Irwindale City Council
February 26, 2025

Resolution No. 2025-18-3606

RESOLUTION NO. 2025-18-3606

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF IRWINDALE AUTHORIZING THE APPROPRIATION OF $20,000 FROM GENERAL

FUND RESERVES FOR PERSONNEL INVESTIGAVE SERVICES
BETWEEN THE CITY OF IRWINDALE AND NORMAN A. TRAUB

ASSOCIATES LLC
WHEREAS, Section 2.13.040(H) of the Irwindale Municipal Code requires the City Manager, as personnel officer, to conduct investigations as deemed appropriate pertaining to any matter properly pending before him/her; and
WHEREAS, Section 2.13.030 of the Irwindale Municipal Code permits the City Manager to recommend that powers and duties conferred to him/her be performed under contract; and
WHEREAS, on October 8, 2024, the City Manager, on behalf of the City of Irwindale (“City”) entered into a Contract Services Agreement with Norman A. Traub Associates LLC for personnel investigative services for the City in the amount of $30,000; and
WHEREAS, on December 11, 2024, the City Council approved Amendment No. 1 to the Agreement, which increased the contract amount from Thirty Thousand dollars ($30,000) to Fifty-Five Thousand dollars ($55,000), due to the expanding number and scope of investigations at that time; and
WHEREAS, as the need for additional investigative services developed since the last amendment, it is necessary to further amend the Agreement; and WHEREAS, proposed Amendment No. 2 will increase the contract amount from Fifty-Five Thousand dollars ($55,000) to Seventy-Five Thousand dollars ($75,000), ensuring sufficient funding to complete the ongoing investigations; and WHEREAS, the City Council desires to appropriate Twenty Thousand dollars ($20,000) from General Fund Reserves to cover the cost of the increased contract amount.

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

SECTION 1. The foregoing recitals are true and correct and are hereby incorporated by this reference.

SECTION 2. The City Council of the City of Irwindale hereby approves the appropriation of Twenty Thousand dollars ($20,000) from General Fund Reserves to cover the cost of the increased contract amount for Amendment No. 2 to the Contract Services Agreement with Norman A Traub Associates, LLC.

Resolution No. 2025-18-3606

SECTION 3. The Chief Deputy City Clerk shall certify to the adoption of this resolution, which shall in turn have immediate effect.

PASSED, APPROVED AND ADOPTED this 26th day of February 2025. ___________________________
Larry G. Burrola, Mayor
ATTEST:
___________________________________
Laura Nieto, MMC
Chief Deputy City Clerk
STATE OF CALIFORNIA }
COUNTY OF LOS ANGELES } ss.

CITY OF IRWINDALE }
I, Laura Nieto, Chief Deputy City Clerk of the City of Irwindale, do hereby certify that the foregoing Resolution No. 2025-18-3606 was duly and regularly passed and adopted by the City Council of the City of Irwindale at its regular meeting held on the 26th day of February 2025, by the following vote:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:

ABSTAIN: Councilmembers:
___________________________________
Laura M. Nieto, MMC
Chief Deputy City Clerk

Item #21.D.

Date: February 26, 2025
To: Honorable Mayor and Members of the City Council
From: Julian A. Miranda, City Manager
Issue: 2nd Reading of Speed Survey Ordinance
City Manager's Recommendation:

Adopt on second reading by title only with further reading waived Ordinance No. 792, "AN

ORDINANCE OF THE CITY COUNCIL OF THE CITY OF IRWINDALE ADOPTING AN ENGINEERING AND

TRAFFIC SURVEY JUSTIFYING THE SPEED LIMIT FOR CERTAIN CITY STREETS, AND AMENDING SECTION

10.40.0470 “SPEED LIMITS- SPECIFIED FOR CERTAIN STREETS” OF CHAPTER 10.40 “RESTRICTED USE OF CERTAIN STREETS” OF TITLE 10 “VEHICLES AND TRAFFIC” OF THE IRWINDALE MUNICIPAL CODE TO DECLARE THE PRIMA FACIE SPEED LIMITS OF CERTAIN STREETS WITHIN THE CITY OF IRWINDALE" Administrative Action:

Submitted / Prepared by:

Eddie Chan, Director of Engineering / City Engineer
Reviewed by:

Adrian R. Guerra, City Attorney
Approved by:

Julian A. Miranda, City Manager
Background and Analysis:

At the meeting of February 12, 2025, the City Council introduced Ordinance No. 792 for first reading. It would be in order to adopt the ordinance on second reading.

Fiscal Impact:

There is no fiscal impact
Attachments:

1. Attachment A - TBL-3 (2025-02-06)

2. (IRW) Ordinance 792 Amending Speed Limits(1050490.1)

Table 3
SUMMARY OF SPEED ZONING ANALYSIS AND RECOMMENDATIONS [1] EXISTING AVERAGE ACTUAL AVERAGE 85TH RECOMMENDED
SEGMENT ORIEN- SPEED LIMIT DAILY COLLISIONS COLLISIONS PERCENTILE 10-MPH SPEED LIMIT NO. STREET FROM TO TATION (MPH) [2] TRAFFIC [3] PER MVM [4] PER MVM [5] SPEED (MPH) [6] PACE [6] (MPH) [7] 1 Arrow Highway Live Oak Avenue Avenida Barbosa E-W 45 24,439 0.47 1.27 49 37 - 46 452 Arrow Highway Avenida Barbosa I-605 Freeway E-W 45 28,477 0.44 1.27 47 35 - 44 453 Arrow Highway I-605 Freeway San Gabriel River E-W 45 29,638 0.36 1.27 45 35 - 44 454 Arrow Highway San Gabriel River Live Oak Avenue E-W 45 21,275 0.55 1.27 48 36 - 45 455 Arrow Highway Live Oak Avenue Heintz Street E-W 45 50,364 0.22 1.27 49 40 - 49 456 Arrow Highway Heintz Street Azusa Canyon Road E-W 45 42,342 0.19 1.27 47 38 - 47 457 Arrow Highway Azusa Canyon Road Irwindale Avenue E-W 45 56,978 0.71 1.27 41 33 - 42 458 Arrow Highway Irwindale Avenue Vincent Avenue E-W 45 44,104 0.41 1.27 44 35 - 44 459 Avenida Barbosa Buena Vista Street Arrow Highway N-S 40 13,808 0.22 1.27 42 33 - 42 40 10 Azusa Canyon Road Arrow Highway Olive Street N-S 40 10,158 1.08 1.34 40 30 - 39 4011 Azusa Canyon Road Olive Street Cypress Street N-S 40 13,553 0.00 1.27 38 28 - 37 4012 Azusa Canyon Road Cypress Street Los Angeles Street N-S 40 13,017 0.29 1.34 38 29 - 38 4013 Buena Vista Street Village Road Avenida Barbosa N-S 40 9,737 0.28 1.27 44 33 - 42 4014 Cypress Street Azusa Canyon Road Irwindale Avenue E-W 35 13,381 0.27 1.34 41 31 - 40 3515 Cypress Street Irwindale Avenue Ellen Drive E-W 35 15,873 0.82 1.34 40 31 - 40 3516 Foothill Boulevard Encanto Parkway Irwindale Avenue E-W 45 31,249 0.33 1.34 52 42 - 51 4517 Foothill Boulevard [9] Irwindale Avenue City Boundary E-W 45 41,255 1.29 1.00 43 31 - 40 4018 Fourth Street Arrow Highway Tapia Street N-S 35 3,685 0.00 1.12 39 30 - 39 3519 Gladstone Street Irwindale Avenue Ayon Avenue E-W 40 14,503 0.41 1.34 43 33 - 42 4020 Irwindale Avenue Foothill Boulevard I-210 Freeway N-S 35 38,226 0.09 1.27 40 30 - 39 4021 Irwindale Avenue I-210 Freeway First Street N-S 35 35,343 0.36 1.27 43 33 - 42 4022 Irwindale Avenue Gladstone Street Ornelas Street N-S 35 27,371 0.30 1.27 43 33 - 42 4023 Irwindale Avenue Ornelas Street Arrow Highway N-S 35 30,871 0.32 1.27 43 30 - 39 4024 Irwindale Avenue Arrow Highway Tapia Street N-S 35 20,750 0.22 1.27 35 27 - 36 3525 Irwindale Avenue Tapia Street Cypress Street N-S 35 23,604 0.22 1.27 38 29 - 38 3526 Live Oak Avenue Myrtle Avenue Longden Avenue E-W 45 37,388 0.37 1.27 45 35 - 44 45 LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-19-4367-1 City of Irwindale Engineering and Traffic Survey
Amendment No. 1 approved onFebruary 12, 2025 CC Meeting

