that support maximized throughput and efficiency of all users. In Downtown Artesia, the primary pathways are Pioneer Boulevard, 187th Street, and the SGL right-of-way. Secondary pathways avoid highspeed or highly traveled routes and feed into the primary pathways.

The secondary pathways in Downtown Artesia are South Street and 183rd Street. Clarkdale Avenue is also a secondary pathway located one block east of the specific plan boundary. Signal and crossing improvements, wayfinding, and micro-mobility integration are important considerations in the design of pathway networks. Figure 7.1 illustrates the pathway network from Pioneer Station, recommended mobility hub locations, and traffic-calming corridors.
7-4 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Figure 7.1: Downtown Artesia Pathway Network
Proposed
Parking
Structure
Existing
Public
Parking
Proposed
Parking
Structure
Roseton Ave
South St
186th St
185th St Jersey Ave
183rd St
Ashworth St
Alburtis Ave
Arline Ave
187th St
180th St
178th St
188th St
Corby Ave
Gridley Rd
Jersey Ave
Pioneer Blvd Pioneer Blvd Pioneer Blvd
Clarkdale Ave
Seine Ave
Devlin Ave
Elaine Ave
Lincoln Station
Shopping Center
Bragg
Elementary
School
Artesia Park
Cerritos Promenade
Southeast Gateway Line
City of Artesia
City of Cerritos
Cut-through Pathway
Secondary Pathway
Artesia ‘Wheel’ Projects
Primary Pathway West Santa Ana Branch Corridor
Mobility Hub
Traffic Calming Corridor
ARTESIA DOWNTOWN SPECIFIC PLAN 7-5
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
i
i
l!.-.. ---,·-·-·---.·-1-·---·

7.3.1 FUTURE BICYCLE NETWORK
The proposed bicycle network includes a mix of Class I multi-use paths, Class II bicycle lanes, Class III bicycle routes, and Class IV separated bikeways. Park Avenue extends the existing multi-use path from its current edge at Corby Avenue eastward along the City boundary.

Class III bicycle routes are planned along Pioneer Boulevard from Park Avenue north to 184th Street, on 187th Street, and on Alburtis Avenue.

Class IV separated bikeways are planned on South Street and on Pioneer Boulevard through the entirety of Downtown Artesia, except for a Class III bicycle route segment along a narrow section from 184th Street to Park Avenue. There is a proposed advisory bike lane running east to west along 186th Street. Figure 7.2 displays the proposed bicycle network for Downtown Artesia. The following highlight general improvements when implementing future bicycle facilities. • Green conflict striping is recommended at all Downtown intersections and across bus stop areas where a bicycle facility exists. (ATP, adopted 2022).
• Installing bicycle lane buffers by reducing travel lane widths. (SGL FLM Plan, released 2024; ATP, adopted 2022)
• Class III bicycle routes shall have both sharrow markings and signage.
• All bicycle facilities shall have wayfinding signage at key points.
• Install bicycle and scooter parking on streets with SGL FLM Plan prioritized wheel projects, such as along Pioneer Boulevard, 183rd Street, 187th Street, Alburtis Avenue. (SGL FLM Plan, released 2024).
• Pursue Signal Timing Optimization for bicycles on streets with SGL FLM Plan prioritized wheel projects, such as along Pioneer Boulevard, 183rd Street, 187th Street, and Alburtis Avenue. (SGL FLM Plan, released 2024).
• Implement an advisory bicycle lane on 186th Street and the proposed Class III bicycle routes on 187th Street and Alburtis Avenue to facilitate “Bike Friendly Streets” as identified in the SGL FLM Plan. The advisory bike lane should include speed humps, stop signs, and signage. (ATP, adopted 2022; SGL FLM Plan, released 2024).
7-6 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Figure 7.2: Proposed Bicycle NetworkRoseton Ave
South St
186th St
185th St Jersey Ave
183rd St
Ashworth St
Alburtis Ave
Arline Ave
187th St
180th St
178th St
188th St
Corby Ave
Gridley Rd
Jersey Ave
Pioneer Blvd Pioneer Blvd Pioneer Blvd
Clarkdale Ave
Seine Ave
Devlin Ave
Elaine Ave
Lincoln Station
Shopping Center
Bragg
Elementary
School
Artesia Park
Cerritos Promenade
Southeast Gateway Line
City of Artesia
City of Cerritos
Artesia Active Transportation Plan- and Southeast Gateway Line First/Last Mile Plan-Proposed Bikeway Network
Advisory Bike Lane West Santa Ana Branch Corridor
Class III: Bike Route
Class IV: Separated Bike Lane
Class II: Bike Lane
Proposed Bikeways
Class I: Multi-Use Path
ARTESIA DOWNTOWN SPECIFIC PLAN 7-7
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
ii
..
!: !;
II
II '
ii !I
1:t
ii
• • i I - r~ty~~ • ""l ..... "r ...... f
__.i ~t!

4.F ~
I
.. ,.

I
• 1 ....

I•
J 111111111111•••• 111111111aH11- I • 1,. ,, ·-·-·7
! I
I •
l:.------~--------·7
1111""' ........... ----!!.-,,,~ :=' ~~~~-:._~ll
~ .... ,, .....
i
I
I
I
jl--l-___:.J....:_-'-----,--~ I
i
j
l!.-.. ---·-·-·-·-i·-i-·-
--
I
I

7.3.2 FUTURE PEDESTRIAN NETWORK
The proposed pedestrian network accounts for improved connections for people walking and rolling via sidewalks, paseos, and safe crossings.