Table 3 (Continued)
SUMMARY OF SPEED ZONING ANALYSIS AND RECOMMENDATIONS [1] EXISTING AVERAGE ACTUAL AVERAGE 85TH RECOMMENDED
SEGMENT ORIEN- SPEED LIMIT DAILY COLLISIONS COLLISIONS PERCENTILE 10-MPH SPEED LIMIT NO. STREET FROM TO TATION (MPH) [2] TRAFFIC [3] PER MVM [4] PER MVM [5] SPEED (MPH) [6] PACE [6] (MPH) [7] 27 Live Oak Avenue Longden Avenue Arrow Highway E-W 45 57,263 0.17 1.27 45 32 - 41 4528 Live Oak Avenue Arrow Highway I-605 Freeway E-W 45 29,506 0.34 1.27 47 36 - 45 4529 Live Oak Avenue I-605 Freeway Rivergrade Road E-W 45 28,280 0.73 1.27 45 35 - 44 4530 Live Oak Avenue Rivergrade Road Arrow Highway E-W 45 31,438 0.13 1.27 44 32 - 41 4531 Longden Avenue Peck Road Live Oak Avenue E-W 40 15,509 0.00 1.34 44 32 - 41 4032 Los Angeles Street Park Avenue Azusa Canyon Road E-W 45 10,634 0.26 1.34 43 32 - 41 4533 Los Angeles Street I-605 Freeway Little John Street E-W 45 24,246 0.28 1.34 47 36 - 45 4534 Meridian Street City Boundary Miguel Miranda Avenue E-W 25 4,354 0.00 1.12 32 23 - 32 2535 Myrtle Avenue California Avenue Live Oak Avenue N-S 40 19,664 0.11 1.27 41 33 - 42 4036 Olive Street Bleecker Street Azusa Canyon Road E-W 35 7,149 0.00 1.12 42 31 - 40 3537 Ramona Boulevard I-605 Freeway City Boundary E-W [8] 23,610 0.13 1.27 41 31 - 40 4038 Rivergrade Road Arrow Highway Live Oak Avenue N-S 40 4,778 0.35 1.34 34 25 - 34 3539 Rivergrade Road City Boundary Brooks Drive N-S 45 14,069 0.14 1.34 47 35 - 44 4540 Rivergrade Road (NB) Brooks Drive Lower Azusa Road N-S 45 5,564 0.00 1.12 49 40 - 49 4541 Rivergrade Road (SB) Brooks Drive Lower Azusa Road N-S 45 7,772 0.17 1.12 48 38 - 47 4542 Tapia Street Fourth Street Irwindale Avenue E-W 35 2,635 0.00 1.12 38 30 - 39 3543 Vincent Avenue [9] Newburgh Street Arrow Highway N-S 45 11,428 0.64 1.22 42 32 - 41 4044 Vincent Avenue Arrow Highway City Boundary N-S 45 13,139 0.13 1.34 50 42 - 51 45 [1] Refer to the report text for further discussion of each component of the speed zoning analysis. [2] Source: Exhibit A of Resolution 2013-09-2603, approved March 13, 2013.[3] Counts conducted in January 2020 by City Traffic Counters.[4] Refer to the report text for description of the data and formula utilized to calculate the collision rates for roadway segments. Calculation of the actual collision rate per million vehicle miles (MVM) is presented in the roadway segment summary worksheets. [5] Average collisions rates per million vehicle miles (MVM) represent the three-year statewide average obtained from Caltrans' 2016 Collision Data on California State Highways. [6] Refer to the roadway segment summary worksheets for a graphical presentation of the spot speed survey, including the 85th percentile and 10-MPH pace.[7] Refer to report text for further discussion of recommended speed limits.[8] Ramona Boulevard was not included in the previous engineering and traffic survey conducted in 2013.[9] Traffic data collected in August 2024.

LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-19-4367-1 City of Irwindale Engineering and Traffic Survey

01005.0006/1050490.1 ORDINANCE NO. 792

ORDINANCE NO. 792

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF IRWINDALE ADOPTING

AN ENGINEERING AND TRAFFIC SURVEY JUSTIFYING THE SPEED LIMIT FOR CERTAIN CITY STREETS, AND AMENDING SECTION 10.40.0470 “SPEED LIMITSSPECIFIED FOR CERTAIN STREETS” OF CHAPTER 10.40 “RESTRICTED USE OF CERTAIN STREETS” OF TITLE 10 “VEHICLES AND TRAFFIC” OF THE