Elements of a complete pedestrian network consistent with the ATP shall include continuous sidewalks, enhanced street lighting, safe crossings, urban greening, and adequate wayfinding signage. While Artesia has a complete sidewalk network with curb ramps, most are not ADA compliant due to missing the detectable warning surfaces. In addition, crossings should have marked crosswalks where warranted. Where crosswalks exist, high-visibility crosswalks are recommended for enhanced visibility.

The following highlight general improvements when implementing future pedestrian amenities.
• Add pedestrian and bicyclist lighting along
Pioneer Boulevard from 188th Street to the south
City Limit. (SGL FLM Plan, released 2024).
• Repair sidewalk holes and major cracks or install
new sidewalk along the east side of Pioneer
Boulevard from 180th Street to the south City
Limit, at Alburtis Avenue and 188th Street, on the
north side of South Street from Alburtis Avenue
to Pioneer Boulevard, and on 183rd Street from
Alburtis Avenue to Arline Avenue. (SGL FLM Plan,
released 2024).
• Install high-visibility crosswalks on Pioneer
Boulevard at 183rd Street, the 186th Street
scramble, 187th Street, 188th Street, and South
Street; on 187th Street at Corby Avenue; on South
Street at Park Place Center and Alburtis Avenue;
and on 183rd Street at Alburtis Avenue. (SGL
FLM Plan, released 2024).
• Infill shade trees approximately 30’ on center
along the entire Pioneer Boulevard corridor
through Downtown Artesia, along 18th Street
from Corby Avenue to Arline Avenue, along
Alburtis Avenue from 188th Street to South Street,
along South Street from Park Place Center to
Pioneer Boulevard, and along 183rd Street from
Alburtis Avenue to Arline Avenue. (SGL FLM Plan,
released 2024).
• Each intersection on primary arterials and
collector roads should have high-visibility
crosswalks, curb ramps, and ADA-detectable
warning surfaces.
• When the intersection of Pioneer Boulevard and
183rd Street is to be redeveloped, explore a
raised intersection with decorative crosswalks.
(ATP, adopted 2022).
• Curb extensions are proposed on all legs of
183rd Street and 186th Street in Downtown.
(ATP, adopted 2022).
• Collaborate with business owners and artists
to create placemaking opportunities such as
parklets, murals, asphalt art, street furniture, and
activations.
• Coordinate leading pedestrian intervals (LPIs)
and LED pedestrian countdown indicators and
Accessible Pedestrian Signals (APS) push buttons
with voice message at all traffic signals along
Pioneer Boulevard, South Street, and 183rd
Street. (SGL FLM Plan, released 2024).
• Add dual-access curb ramps along Pioneer
Boulevard at 183rd Street and South Street, and
upgrade to uni-directional curb access at Fire
Station 30. (SGL FLM Plan, released 2024).
7-8 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Figure 7.3: Downtown Artesia Walk Projects Roseton Ave
South St
186th St
185th St Jersey Ave
183rd St
Ashworth St
Alburtis Ave
Arline Ave
187th St
180th St
178th St
188th St
Corby Ave
Gridley Rd
Jersey Ave
Pioneer Blvd Pioneer Blvd Pioneer Blvd
Clarkdale Ave
Seine Ave
Devlin Ave
Elaine Ave
Lincoln Station
Shopping Center
Bragg
Elementary
School
Artesia Park
Cerritos Promenade
Southeast Gateway Line
City of Artesia
City of Cerritos
Artesia Walk Projects
West Santa Ana Branch Corridor Bus Stop
Improvements
Human-scale
Lighting
New or Improved
Sidewalks
Signalized
Crossings
High-visibility
Crosswalk
Intersection Improvement
Corridor Improvement Landscape
and Shade
Curb Ramps
Traffic
Calming
ARTESIA DOWNTOWN SPECIFIC PLAN 7-9
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
•
....

7.3.3 TRANSIT-ORIENTED FUTURE
Through implementing the guidelines of the ADSP and developing the Metro extension for the Southeast Gateway Line, Downtown Artesia can build upon and prepare for an enhanced transit-oriented future through land use, zoning, and development standards. First/lastmile infrastructure and programs should be implemented to support the existing and future transit network Downtown. This is especially important within a half mile of the future Metro station on Pioneer Boulevard.
• The City should coordinate with Metro to recommend shifting the #62 bus stop from southbound Pioneer Boulevard to
westbound 183rd Street. (ATP, adopted 2022).
• Ensure all Downtown transit stops have a bus shelter with seating, shade, lighting, and trash receptacles.
• Install real-time bus information LED displays at all Downtown transit stops along primary arterials.
• Support transit expansion and supporting programming for Rapid Bus, Busways, and Light Rail, especially near new developments and to existing key destinations. (ATP, adopted 2022).
• Increase bicycle, pedestrian, and micro-mobility amenities at and near transit stops to encourage first/last-mile
connections.
• Install bus shelter and upgrade other bus stop amenities at the southbound stop at Pioneer Boulevard and South Street and the eastbound and westbound stops on South Street at Jersey Avenue and Pioneer Boulevard. (SGL FLM Plan, released
2024).
• Add wayfinding signage at Pioneer Boulevard from 180th Street to the south city limit. (SGL FLM Plan, released 2024). • Explore the opportunity to enhance the alleyway from South Street to Pioneer Station between Alburtis Avenue and Corby Avenue as a cut-through path with lighting and placemaking improvements such as public art, street furniture, and urban greening. (SGL FLM Plan, released 2024).
7-10 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Figure 7.4: Pioneer Station First and Last Mile
Improvements (SGL FLM Plan, released 2024, page 106)
ARTESIA DOWNTOWN SPECIFIC PLAN 7-11
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Pioneer Station
Looking S<)<Jlh on Pioneu 81
Potential First/last Mi le Improvements
Walk Projects WhHl Project,
CD e C111, lbitr.pt 0 e NtWOf lMp100C: 0 • PtOllCttc: BIQ -·· UU(ClaSSI\I)
0 9 Hli,fl'ltsalUty 0 • Pec!UUltll•f'"4 Clo__,.tll.'S Cyttst Ugtltlr9 0 Q U.lc!M:IJ,t 0 ~ SJQllaUted atll! SIIM'.'t c,assai~

7.3.4 FUTURE RAIL NETWORK
There is a draft proposal for the Southeast Gateway Line Metro station at Pioneer Boulevard between 187th and 188th Streets to connect Downtown Artesia to Downtown Los Angeles and increasing access to higher paying jobs, widespread healthcare and educational opportunities, and connections to key destinations like the Los Angeles Airport (LAX). The incoming rail line also gives Downtown Artesia an opportunity to become a transit-oriented destination and enhance the existing mobility and land use network by providing first/last-mile connectivity.

Figure 7.5 samples a typical Metro extended station area typology.

Figure 7.6 illustrates the multimodal future conditions of the Pioneer Station area. The rendering portrays complete streets with urban greening, pedestrian-scale lighting, bicycle facilities, and enhanced pedestrian crossings while maintaining existing vehicle lanes. Figure 7.7 demonstrates a future cross-section along Pioneer Boulevard to sample the opportunity of improved connectivity for people walking, bicycling, and accessing transit.
7-12 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Figure 7.6: Pioneer Boulevard Cross-Section from SGL ROW to 500’ of 183rd Street Source: SGL FLM Plan, released 2024, page 251.

Figure 7.7: Pioneer Boulevard Cross-Section from South Street to the South City Limit Source: SGL FLM Plan, released 2024, page 252.

Figure 7.5: Pioneer Boulevard Cross-Section from 180th Street to 500’ of 183rd Street Source: SGL FLM Plan, released 2024, page 250.

ARTESIA DOWNTOWN SPECIFIC PLAN 7-13
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

SIDEWALK
11' 12' 12' 14'
CLASS IV ,r TRAVEL LANE TRAVEL LANE MEDIAN

BIKE LANE

SIDEWALK
7' 5' 10' -1 '--P_A_R_KIN_-G-}/1'--cLA_ S_s ~11'li'--TRA- -VEL LANE

BIKE LANE
12'

TRAVEL LANE

BIKE LANE
12'

TRAVEL LANE

SIDEWALK
11'

CLASS IV

BIKE LANE
--r--C-LAS- S-IV- --,<-- T-R-AV_E_L_LA_N_E_ --,!'-_T_RA_V_E_L_LA_N_E_ -JL--CE- NT_ E_R_L_ANE- -/----I--- T-RA_V_E_L_LA_N_E_ .,,_ __ TRA_ V_E_L_LA_N_E_ -Jl'--- C-LAS_ S_IV__

BIKE LANE MEDIAN BIKE LANE

7.3.5 FUTURE MOBILITY HUBS
Mobility hubs are places of connectivity where people can make seamless connections between various travel options. They allow for a combination of transportation options to gather in one space to encourage people to use a non-motorized form of travel to access Downtown destinations. Multimodal elements can include bikeshare, scootershare, a bus stop, wayfinding, ridesharing pickup/drop-off zones, pedestrian amenities such as curb extensions, street furniture, and lighting, and are typically located along a bicycle facility and a transit stop.

Mobility hubs provide first/last-mile connectivity and are strategically located near public parking or transit. This allows people to choose an alternate mode of travel at these multimodal nodes. They can be paired with a Green Zone, which is an approximately 100-foot zone within the parking lane, parking area, or outside travel lane adjacent to a Metro station and is marked with paint and signage. Green Zones promote clean transportation uses such as bus stops, pick-up/drop-off for shared rides, electric vehicle parking, and car shares.

In alignment with the Concept Vision (Section 4.5), two parking structures will be developed adjacent to the Pioneer Transit Station to encourage first/last-mile connections. One parking structure in Downtown North will be operated by the City in a public-private partnership, and a Metro parking structure is planned within the South Street Mixed District. The following highlight general improvements and guidelines when introducing mobility hubs (see also Figures 7.8 and

7.9).

Figure 7.8: Green Zone; Source: FLM Strategic Plan, p. 43 7-14 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Figure 7.9: Mobility Mini Hubs; Source: ATP, 2022
• Bikeshares, electric scooters, or carshares should
be located at or near future parking structures and
the existing public parking lot at 186th Street and
Corby Avenue.
• Implement pedestrian amenities at mobility hubs to
facilitate safe crossings and promote a walkable
Downtown, such as human-scale lighting, highvisibility crosswalks, curb ramps, and shade. (ATP, adopted 2022; SGL FLM Plan, released 2024)
• Introduce a Green Zone adjacent to Pioneer
Station to accommodate clean transportation
options (FLM Strategic Plan, released 2014).
• Adopt a Neighborhood Electric Vehicle (NEV)
program and locate charging stations in Green
Zones or mobility hubs (FLM Strategic Plan,
released 2014).
• Wayfinding signage should be located at or
near parking structures, as well as throughout
Downtown, to guide visitors to key destinations.
• Explore alternative uses for on-street parking after
the completion of each parking structure through
the development of a curb space management
plan for ridesharing services, loading zones,
micro-mobility, or activations.
• Update Public Parking Program. (ATP, adopted
2022)
• New mixed-use developments should be
encouraged to enter into shared parking
agreements with complementary uses (office and
retail, residential and office, etc.) to maximize
developable areas and avoid constructing more
parking than necessary to serve the development.