IRWINDALE MUNICIPAL CODE TO DECLARE THE PRIMA FACIE SPEED LIMITS

OF CERTAIN STREETS WITHIN THE CITY OF IRWINDALE
WHEREAS, California Vehicle Code (CVC) Sections 22357 and 22358 permit local authorities such as the Irwindale City Council to determine and declare, by ordinance, prima facie speed limits on roadways other than state highways; and WHEREAS, CVC Sections 40801 and 40802 require that such prima facie speed limits be justified on the basis of a current Engineering and Traffic Survey in order to be enforceable by police radar; and
WHEREAS, pursuant to the CVC and the California Manual on Uniform Traffic Devices (CAMUTCD, 2014 Rev. 8), speed limits are set based upon the 85th percentile speed (i.e., the speed at or below which 85% of drivers travel on the roadway), which has been rounded to the nearest 5 MPH increment; and
WHEREAS, the speed limit may then be lowered in some cases, if justified by observed crash rates, adjacent development, or other roadway factors; and WHEREAS, recent changes in State law (Assembly Bill 43, 2021 and Assembly Bill 1938, 2022) provide local agencies with additional flexibility in setting speed limits for roadways, allowing consideration of unique characteristics or locally elevated crash rates, or the retention of current or prior speed limits; and
WHEREAS, Engineering and Traffic Surveys are valid for a minimum of five years, and may be valid for up to fourteen years based on certain police certifications and the determination of a registered engineer that roadway and land use conditions have not significantly changed; and
WHEREAS, on November 11, 2020, the City Council approved the 2020 CityWide Engineering and Traffic Survey and adopted Resolution No. 2020-91-3251 and approved recommended speed on certain streets.

WHEREAS, in August 2024, the City of Azusa informed City staff of changes to speed limits on two roadways adjacent to the City of Irwindale, and there became a need to conduct an Engineering and Traffic Surveys for two roadway segments in the City of Irwindale; and

ORDINANCE NO. 792

WHEREAS, based on the 85th percentile speeds, average crash rates, and in consideration of other roadway and safety characteristics, the prima facie speed limits on two segments are recommended to be lowered by 5 MPH; and WHEREAS, the study was reviewed and being recommended by the City Engineer for the City Council to review and consider; and
WHEREAS, the City Council now desires to amend the prima facie speed limits for roadways within the City, consistent with the study.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF IRWINDALE DOES ORDAIN:

SECTION 1. The Amended Speed Survey attached hereto as Attachment “A” is hereby approved and adopted by the City Council of the City of Irwindale.

SECTION 2. Section 10.40.040 “Speed Limits—Specified for certain streets” of Chapter 10.40 “Restricted Use of Certain Streets” of Title 10 “Vehicles and Traffic” of the Irwindale Municipal Code is hereby amended and shall now read in its entirety as follows:

10.40.040 Speed limits—Specified for certain streets.

It is determined upon the basis of an engineering and traffic investigation that the speed permitted by state law outside of business and residence districts, as applicable upon the following streets, is greater than is reasonable or safe under the conditions found to exist upon such streets and it is declared that the prima facie speed limit shall be as set forth in this section on those streets or parts of streets designated below when signs are erected giving notice thereof:

SEGMENT

STREET FROM TO

DECLARED PRIMA FACIE

SPEED LIMIT
(MPH)
Live Oak Avenue Avenida Barbosa 45
Arrow Highway Avenida Barbosa I-605 Freeway 45
Arrow Highway I-605 Freeway San Gabriel River 45
Arrow Highway San Gabriel River Live Oak Avenue 45
Arrow Highway Live Oak Avenue Heintz Street 45
Arrow Highway Heintz Street Azusa Canyon Road 45
Arrow Highway Azusa Canyon Road Irwindale Avenue 45
Arrow Highway Irwindale Avenue Vincent Avenue 45
Avenida Barbosa Buena Vista Street Arrow Highway 40
Azusa Canyon Road Arrow Highway Olive Street 40
Azusa Canyon Road Olive Street Cypress Street 40
Azusa Canyon Road Cypress Street Los Angeles Street 40
Buena Vista Street Village Road Avenida Barbosa 40

01005.0006/1050490.1 ORDINANCE NO. 792

Calle de Paseo 25
City Hall service roads Calle de Paseo Calle del Norte 25 Cypress Street Azusa Canyon Road Irwindale Avenue 35
Cypress Street Irwindale Avenue Ellen Drive 35
Foothill Boulevard Encanto Parkway Irwindale Avenue 45
Foothill Boulevard Irwindale Avenue City Boundary 40
Fourth Street Arrow Highway Tapia Street 35
Gladstone Street Irwindale Avenue Ayon Avenue 40
Hidalgo Street 25
Irwindale Avenue Foothill Boulevard I-210 Freeway 40
Irwindale Avenue I-210 Freeway First Street 40
Irwindale Avenue Gladstone Street Ornelas Street 40
Irwindale Avenue Ornelas Street Arrow Highway 40
Irwindale Avenue Arrow Highway Tapia Street 35
Irwindale Avenue Tapia Street Cypress Street 35
Juarez Street 25
Live Oak Avenue Myrtle Avenue Longden Avenue 45
Live Oak Avenue Longden Avenue Arrow Highway 45
Live Oak Avenue Arrow Highway I-605 Freeway 45
Live Oak Avenue I-605 Freeway Rivergrade Road 45
Live Oak Avenue Rivergrade Road Arrow Highway 45
Longden Avenue Peck Road Live Oak Avenue 40
Los Angeles Street Park Avenue Azusa Canyon Road 45
Los Angeles Street I-605 Freeway Little John Street 45
Lower Azusa Road 45
Meridian Street City Boundary Miguel Miranda Avenue 25
Myrtle Avenue California Avenue Live Oak Avenue 40
Nora Avenue 25
Olive Street Bleecker Street Azusa Canyon Road 35
Peck Road 40
Peppertree Lane 25
Ramona Boulevard I-605 Freeway City Boundary 40
Rivergrade Road Arrow Highway Live Oak Avenue 35
Rivergrade Road City Boundary Brooks Drive 45
Rivergrade Road (NB) Brooks Drive Lower Azusa Road 45
Rivergrade Road (SB) Brooks Drive Lower Azusa Road 45
Tapia Street Fourth Street Irwindale Avenue 35
Vincent Avenue Newburgh Street Arrow Highway 40
Vincent Avenue Arrow Highway City Boundary 45
01005.0006/1050490.1

ORDINANCE NO. 792

SECTION 3. Upon adoption of this ordinance, the City Engineer is authorized and directed to replace any existing speed limit signs and pavement markings where the speed limits will be changed consistent with this ordinance.

SECTION 4. Severability. If any section, subsection, sentence, clause or phrase of this ordinance is, for any reason, held to be invalid or unconstitutional, such decision shall not affect the validity or constitutionality of the remaining portions of this ordinance.

The City Council hereby declares that it would have passed this ordinance, and each section, subsection, sentences, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared unconstitutional due to the writs of mandate issued by the Court.

SECTION 5. Certification and Effective Date. The Chief Deputy City Clerk shall certify as to the passage and adoption of this Ordinance and shall cause the same to be posted at the designated locations in the City of Irwindale. This ordinance shall be effective on the thirtieth (30th) day after the day of its adoption.

PASSED, APPROVED and ADOPTED this 26th day of February 2025. ________________________________
Larry G. Burrola, Mayor
ATTEST:
___________________________________
Laura M. Nieto, MMC
Chief Deputy City Clerk

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.