ARTESIA DOWNTOWN SPECIFIC PLAN 7-15
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
FIGURE 4 ·1: Mobility Mini Hub for Urban Areas {Intersection Configuration) FIGURE 4 ·2: Mobility Mini Hub for Semi-Urban Areas (Intersection Configuration)

7.4 MOBILITY STANDARDS

7.4.1 BICYCLE FACILITY STANDARDS
Class I Multi-use Paths
Multi-use paths are two-way facilities physically separated from motor vehicle routes and grant exclusive right-of-way to non-motorized users, like pedestrians and bicyclists. • Heavily used paths should be 14’ minimum and moderately used paths should be no less than 10’ minimum.
• Required 8’ minimum paved width and 2’ clear zone on each side which can be decomposed granite.
• Incorporate signage for wayfinding and intersection approaches. • Traffic crossings should be paired with a Pedestrian Hybrid Beacon, bicycle signal or in-ground bicycle detection, where warranted.
• Add green conflict striping at all driveways and intersections.

Class II Bicycle Lanes
Class II bicycle lanes are one-way facilities that dedicate right-of-way to bicyclists within the same direction of roadway adjacent to motor vehicles. These facilities include buffer space whenever possible to reduce the risk of collision between bicyclists and motor vehicles. • Ideal Class II width is 6’ with a minimum width of 5’ • If space is allowed, install a 2-3’ buffer.
• If the bicycle lane is outside of a parking lane, there shall be a 2-3’ buffer adjacent to prevent dooring collisions, or an 18” minimum.
• If the width is 9’ or greater, consider upgrading the bicycle facility to a Class IV separated bikeway. • Add green conflict striping at all driveways and intersections.

Figure 7.10: Buffered Bicycle Lane Figure 7.11: Buffered Bicycle Lane 7-16 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
bulfer(•l•ndblkel•n•
•hould becon•lde1'9<1 "bike
Class III Bicycle Routes
Class III bicycle routes are one-way shared facilities typically on low speed and low volume roadways where bicyclists and motorists are expected to share the road. These roadways typically include signage and share the road pavement markings or sharrows.
• Sharrow markings shall be 112” by 40” and spaced roughly every 250’.
• The City should explore removing center line striping to encourage drivers to move over more when passing bicyclists, except near the intersection.
• Signage should be placed near intersections reading
“BICYCLES MAY USE FULL LANE.”
Class IV Separated Bikeways
Class IV separated bikeways can be either one-way or two-way onstreet bike facilities that include horizontal and vertical buffer separation from vehicles for increased bicyclist safety.
• The minimum desired width of a one-way separated bikeway is 7’ with a minimum of 5’ bicycle lane and an additional 3’ desired buffer, or 2’ minimum.
• The minimum desired width of a two-way separated
bikeway is 12’ with a minimum of 8’ for bicycle lanes and an additional 3’ desired buffer, or 2’ minimum.
• Add green conflict striping at all driveways and intersections.

Figure 7.12: Class III Bicycle Route
Figure 7.13: One-way Class IV Separated Bikeway Figure 7.14: Two-way Class IV Separated Bikeway ARTESIA DOWNTOWN SPECIFIC PLAN 7-17
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
5 Desired
minimum:
3 feet -.
5 Desired minimum:
12 f eet (In constrained
conditions: 8 feet)
& Desired
minimum:
3feet
Vertical separation may entail planters, bollards, curbs or a combination of these. Class IV Separated Bikeways
Class IV separated bikeways can be either one-way or two-way onstreet bike facilities that include horizontal and vertical buffer separation from vehicles for increased bicyclist safety.
• The minimum desired width of a one-way separated bikeway is 7’ with a minimum of 5’ bicycle lane and an additional 3’ desired buffer, or 2’ minimum.
• The minimum desired width of a two-way separated
bikeway is 12’ with a minimum of 8’ for bicycle lanes and an additional 3’ desired buffer, or 2’ minimum.
• Add green conflict striping at all driveways and intersections. • Vertical separation may entail planters, bollards, curbs or a combination of these.

Advisory Bike Lanes
Advisory bike lanes (ABLs), also known as edge lane roads, prioritize space for bicyclists on low to moderate volumes of two-lane roads. It maintains any existing parking and adjusts two-way vehicle traffic to operate within a single lane, typically wider than the minimums. When two-way vehicle traffic approaches, drivers must encroach into the bicycle lane, yielding to bicyclists to pass one another. • The MUTCD recommends ABLs are best applied on streets with 6,000 ADT or less and a speed limit of 35 mph or less.

Bike signals are used at signalized intersections to indicate an additional phase for bicyclists to navigate through the intersection without conflicting with vehicular movements.

Figure 7.15: Advisory Bike Lanes
Figure 7.16: Types of Physical
Separation
7-18 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

7.4.2 BICYCLE SIGNALS
Bicycle signal heads are typically smaller than vehicular signal heads, and contain the same red, yellow and green indicators with bicycle shaped plates in front of the lenses.
• Bicycle detection should be installed with bike signals. • Bicycle signals should be used in tandem with lead pedestrian intervals to give priority crossing time ahead of vehicles.

Bike Boxes
A bike box is a designated area at the head of a traffic lane at a signalized intersection that provides bicyclists a safe and visible way to wait ahead of queuing traffic during the red signal phase. This positioning helps encourage bicyclists traveling through the intersection not to wait against the curb for the signal change.
• Bike boxes should be the width of the travel lane they lead and can be combined with the width of the bicycle lane. • They should be ideally 16’ deep, minimum of 10’.
• There should be a stop line to indicate where drivers should stop at a red signal.
• They should be painted green for high visibility.

Conflict Striping
Conflict striping, also commonly referred to as “crossbikes,” is a green painted bicycle lane that is dashed and only occurs at intersections, driveways, or wherever drivers may be crossing the path of a bicyclist.

They warn drivers that they are crossing the intended path of bicyclists and to be extra cautious.

Figure 7.17: Bike Signal
Figure 7.18: Bike Boxes
Figure 7.19: Conflict Striping
ARTESIA DOWNTOWN SPECIFIC PLAN 7-19
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

7.4.3 PROTECTED INTERSECTION
A protected intersection is a specific intersection treatment that limits the conflict zone by separating motor vehicles, pedestrians, and bicyclists.

They are commonly found on streets with buffered or separated bike facilities and use a curb refuge island to reduce the turning radius for vehicles while adding a protected zone for both bicycles and pedestrians.
• The bicycle queue area should be at a minimum of 6.5’ depth, with an ideal depth of 10’.
• The setback from the bicycle lane to the far end of the corner island should be a minimum of 10’ with an ideal width of 20’. • The corner island should have vertical protection and a truck apron may be desirable.
• There should be a “Turning Vehicles Yield to Bikes and Pedestrians” sign.

Figure 7.20: Protected Intersection
7-20 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Figure 7.21: Pedestrian Scramble; Source: FML Figure 7.22: Leading Pedestrian Interval Strategic Plan, p. 33

7.4.4 PEDESTRIAN STANDARDS
Leading Pedestrian Intervals
A Leading Pedestrian Interval (LPI) is a treatment used to give pedestrians priority to vehicular traffic with a head start ahead of vehicles. The additional time increases pedestrian visibility by allowing pedestrians to establish their position in the crosswalk ahead of vehicle traffic.
• Pedestrian-only signal phase should be 3-7 seconds.
• LPIs can be paired with bicycle lead intervals where a bicycle facility exists.

Pedestrian Scrambles
Pedestrian scrambles designate a “pedestrian-only” phase where vehicles are completely stopped at a red phase. Pedestrians can simultaneously cross all legs of the intersection, including diagonally.

These are best used in areas of high foot traffic, such as a downtown commercial corridor.
• Signal timing should have a “pedestrian-only” phase.
• High-visibility, continental, or decorative pavement should be used on all legs, including diagonally.
• Curb ramps and detectable warning markings should be
provided on corners.

ARTESIA DOWNTOWN SPECIFIC PLAN 7-21
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Pedestrian Hybrid Beacons and Rectangular Rapid Flashing Beacons
Pedestrian Hybrid Beacons (PHBs) and Rectangular Rapid Flashing Beacons (RRFBs) are special signals that alert drivers to stop or yield to pedestrians in crossing a street. PHBs look and act like a standard traffic signal and include a “red phase” requiring vehicles to come to a full stop when a pedestrian presses the push button, and otherwise drivers always have the right-of-way. RRFBs are flashing lights with signage to alert drivers to yield to crossing pedestrians. Either of these devices should be installed at locations that have pedestrian desire lines and that connect people to popular destinations such as schools, parks, and retail.
• Stop bars should be 20’-50’ in advance of the crosswalk for a PHB.
• Yield lines should be 20’-50’ in advance of the crosswalk for a RRFB.
• The City should use solar-power panels to eliminate the need for a power source for RRFBs.
• Parking should be prohibited 100’ in advance of a PHB to prevent sight obstructions.

Figure 7.23: RRFB
7-22 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Figure 7.24: Curb Extensions
Curb Extensions
Curb extensions, also known as “bulb outs,” widen the corner curb area at an intersection or midblock crossing to reduce the pedestrian crossing distance, make pedestrians more visible, and slow turning vehicles by reducing the curb radius.
• Curb extensions should extend a minimum of 6’ from the curb, or ideally one parking lane width.
• The crosswalks should have a straight edge.

Curbside Management
The curb space can be reimagined to optimize mobility and access for the current demand of the roadway. Where there is on-street parking, this can be managed to be flex zones by setting different time-ofday restrictions, such as delivery/loading zones, rideshare pickup and drop-off zones, short term parking maximums. For longer term curbside management, the City can consider replacing parking with mobility minihub uses, add a parklet, pedestrian amenities such as street furniture, or placemaking activations.

ARTESIA DOWNTOWN SPECIFIC PLAN 7-23
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

PAGE INTENTIONALLY LEFT BLANK
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
8-0 DOWNTOWN ARTESIA SPECIFIC PLAN
8 8 INFRASTRUCTURE
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

8.1 WATER
The Golden State Water Company Artesia (GSWC Artesia) currently manages and maintains the water system within the specific plan (SP) area. GSWC Artesia serves approximately 87 percent of the City of Artesia. GSWC Artesia is a wholly owned subsidiary of the American States Water Company and regulated by the California Public Utilities Commission. GSWC Artesia water system receives water from the Metropolitan Water District and the Central Subbasin (Basin 4-11.04 ) through three active wells, two of which are located within Artesia.