CITY OF IRWINDALE )
I, Laura M. Nieto, Chief Deputy City Clerk of the City of Irwindale, California do hereby certify that the foregoing Ordinance No. 792 was introduced at a regular meeting of the City Council of the City of Irwindale held on the 12th day of February 2025, and was duly passed at a regular meeting of the City Council of the City of Irwindale held on the 26thh day of February 2025, by the following vote:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:

01005.0006/1050490.1 ORDINANCE NO. 792

ABSTAIN: Councilmembers:

Laura M. Nieto, MMC
Chief Deputy City Clerk

AFFIDAVIT OF POSTING
I, Laura M. Nieto, MMC, Chief Deputy City Clerk, certify that I caused a copy of Ordinance No. 792 adopted by the City Council of the City of Irwindale at its regular meeting held ________, 2025, to be posted at the City Hall, Library, and Post Office on __________, 2025.

Dated:

Laura M. Nieto, MMC
Chief Deputy City Clerk

Item #21.E.

Date: February 26, 2025
To: Honorable Mayor and Members of the City Council
From: Julian A. Miranda, City Manager
Issue: Acceptance of the 2023-2024 Resurfacing Project: Residential Resurfacing Project – Phase III; P-1053
City Manager's Recommendation:
(1) Ratify changes to the original scope of work and accept the improvements and maintenance responsibilities for the constructed improvements for the 2023-2024 Resurfacing Project: Residential Resurfacing Project – Phase III; (2) approve the final construction contract amount of $1,014,050.61 under the construction contract with Sully-Miller Contracting Company; (3) authorize the City Clerk to record the Notice of Completion; (4) authorize the Finance Director to release the 5% retention amount for the construction contract; and (5) authorize the Finance Director to refund the City of Arcadia the amount of $12,113.62 from their project fair share deposit.

Administrative Action:

Submitted / Prepared by:

Eddie Chan, Director of Engineering / Building Official Prepared by:

Luis Pimentel, Associate Engineer
Reviewed by:

Adrian R. Guerra, City Attorney
Kambiz Borhani, Finance Director / City Treasurer

Approved by:

Julian A. Miranda, City Manager
Background and Analysis:

On July 10, 2024, the City Council awarded the construction contract for the FY 2023-2024 Resurfacing Project: Residential Resurfacing Project – Phase III to Sully-Miller Contracting Company in the amount of $962,098.50 plus a 5% contingency of $48,104.93 bringing the total to $1,010,203.43. The scope of work for the FY 2023-2024 Resurfacing Project: Residential Resurfacing Project – Phase III included asphalt paving, concrete improvements, utility adjustments, and signing and striping in areas along Peck Road, Meridian Street, Alice Rodriguez Circle, Ruelas Street, and Park Rose Avenue.

At the same meeting, the City Council also authorized the City Manager to enter into a cooperative agreement with the City of Arcadia to cover the cost of their respective portion of the project on Peck Road, for $59,000. Deposit in the amount of $59,000 was received from the City of Arcadia for their fair share of the project.

On November 13, 2024, the City Council approved four (4) construction change orders for the project totaling $130,471.71 plus a 5% contingency of $6.523.59, bringing the total to $136,995.30 to add additional asphalt paving and concrete improvements within the Civic Center area and along Azusa Canyon Road as directed by the City Council.

During construction, additional change orders that were requested for unforeseen conditions encountered in the field, plus other work requested by the City such as manhole repairs and disposal of Petromet material that was found during the grinding of existing asphalt on Azusa Canyon Road which could not be recycled at a normal site and had to be transported to a special dumpsite brought the total cost of construction to $1,014,050.61, which is $78,519.60 less than the actual construction cost (without the use of 5% contingencies amount) of $1,092,570.21 ($962,098.50 + 130,471.71) awarded.

The FY 2023-2024 Resurfacing Project: Residential Resurfacing Project – Phase III has been completed in accordance with the approved plans and specifications. The total project cost is $1,057,650.70, which is $196,332.03 less than the budgeted amount of $1,253,982.73.

Below is the breakdown of the total project cost:

Construction Cost $ 1,014,050.61
Inspection Services $ 28,390.00
Materials Testing Services $ 11,175.00
Bidding Advertisement $ 4,035.10
Total Project Cost $ 1,057,650.71

Staff recommend the City Council to authorize the Finance Director to issue a refund to the City of Arcadia in the amount of $12,113.62 based on the fair share project cost breakdown shown below:

Construction Cost $ 37,509.10
Inspection Services (15%) $ 5,626.37
Design Cost (10%) $ 3,750.91
Arcadia’s Total Project Share Cost $ 46,886.38
Less: Fair Share Deposit Received $ 59,000.00
Refund Due to Arcadia $ 12,113.62
The Project is now complete. Staff further recommend the City Council accept the improvements and maintenance responsibility for the FY 2023-2024 Resurfacing Project: Residential Resurfacing Project – Phase III. Acceptance of the improvements by the City Council will render the project complete. Once the project is complete, the City will file a Notice of Completion and release the retention amount for the project. Furthermore, the staff also recommend that the City Council authorize the City Clerk to record the said Notice of Completion and authorize the Finance Director to release the 5% retention amount for the construction project.

Fiscal Impact:

The 5% retention payable amount for Sully-Miller Contracting Company is $50,702.53. There is sufficient funding available in the budget to pay for this amount. Future requests for the reallocation of the remaining $196,332.03 budget to the FY 2024-2025 Pavement Rehabilitation Project will be presented to the City Council for consideration at the time the construction contract is being awarded.

Attachments:

1. 02-26-2025 2023-2024 Resurfacing Program Residential Resurfacing Project - Phase III_ P-1053 - NOC

RECORDING REQUESTED BY: /

CITY OF IRWINDALE /
/
WHEN RECORDED MAIL TO: /
Eddie Chan /
City of Irwindale /
Public Works Engineering /
5050 N. Irwindale Avenue /
Irwindale, CA 91706 /
/
/
/
SPACE ABOVE THIS LINE FOR RECORDER’S USE

NOTICE OF COMPLETION OF

PUBLIC IMPROVEMENT AND WORK
NOTICE IS HEREBY GIVEN THAT:

1. The undersigned is owner of an interest or estate in the hereinafter described real property, the nature of which interest or estate is: CITY OF IRWINDALE - 2023-2024 RESURFACING PROJECT:

RESIDENTIAL RESURFACING PROJECT - PHASE III (P-1053)

2. The full name of the owner is: CITY OF IRWINDALE.

3. The full address of the owner is: 5050 NORTH IRWINDALE AVENUE, IRWINDALE, CALIFORNIA, 91706.

4. On the 26th day of February 2025, there was completed upon the hereinafter-described real property the following work: 2023-2024 RESURFACING PROJECT: RESIDENTIAL RESURFACING PROJECT - PHASE III (P-1053).

5. The name of the original contractor for the work described above was: SULLY-MILLER

CONTRACTING COMPANY

6. The real property referred to herein is situated in the City of Irwindale, County of Los Angeles, State of California and is described as follows: Peck Road, Meridian Street, Alice Rodriguez Circle, Ruelas Street, Park Rose Avenue, Azusa Canyon Road and Civic Center Area.

DATED: __________________, 2025
_________________________________________________
Eddie Chan, Director of Engineering/Building Official
ATTEST: City of Irwindale
________________________
Chief Deputy City Clerk

State of California
County of _______________
Subscribed and sworn to (or affirmed) before me on this ______ day of _____________, 20___, by __________________________________________________________________________, proved to me on the basis of satisfactory evidence to be the person(s) who appeared before me. (Seal) Signature_______________________
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document, to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

Item #21.F.

Date: February 26, 2025
To: Honorable Mayor and Members of the City Council
From: Julian A. Miranda, City Manager
Issue: Irwindale Gateway Specific Plan
City Manager's Recommendation:

That the City Council consider the Planning Commission’s Resolutions Nos. 834(24), 835(24), 836(24), 837(24), and 838(24) recommending the City Council certify the FEIR and approve the proposed Irwindale Gateway Specific Plan and associated entitlements; and:

1. Adopt Resolution No. 2025-01-3589, entitled “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF IRWINDALE (1) CERTIFYING THE ENVIRONMENTAL IMPACT REPORT, STATE CLEARING HOUSE (SCH# 2023020290); (2) ADOPTING THE FINDINGS REQUIRED BY CEQA GUIDELINES, SECTION 15091; (3) ADOPTING THE PROPOSED MITIGATION MONITORING AND REPORTING PROGRAM; AND (4) ADOPTING

A STATEMENT OF OVERRIDING CONSIDERATIONS, PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR THE IRWINDALE GATEWAY SPECIFIC PLAN”;

2. Adopt Resolution No. 2025-02-3590, entitled “A RESOLUTION OF THE CITY COUNCIL OF THE

CITY OF IRWINDALE AMENDING THE COMMUNITY DEVELOPMENT ELEMENT AND LAND USE PLAN MAP OF THE CITY’S GENERAL PLAN (GPA NO. 02-2022) FROM REGIONAL COMMERCIAL TO SPECIFIC PLAN FOR PROPERTY LOCATED AT 13620 LIVE OAK LANE, IRWINDALE, CA (APNs: 8532-002-046 AND 8532- 002-047) AS SET FORTH HEREIN AND MAKING FINDINGS IN SUPPORT THEREOF”;

3. Introduce Ordinance No. 787, entitled “AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF IRWINDALE, CALIFORNIA, ADOPTING ZONE ORDINANCE AMENDMENT NO. 02-2023 TO ADD IRWINDALE GATEWAY SPECIFIC PLAN TO TITLE 17 OF THE IRWINDALE MUNICIPAL CODE (IMC),

DEFINING PERMITTED USES, REGULATING THE SIZES AND LOCATIONS OF BUILDINGS, SPECIFYING

DESIGN GUIDELINES AND DEVELOPMENT STANDARDS, ADDRESSING MOBILITY AND CONNECTIVITY

TOPICS, IDENTIFYING PROJECT INFRASTRUCTURE AND SERVICES, AND PROVIDING ADMINISTRATIVE AND IMPLEMENTATION LANGUAGE FOR PROPERTY LOCATED AT 13620 LIVE OAK LANE, IRWINDALE, CA (APNS: 8532-002-046 AND 8532-002-047) AND FINDING THE PROJECT CONSISTENT WITH THE CERTIFIED FINAL ENVIRONMENTAL IMPACT REPORT (SCH# 2023020290)”;

4. Introduce Ordinance No. 788, entitled “AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF IRWINDALE MODIFYING THE CITY OF IRWINDALE ZONING MAP (ZONE CHANGE NO. 02-2022) FROM M2 (HEAVY MANUFACTURING) TO IRWINDALE GATEWAY SPECIFIC PLAN FOR PROPERTY LOCATED AT 13620 LIVE OAK LANE, IRWINDALE, CA (APNS: 8532-002-046 AND 8532-002-047) AND FINDING THE PROJECT CONSISTENT WITH THE CERTIFIED ENVIRONMENTAL IMPACT REPORT (SCH# 2023020290)”;

and

5. Adopt Resolution No. 2025-05-3593, entitled “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF IRWINDALE APPROVING TENTATIVE PARCEL MAP NO. 83854 TO CREATE SEVEN (7) PARCELS FOR PROPERTY LOCATED AT 13620 LIVE OAK LANE, IRWINDALE, CA (APNS: 8532-002-046 AND 8532- 002-04) IN THE M-2 (HEAVY MANUFACTURING) ZONE SUBJECT TO CONDITIONS AS SET FORTH HEREIN, MAKING FINDINGS IN SUPPORT THEREOF.”
Administrative Action:

Submitted by:

Marilyn Simpson, AICP, Community Development Director
Prepared by:

Brandi Jones, Senior Planner
Reviewed by:

Adrian R. Guerra, City Attorney
Kambiz Borhani, Finance Director / City Treasurer
Approved by:

Julian A. Miranda, City Manager
Background and Analysis:

REQUEST
On January 22, 2025, the City Council continued this item to the February 26, 2025 City Council meeting to be on the Consent Calendar. They directed Staff to revise the Irwindale Gateway Specific Plan document to remove all references to Battery Energy Storage Systems (BESS), and accompanying Resolutions and Ordinances.

A redlined version of the Specific Plan document has been provided which shows a red strikethrough of deleted text and underline for new text. A clean version of the Specific Plan document has also been provided where all strikethrough and added text have been deleted. The clean version is an exhibit of Ordinance No. 787.

Fiscal Impact:

None
Attachments:

1. ATTACHMENT A: Redlined Irwindale Gateway Specific Plan (dated February 20, 2025)

2. ATTACHMENT B: Resolution No. 2025-01-3589 for FEIR, MMRP, FOF/SOC (SCH# 2023020290) (with Exhibits)

3. ATTACHMENT C: Resolution No. 2025-02-3590 for General Plan Amendment No. 02-2022 (with map)

4. ATTACHMENT D: Ordinance No. 787 for Zone Ordinance Amendment No. 02-2023 (with Clean Irwindale Gateway Specific Plan, dated February 20, 2025)

5. EXHIBIT A to Ordinance No. 787 Irwindale Gateway Specific Plan CC Clean 02202025

6. ATTACHMENT E: Ordinance No. 788 for Zone Change No. 02-2022 (with map)

7. ATTACHMENT F: Resolution No. 2025-05-3593 for Tentative Parcel Map No. 83854

IRWINDALE GATEWAY

SPECIFIC PLAN

CITY OF IRWINDALE – FEBRUARY 20, 2025

PREPARED BY
SAGECREST PLANNING+ENVIRONMENTAL
EXHIBIT “A”