Water demands for existing conditions and SP area are estimated by assuming 110% of sewer generation totals per land use. A water loss percentage of 6.3% is applied to water demands to remain consistent with the GSWC Artesia Service Area 2020 Urban Water Management Plan’s (UWMP) water loss for planning projection purposes. See Table

8.1 for water demand totals for existing conditions and SP buildout. The existing conditions water demand is estimated to be 86,155 gallons per day (GPD). The Specific Plan’s full buildout water demand is estimated to be 510,065 GPD. The net change between the SP’s full buildout and existing conditions is 423,910 GPD. Refer to the DEIR for a more details on water demand calculations.

Table 8.1: Water Demand Totals
Flow (GPD) Flow (MGD)
Existing Conditions Water Demand 86,155 0.08
Artesia DTSP Buildout Water Demand 510,065 0.50
Net Change +423,910 0.40
GSWC Artesia System derives its water supplies from: (1) groundwater extraction tied to the Central Basin Adjudication, including extractions derived from leased and stored water assets; (2) contract supplies with City of Cerritos that provides both Central Basin Adjudicated supplies and Central Basin Municipal Water District (CBMWD) supplies derived from water supplies developed by Metropolitan Water District; and (3) recycled water supplies provided by CBMWD derived from water supplies developed by Los Angeles County Sanitation District (LACSD). Considering these sources of water supplies, GSWC Artesia has a projected water supply of 5,109-5,284 acre-feet per year (AFY) (4.5M – 4.7M GPD) from 2025-2045 . This projected water supply is sufficient to serve the net water demand increase associated with the SP buildout.
8-2 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
The additional water demand within the SP area would potentially requires the construction of new water facilities and/or expansion of existing water facilities. GSWC Artesia has specific procedures within their New Business Narrative that outlines the management, design, and construction of water source, storage, and distribution facilities for applicant-funded water system improvements. These procedures have been designed to promote efficient completion of Specific Plan’s at the lowest possible costs and maintain compliance with California Public Utilities Commissions (CPUC) rules and regulations. The New Business Narrative discusses the initial application and cost, fire flow requirements, design and construction phase, as well as facility agreements and SP closeout. The document also states that applications for water service outside of GSWC Artesia’s currently approved service area will be reviewed on a case-by-case basis and may or may not be approved by GSWC. Approval depends on an analysis of the SP impact to GSWC Artesia’s existing water system and existing customers.

ARTESIA DOWNTOWN SPECIFIC PLAN 8-3
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

8.2 SEWER
The local collector sewer lines within the City are owned by the City and maintained by Los Angeles County Department of Public Works (LACDPW). The City entered a Consolidated Sewer Maintenance District (CSMD) agreement that granted LACDPW consent and jurisdiction for the inclusion of the entirety of the City within a CSMD.

The City’s local collector sewer lines connect to main sewer trunks owned and maintained by the LACSD that lead to the Long Beach Water Reclamation Plant. Refer to Figure 8.1 for the existing sewer system within the SP area.

Sewer demands for existing conditions and SP buildout are estimated by using sewer demand factors based on LACSD flows for classes of land use in District No. 2. See Table 8.2 for sewer demand totals for existing conditions and SP buildout. The existing conditions sewer demand is estimated to be 73,681 GPD. The SP’s full buildout sewer demand is estimated to be 476,437 GPD. The net change between the SP’s full buildout and existing conditions is 402,756 GPD. Refer to the DEIR for a more details on sewer demand calculations.

Table 8.2: Sewer Demand Totals
Flow (GPD) Flow (MGD)
Existing Conditions Sewer Demand 73,681 0.07
Artesia DTSP Buildout Sewer Demand 476,437 0.47
Net Change +402,756 0.40
To determine available wastewater flow capacities, as-built plans and capacity diagrams of LACSD main sewer trunk lines located within the SP area were provided by LACSD and reviewed to confirm sewer size, slope, pipe capacities, and measured peak flows at various monitoring stations. Table 8.3 lists the sewer lines evaluated:

Table 8.3: Existing Sewer Lines
Drawing No. Sewer Name Diameter (in)
J.O. P-67 Joint Outfall “C” Trunk Sewer, Unit 6F
& 6G
15 J.O. P-422 JOA-1A Gridley Rd Interceptor 20
J.O. P-150 Joint Outfall “C” Trunk Sewer, Unit 6F
& 6G, Unit 8E
18 Source: Sanitation District of Los Angeles County.
8-4 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Figure 8.1: Existing Sewer Systems
ARTESIA DOWNTOWN SPECIFIC PLAN 8-5
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Artesia DTSP - Existing Sewer System
Artesia, Ca
C. •~ .
0 LACSD Main sewer Manholes
- LACSD Main Sewer Trunk Lines
► LACDPW/CSMD Sewer Lines (direction of flow)
c::1Project8oundary
X:\Proj9(1$\S11 \,6\rru«f\0TSP_hhibi!o\ ExiotingSeWG<.OJHX A 1 inch = 300 feet Q
City of Artesia
,,
.,, ------,,, "'11,(:1
---~J:c)t,
Figure 1
7/17/2024
~---~Feet
300 600
The available flow capacities were estimated within each respective sewer line at various stations and the lowest of the calculated capacities were used to evaluate the available capacities and compared to the SP’s net sewer demand increase found in Table 8.2. The available flow capacities and net sewer capacities are broken down in Table 8.4.

Table 8.4: LACSD Trunk Line Available Capacity
Drawing No. Station Manhole Available
Capacity
Net Sewer
Capacity**
J.O. P-67 42+72.65 C320 0.58 0.18
J.O. P-422 0+00.00 A1294 1.94 1.54
J.O. P-150 123+97.63 C398 1.03 0.63
*All Units in Million Gallons per Day (MGD)
** Net sewer capacity is found by subtracting the net change in sewer demand from the available capacity.