1. INTRODUCTION............................................................................................................................................. 2

1.1 OVERVIEW ..............................................................................................................................................................2

1.2 BACKGROUND..........................................................................................................................................................2

1.3 DESCRIPTION OF SPECIFIC PLAN CONTENTS....................................................................................................................3

1.4 DESCRIPTION OF SPECIFIC PLAN AREA...........................................................................................................................4

1.5 SPECIFIC PLAN ORGANIZATION ....................................................................................................................................7

2. PURPOSE AND INTENT OF SPECIFIC PLAN......................................................................................................8

2.1 PURPOSE AND INTENT ...............................................................................................................................................8

2.2 SPECIFIC PLAN AUTHORITY .........................................................................................................................................8

2.3 STATEMENT OF OBJECTIVES ........................................................................................................................................9

3. RELATIONSHIP TO OTHER LAND USE REGULATIONS..................................................................................... 11

3.1 GENERAL PLAN CONSISTENCY ...................................................................................................................................11

3.2 RELATIONSHIP TO ZONING CODE................................................................................................................................16

3.3 SUBDIVISIONS ........................................................................................................................................................17

4. LAND USE .................................................................................................................................................... 19

4.1 GENERAL PROVISIONS .............................................................................................................................................19

4.2 SUMMARY OF LAND USE PLAN..................................................................................................................................19

5. TRANSPORTATION AND CIRCULATION ......................................................................................................... 23

5.1 PURPOSE AND INTENT .............................................................................................................................................23

5.2 VEHICULAR CIRCULATION .........................................................................................................................................23

5.3 NON-VEHICULAR CIRCULATION .................................................................................................................................29

6. DEVELOPMENT STANDARDS ........................................................................................................................ 33

6.1 PURPOSE AND INTENT .............................................................................................................................................33

6.2 DEFINITIONS..........................................................................................................................................................33

6.3 PERMITTED USES....................................................................................................................................................34

6.4 DEVELOPMENT STANDARDS - INDUSTRIAL AND BUSINESS PARK .......................................................................................36

6.5 DEVELOPMENT STANDARDS – BATTERY ENERGY STORAGE SYSTEMS..................................................................................38

6.5.1 Other Development Standards (BESS)........................................................................................................40

6.6 LANDSCAPE ...........................................................................................................................................................40

7. DESIGN GUIDELINES .................................................................................................................................... 43

7.1 PURPOSE AND INTENT .............................................................................................................................................43

7.2 APPLICABILITY........................................................................................................................................................43

7.3 SITE PLANNING ......................................................................................................................................................43

7.4 BUILDING ARCHITECTURE.........................................................................................................................................44

7.4.1 Architectural Design...................................................................................................................................44

7.4.2 Building Form.............................................................................................................................................44

7.4.3 Building Materials, Colors, and Textures....................................................................................................49

7.4.4 Windows and Doors...................................................................................................................................51

7.4.5 Functional Elements...................................................................................................................................51

7.5 LANDSCAPE ARCHITECTURE ......................................................................................................................................53

7.5.1 Plant Palette...............................................................................................................................................56

7.5.2 Entry Treatments and Project Identification ..............................................................................................57

7.5.3 Streetscapes...............................................................................................................................................66

7.6 FENCES AND WALLS ................................................................................................................................................69

7.7 LIGHTING..............................................................................................................................................................73

8. UTILITY INFRASTRUCTURE ........................................................................................................................... 75

8.1 WATER.................................................................................................................................................................75

8.2 SANITARY SEWER....................................................................................................................................................75

8.3 STORM WATER DRAINAGE .......................................................................................................................................75

8.4 DRY UTILITIES ........................................................................................................................................................76

9. IMPLEMENTATION....................................................................................................................................... 87

9.1 OVERVIEW ............................................................................................................................................................87

9.2 SEVERABILITY.........................................................................................................................................................87

9.3 INTERPRETATIONS AND DETERMINATIONS ....................................................................................................................87

9.4 SITE PLAN AND DESIGN REVIEW ................................................................................................................................87

9.5 CONDITIONAL USE PERMITS .....................................................................................................................................87

9.6 MINOR VARIANCE ..................................................................................................................................................88

9.7 AMENDMENTS TO THE SPECIFIC PLAN.........................................................................................................................88

9.8 SUBDIVISION .........................................................................................................................................................88

9.9 FINANCING OF DEVELOPMENT IN DEVELOPMENT AREA..................................................................................................88

9.10 MAINTENANCE PLAN ............................................................................................................................................88

9.11 CALIFORNIA ENVIRONMENTAL QUALITY ACT ..............................................................................................................90

IRWINDALE GATEWAY SPECIFIC PLAN I. INTRODUCTION
1 INTRODUCTION I.

IRWINDALE GATEWAY SPECIFIC PLAN I. INTRODUCTION
2 1. Introduc�on

1.1 Overview
The Irwindale Gateway Specific Plan (“Specific Plan”) provides a comprehensive land use program to guide the development of an approximately 66.64-acre property in the City of Irwindale, California.

The Specific Plan covers an approximately 52.65-acre developable por�on (the “Development Area”) and 13.99 acres of undevelopable area (SCE easement and roadway dedica�ons). The Specific Plan land use concept features an industrial business park with up to 997,796 square feet of building space and a number of u�lity-scale batery energy storage system facili�es. The Development Area is envisioned as a place where industrial businesses can thrive and encourage further economic investment in the City of Irwindale (the “City”). Its contemporary design will enhance the visual quality of the currently vacant site.

Notwithstanding anything to the contrary contained herein, any improvements shown on the figures contained herein are conceptual and for illustra�ve purposes only, and it shall not be a requirement that improvements be located, designed, or constructed as shown on such figures.

1.2 Background
The Development Area is the site of a former quarry. In the late 1980’s, quarry ac�vi�es ceased, and the site was designated for reclama�on as required by the State Surface Mining and Reclama�on Act of 1975 (SMARA). On December 15, 1994, the City adopted Resolu�on 94-55-1381, approving a condi�onal use permit authorizing the opera�on of an inert landfill to “fill and restore the depleted gravel pit.” In connec�on with the approval, the City prepared and cer�fied an Environmental Impact Report, State Clearinghouse No. 88060819, and adopted a related Statement of Overriding Considera�ons. Addi�onally, there are three exis�ng billboards on the site. An approved grading plan was issued on September 16, 2022 to fix previous inert material that had been improperly placed.

The inert debris remedial grading opera�on is bringing the site back to produc�ve use with geotechnically cer�fied fill.

3 IRWINDALE GATEWAY SPECIFIC PLAN I. INTRODUCTION
Figure 1-1 – Site Photo

1.3 Descrip�on of Specific Plan Contents
This Specific Plan guides development of the Development Area by se�ng forth a land use plan, transporta�on and circula�on plan, infrastructure plans, development standards, and design guidelines that address building placement, architectural style, landscaping, and other design elements. The substan�ve design elements of the buildings create visual interest, unity, and compa�bility through the treatment of exterior building materials, colors, and façades as well as building placement, massing, and scale. In addi�on, a cohesive landscaping program will provide pleasing views of the Development Area from on- and off-site loca�ons. Altogether, the various elements of the built environment in the Development Area will enhance the visual quality of the site and create an atrac�ve development within the City.

From a long-term opera�onal perspec�ve, the Specific Plan accommodates industrial, and business park, and batery energy storage uses. These types of uses serve to encourage economic investment, jobs, and business opportuni�es in the City of Irwindale and assist in maintaining sustained economic stability and growth.

4 IRWINDALE GATEWAY SPECIFIC PLAN I. INTRODUCTION

1.4 Descrip�on of Specific Plan Area
As shown on Figure 1-2, Vicinity Map, the Specific Plan area is located in the western por�on of the City of Irwindale, immediately east of I-605, north of Live Oak Avenue and south of Arrow Highway.

The City of Baldwin Park is located to the southeast. The I-605 Freeway forms the western boundary of the Specific Plan Area with the I-605/Live Oak Avenue interchange located immediately southwest of the Specific Plan Area and the I-605/Arrow Highway interchange located immediately northwest of the Specific Plan Area.

As shown on Figure 1-3, Aerial Photograph, surrounding land uses include the Southern California Edison Rio Hondo Sub-sta�on, located on the south side of Live Oak Avenue, and the Santa Fe Dam Flood Control Basin, located on the north side of Arrow Highway. The land located east of the Specific Plan Area is used for industrial purposes. Access to the Specific Plan Area is provided through an established local roadway network. The Development Area is within walking distance (half mile) of the nearest Foothill Transit bus stop (Line 492) on Live Oak Avenue and Stewart Avenue.

IRWINDALE GATEWAY SPECIFIC PLAN I. INTRODUCTION
FIGURE 1-2 – VICINITY MAP 5

IRWINDALE GATEWAY SPECIFIC PLAN I. INTRODUCTION
FIGURE 1-3 – AERIAL PHOTGRAPH 6

IRWINDALE GATEWAY SPECIFIC PLAN I. INTRODUCTION
7 1.5 Specific Plan Organiza�on
This Specific Plan is organized into the following sec�ons:
 Sec�on 1 – Introduc�on
 Sec�on 2 – Purpose and Intent of Specific Plan
 Sec�on 3 – Rela�onship to Other Land Use Regula�ons
 Sec�on 4 – Land Use
 Sec�on 5 – Transporta�on and Circula�on
 Sec�on 6 – Development Standards
 Sec�on 7 – Design Guidelines
 Sec�on 8 – U�lity Infrastructure Plan
 Sec�on 9 – Implementa�on
Unless otherwise defined in this Specific Plan, the meaning of capitalized words, phrases, �tles, and terms shall be the same as provided in the City of Irwindale Municipal Code and the City of Irwindale Commercial and Industrial Design Guidelines.

IRWINDALE GATEWAY SPECIFIC PLAN II.PURPOSE AND INTENT OF SPECIFIC PLAN 7 Purpose and Intent of Specific Plan II.

IRWINDALE GATEWAY SPECIFIC PLAN II.PURPOSE AND INTENT OF SPECIFIC PLAN 8 2. Purpose and Intent of Specific Plan

2.1 Purpose and Intent
This Specific Plan, adopted by ordinance, establishes the development regula�ons, allowable land uses, design guidelines, and implementa�on procedures for the Development Area. The Specific Plan establishes the effec�ve zoning for the Development Area. In addi�on, circula�on and other infrastructure improvements such as water, wastewater, and stormwater drainage systems are addressed by this Specific Plan to ensure their proper sizing and �mely installa�on.

2.2 Specific Plan Authority
This Specific Plan is a regulatory document prepared pursuant to the provisions of California Government Code §§ 65450 through 65457, which grant local government agencies the authority to prepare specific plans for the systema�c implementa�on of their general plan for all or part of the area covered by the general plan.

California Government Code §§ 65450 through 65457 establish the authority to adopt a specific plan, iden�fy the required contents of a specific plan, and mandate consistency with the general plan.

According to California Government Code § 65451:
(a) A specific plan shall include text and a diagram or diagrams which specify all of the following in detail:
(1) The distribu�on, loca�on, and extent of the uses of land, including open space, within the area covered by the plan.
(2) The proposed distribu�on, loca�on, and extent and intensity of major components of public and private transporta�on, sewage, water, drainage, solid waste disposal, energy, and other essen�al facili�es proposed to be located within the area covered by the plan and needed to support the land uses described in the plan. (3) Standards and criteria by which development will proceed, and standards for the conserva�on, development, and u�liza�on of natural resources, where applicable. (4) A program of implementa�on measures including regula�ons, programs, public works projects, and financing measures, necessary to carry out items (1), (2), and (3) (b) The specific plan shall include a statement of the rela�onship of the specific plan to the general plan.

This Specific Plan includes each of the required elements listed above and establishes the essen�al link for how the Specific Plan is consistent with the policies of the City of Irwindale General Plan (the “General Plan”). The Specific Plan provides the City of Irwindale’s staff and decision makers, as well as developers, investors, the community at-large, u�lity providers, public service districts, and others with a comprehensive plan establishing regula�ons, condi�ons, and programs for guiding the systema�c development of the Development Area. All future development plans and implemen�ng

IRWINDALE GATEWAY SPECIFIC PLAN II.PURPOSE AND INTENT OF SPECIFIC PLAN 9 ac�ons within the Development Area are required to be consistent with the regula�ons set forth in this Specific Plan and with all other applicable City, County, State, and federal regula�ons.

2.3 Statement of Objec�ves
To ensure the functional integrity, economic viability, and positive aesthetic appearance of the Development Area, the following planning and development goals are established:
 Create a comprehensive land use plan for the re-use of a reclaimed sand and gravel quarry including the development of u�lity scale batery energy storage facili�es.  Provide guidelines and standards for the development of state-of-the-art buildings that can accommodate various industrial and manufacturing uses, including warehouse distribu�on, logis�cs, and fulfillment centers with proximate access to Interstate 605 on- and off-ramps.  Ensure that infrastructure plans for water, sewer, drainage, dry u�lity, and solid waste disposal are adequately designed for the Specific Plan.  Provide a circula�on system that meets transporta�on requirements and minimizes poten�al adverse impacts on the surrounding area.
 Provide guidelines and standards for architecture, landscaping, walls, fencing, ligh�ng, and entry treatments that are compa�ble with the design and architecture of the surrounding uses.