Based on the results in Table 8.4, the existing sewer infrastructure has sufficient capacity for the estimated SP buildout sewer demands.

Considering the net sewer demand increase of 0.40 MGD, available capacities are sufficient to support the change in demand. Refer to Figure 1 for the locations on the manholes analyzed.

The Long Beach Water Reclamation Plant currently provides primary, secondary, and tertiary treatment for a design capacity of 25 million gallons of wastewater per day (MGD). The Long Beach Water Reclamation Plant treats on average 15 MGD under standard operation conditions. The net change between SP buildout and existing conditions is 0.34 MGD. The Long Beach Water Reclamation Plant has sufficient treatment capacity to support SP buildout.

New development will be required to undertake a site-specific sewer evaluation prior to issuance of grading permits or otherwise determined as necessary by the City. These future sewer evaluations will assess the adequacy of the city’s local sewer system and may require sewer flow monitoring at the local sewer manholes requested by the City. 8-6 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

8.3 STORM DRAINAGE AND WATER

QUALITY
Storm drains within the City are owned and maintained by the Los Angeles County Flood Control District (LACFCD). The system is designed to control the movement of rainwater to a safe location where it can re-charge the natural and man-made water supplies. The SP limits are located in an urbanized area with an existing storm drainage system in place. As such, stormwater drainage facilities are anticipated to be sufficient to accommodate SP buildout. New developments are required to coordinate with LACFCD to ensure development specific and citywide drainage systems have adequate capacity to accommodate new development. Refer to Figure 8.2 for the existing storm drain system within the SP area.

The City’s Municipal Separate Storm Sewer System (MS4) is classified as a traditional MS4 system and is regulated by the Los Angeles Regional Water Quality Control Board’s (LARWQCB) Regional MS4 Permit (Order No. R4-2021-0105; NPDES Permit No. CAS004004).

This permit contains information regarding effluent limitations, receiving water limitations (RWLs), minimum control measures (MCMs), and Total Maximum Daily Load (TMDL) provisions (if applicable). Future projects that meet priority project thresholds within the SP area must follow development requirements of the City’s MS4 Permit which includes incorporating Low Impact Development (LID) Best Management Practices (BMP) into individual projects to further help protect water quality in receiving waters. Future development will also be required to implement hydromodification management practices if susceptible to hydrologic conditions of concern as required by the City’s MS4 Permit.

LID BMPs and hydromodification management practices must follow design standards outlined in the County of Los Angeles Department of Public Works LID Standards Manual .

As a method to comply with the LARWQCB’s Regional MS4 Permit, the City participates in the Lower San Gabriel River Watershed Management Group (LSGR WMG). The LSGR WMG have developed a Watershed Management Program (WMP) that sets forth a path to achieve reductions in the pollutants in the waterbodies of the Lower San Gabriel River and its tributaries. This WMP is a long-term planning document that takes a comprehensive look at the LSGR Watershed, including its land uses, MS4 system, existing and planned control ARTESIA DOWNTOWN SPECIFIC PLAN 8-7
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
measures (both structural and nonstructural), existing storm water treatment systems, historical monitoring data and the various segments of the San Gabriel River and its tributaries that have been identified as impaired by various pollutants. Using that data, the Watershed Management Modeling System, one of the three modeling system authorized by the MS4 Permit, is used to generate a Reasonable Assurance Analysis (RAA) which predicts an optimal combination of structural treatment systems and construction timelines to achieve the goals of the MS4 Permit. There are no regional structural treatment systems proposed within the SP area.
8-8 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Figure 8.2: Existing Storm Drain Systems
ARTESIA DOWNTOWN SPECIFIC PLAN 8-9
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Artesia DTSP - Existing Storm Drain System Figure 2
Artesia, Ca
C. •~ .
- LACFCD Storm Drain Lines - LACFCO Storm Drain Laterals - Private Storm Drain Lines Private Storm Drain Laterals 0 LACFCD Storm Drain Catch Basins c:::::I Project Boundary 0 PrivateStormDrainCatchBasins
7/ 17/ 2024
A 1 inch = 300 feet Q
~---~Feet
300 600
Xc\Proj9(1$\S11\,6\rrutd\0TSP_Exhibi!o\ExiotingSrormDroin.aJ>nl

PAGE INTENTIONALLY LEFT BLANK
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
9-0 DOWNTOWN ARTESIA SPECIFIC PLAN
9 9 ADMINISTRATION AND

IMPLEMENTATION
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

9.1 ADMINISTRATION
The Artesia Downtown Specific Plan (ADSP) serves as the implementation tool for the Artesia General Plan and establishes the zoning regulations for the Specific Plan area. Specific plans act as a bridge between the general plan and individual development proposals. They combine development standards and guidelines, capital improvement programs, and financing methods into a single document that is tailored to meet the needs of a specific area. The Specific Plan is the regulatory document guiding land use and development within the boundaries of the Specific Plan area.

9.1.1 AUTHORITY
The ADSP was prepared in conformity with Government Code Section 65450, et seq., the City of Artesia General Plan, and the City of Artesia Municipal Code (AMC).

Upon adoption by ordinance, this Specific Plan will serve as zoning for the properties within the Specific Plan. It establishes the necessary plans, development standards, regulations, infrastructure requirements, design guidelines, and implementation programs on which subsequent project related development activities are to be based. It is intended that local public works projects, design review plans, detailed site plans, grading and building permits, or any other action requiring ministerial or discretionary approval applicable to this area be consistent with this Specific Plan.

9.1.2 RESPONSIBILITY AND ENFORCEMENT
The City of Artesia Community Development Department shall be responsible for administering the ADSP in accordance with the provisions of this document, all governing and applicable State and federal laws, the City of Artesia General Plan, and the AMC.

9.1.3 APPLICABILITY AND REVIEW PROCESS
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 consistent with the Specific Plan. All projects proposed within the Specific Plan area shall conform with the provisions of this Specific Plan. Article 9 of the Artesia Municipal Code sets forth development review requirements and processes for approval of projects. 9-2 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

9.1.4 INTERPRETATION
The Community Development Director (Director) or his/her designee shall have the authority to interpret Specific Plan requirements if ambiguity occurs about the meaning or appropriate application of provisions within the Specific Plan. In so doing, the Director shall consider the following:
a. Continuity and consistency with previous interpretations of this Specific Plan;
b. The interpretation responds satisfactorily to the Specific Plan vision, intent, and purpose; and
c. The resultant project is consistent with the Artesia General Plan The interpretations remain the final determination of the Director but may be appealed to the Planning Commission.

The Director may, at the Director’s discretion, refer the request for an interpretation to the Planning Commission as a scheduled matter not requiring public hearing, and the findings and interpretations of the Planning Commission shall be set forth in the recorded minutes. Thereafter, such interpretations shall govern. The Director shall maintain a permanent record of all interpretations of this Specific Plan.

9.1.5 CONFLICT
In the event of a conflict between the provisions of the Specific Plan and the provisions identified in the Artesia Municipal Code, 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.

9.1.6 SEVERABILITY
If any section, subsection, sentence, clause, phrase, or portion of this Specific Plan, or any future amendments or additions, is for any reason held to be invalid or unconstitutional by the decision of any court or competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Specific Plan, or any future amendments or additions.

ARTESIA DOWNTOWN SPECIFIC PLAN 9-3
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

9.1.7 ADMINSITRATIVE EXECEPTIONS

1. Purpose.The purpose of the administrative exception procedure is to provide a simplified means of considering applications for minor deviations from the standards of the Specific Plan.

2. Applicability. The provisions of this chapter shall apply to the following minor deviations from standards of the code:
a. Projection of incidental architectural embellishments or structural appurtenances into required setback areas by not more than 24 inches and no less than three (3) feet to a property line, and provided, that such does not violate fire, housing or building codes.
b. Increase in the allowable height of a building up to a maximum of three (3) additional feet in an for the purpose of permitting cupolas, spires, turrets or other design features consistent with the architectural style of the building. c. A maximum 10% deviation from one or more numeric
standards in this title. This deviation shall not apply to density (as measured in units/acre or floor area ratio) or height, except as defined above in (a) and (b)
d. Extension into a setback area to permit the continuation of an existing building line for minor additions or building modifications.
e. A maximum three space or 10% reduction, whichever is greater, in the number of total parking spaces required in conjunction with a change of a commercial or industrial use in an existing building.
f. Rooftop equipment, except solar energy equipment, only for location of the equipment on the portion of a building that has a flat roof with a pitch not exceeding one in twelve (1:12)
9-4 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

3. Authority. The Community Development Director (Director)may consider and render decisions on administrative exceptions. In granting any administrative exception, the Director may impose conditions to safeguard and protect the public health, safety and promote the general welfare, to insure that the development so authorized is in accordance with approved plans and is consistent with the objectives of the ordinance.

4. Findings of fact An administrative exception shall be granted only if the Director first finds in writing that:
a. The granting of the exception 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 injurious to the property or 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.

5. Burden of proof. The burden of proof to establish that findings of fact can be made is on the applicant.

6. Authorization for initiation, application filing and filing fees. For application filing and filing fees, see AMC Title 9, Article 22.

7. Decision of the Community Development Director 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.

8. Appeal procedure. For appeals procedure, see AMC Title 9, Chapter 2, Article 19
ARTESIA DOWNTOWN SPECIFIC PLAN 9-5
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025

9.2 IMPLEMENTATION
The Artesia Downtown Specific Plan is implemented through a number of documents, policies and programs. Additional programs or modifications to the timing of implementations are anticipated to occur through identification of mitigation measures in the Environmental Impact Report (EIR) and are not included herein. To enact the ADSP, the City of Artesia will initiate and/or adopt the following polices or programs:

9.2.1 CONCURRENT WITH ADOPTION OF THE

SPECIFIC PLAN

1. Adopt a resolution amending the General Plan to create the Downtown Specific Plan. This includes text and land use map amendments to add new or modified General Plan land use designations including:
a. Downtown Specific Plan area; and
b. Repeal of the South Street Specific Plan.

2. Adopt a Zoning Code text amendment ordinance to create the Downtown Specific Plan.

3. Adopt a Zoning Code Map amendment ordinance to create the Downtown Specific Plan.

9.2.2 LAND USE PROGRAMS

1. Initiate a process to explore a public-private partnership to develop the Artesia Town Center property.

9.2.3 MOBILITY PROGRAMS

1. Update Public Parking Program

2. Build upon existing directional signage to create an integrated way-finding system that addresses pedestrian and vehicular orientation to particular locations within the Downtown, as well as to/from the Downtown. Pursue Metro grant funding for this project.

3. Create a downtown streetscape plan, consistent with the Active Transportation Plan, to guide improvements such as enhanced lighting, street landscaping, crosswalks and signage Establish a specialized funding mechanism (such as a Downtown
9-6 ARTESIA DOWNTOWN SPECIFIC PLAN
PUBLIC REVIEW DRAFT - FEBRUARY 28, 2025
Improvement or Business District) to implement a streetscape and signage plan.