10 IRWINDALE GATEWAY SPECIFIC PLAN III.RELATIONSHIP TO OTHER LAND USE REGULATIONS III. Rela�onship to other Land Use
Regula�ons

11 IRWINDALE GATEWAY SPECIFIC PLAN III.RELATIONSHIP TO OTHER LAND USE REGULATIONS

3. Rela�onship to Other Land Use
Regula�ons
California Government Code § 65454 requires a specific plan to be consistent with the local General Plan. As part of the adop�on of this Specific Plan, a General Plan Amendment changes the General Plan land use designa�on for the Specific Plan Area from “Regional Commercial” to “Specific Plan”, and a Zoning Ordinance Amendment changes the zoning designa�on for the Specific Plan Area from “M2 (Heavy Manufacturing)” to “Irwindale Gateway Specific Plan”. The adop�on of this Specific Plan establishes the zoning regula�ons for the Specific Plan Area in order to implement the Geneal Plan land use designa�on of “Specific Plan” for the Specific Plan Area.

The Specific Plan provides for a land use plan and development standards, which reflect the objec�ves in Sec�on 2, governing development of the principal physical components of the Development Area, including, but not limited to: buildings, batery energy storage systems, circula�on and parking facili�es, landscaping, open space, and u�lity improvements. The Specific Plan provides for the standards that establish the general type, parameters, and character of development with the goal of crea�ng an integrated and unified environment that is compa�ble with its surrounding area. The Specific Plan also provides a plan for infrastructure improvements to serve the Development Area including the development of a new deten�on basin within the SCE Easement Area for collec�on of project storm water flows. The deten�on basin will replace an exis�ng, unimproved natural reten�on basin located within the SCE Easement Area.

3.1 General Plan Consistency
The Specific Plan is designed to meet the goals established in the City’s General Plan by providing a framework for the future development of the Development Area. The Specific Plan is designed to be consistent with, and serves as an extension of, the City’s General Plan. The Specific Plan is consistent with the following General Plan Land Use Element policies and objec�ves:

GENERAL PLAN POLICY SPECIFIC PLAN CONSISTENCY

COMMUNITY DEVELOPMENT ELEMENT (CDE)
Issue Area – Land Use Planning: The City of Irwindale is committed to the development of a comprehensive land use plan that will enhance the City’s livability and economic base for future generations.

CDE Policy 1: The City of Irwindale, through
con�nued comprehensive land use planning,
will strive to preserve the overall mix of land
uses and development in the community.

The Specific Plan is consistent with the City’s
goal of preserving the overall mix of land uses
and development in the community by se�ng
forth a land use plan and development
regula�ons for how the reclaimed former quarry
located in the Development Area will
accommodate industrial and business park uses,
including batery energy storage systems.

IRWINDALE GATEWAY SPECIFIC PLAN III. RELATIONSHIP TO OTHER LAND USE REGULATIONS 12 CDE Policy 2: The City of Irwindale will con�nue
to plan for the transi�on of the quarries located
within the City to other land uses.

The Development Area is a remediated former
quarry. The Specific Plan allows the transi�on of
the site to a produc�ve and economically
beneficial development for the City of Irwindale.

CDE Policy 3: The City of Irwindale will con�nue
to ensure that the type, loca�on, and intensity
of all new development and intensified
developments adhere to the requirements that
are specified for their par�cular land use
category in the General Plan.

The Specific Plan provides a development plan,
infrastructure plans, development standards,
and design guidelines that address building
placement, architectural style, landscaping, and
other design elements to address the specific
characteris�cs of the site consistent with the
General Plan land use designa�on of Specific
Plan.

CDE Policy 5: The City of Irwindale will con�nue
to promote comprehensive development
consistent with the General Plan as opposed to
piecemeal and incremental planning.

The Specific Plan implements policies set forth
in the General Plan by providing a
comprehensive plan and direc�on for the longterm development of the Development Area.

The Specific Plan provides for implementa�on of
uniform development regula�ons and design
guidelines and addresses sustainable prac�ces,
to promote compa�bility with surrounding
areas. Adop�on of the Specific Plan provides for
the comprehensive development of the
Development Area, thereby avoiding planning of
piecemeal development.

Issue Area – Economic Development: The City of Irwindale intends to continue its pursuit and promotion of economic development that will provide jobs and revenue for the community.

CDE Policy 10: The City of Irwindale will promote
development that will benefit the community as
a whole in terms of both jobs and revenue
genera�on.

The Specific Plan allows for up to 997,796 square
feet of industrial and business park uses on a
former quarry site. Revenue benefits to the City
of Irwindale may include but not be limited to
increased property tax revenue and point-ofsale tax revenue. In addi�on, the Specific Plan will allow for development of uses leading to
crea�on of jobs that can be filled by residents of
the City and surrounding communi�es.

Issue Area – Urban Design: The City of Irwindale will continue its efforts in improving the appearance of the community.

CDE Policy 12: The City of Irwindale will con�nue
to promote quality design in the review and
approval of commercial and industrial
development through the applica�on of the
commercial and industrial design guidelines.

The Specific Plan promotes quality design by
providing guidelines and standards for
landscaping, architecture, walls, fencing,
signage, ligh�ng, and entry treatments
addressing the specific character of the site and
proposed uses to maintain compa�bility with

IRWINDALE GATEWAY SPECIFIC PLAN III. RELATIONSHIP TO OTHER LAND USE REGULATIONS 13 the design and architecture of the surrounding
uses.

CDE Policy 14: The City of Irwindale will con�nue
to promote property maintenance in all areas of
the City.

The Specific Plan defines the en��es responsible
for maintenance of publicly and privately-owned
improvements within the Specific Plan Area,
including roadways and u�lity infrastructure
(refer to Sec�on 9.10 and Table 9-1). Compliance
with the Specific Plan’s maintenance program
ensures that all improvements within the
Specific Plan Area are properly and perpetually
maintained.

CDE Policy 16: The City of Irwindale will con�nue
to work towards the development of
streetscape, sign standards, and a Public Art
Program.

The Design Guidelines for the Specific Plan (refer
to Sec�on 7) establish comprehensive
streetscape design standards for the Irwindale
Gateway Specific Plan’s frontage on Arrow
Highway, Live Oak Avenue and Live Oak Lane
promo�ng a welcoming visual environment for
employees, visitors, and passersby. Signage will
conform to City standards.

INFRASTRUCTURE ELEMENT (IE)
Issue Area – Maintenance of Service Standards: City of Irwindale will continue to maintain the highest levels of public service to respond to the existing and future demand for such services.

IE Policy 1: The City will con�nue to support
the efforts of the City of Irwindale Public
Works Department in maintaining the highest
service standards feasible.

IE Policy 2: The City will con�nue to cooperate
with those u�lity providers in the City to
ensure that sufficient infrastructure capacity
is available to meet current and future service
demands.

The Specific Plan requires improvements to be
made to roadways and public
u�li�es/infrastructure in conjunc�on with
future development of the Development Area
and as required by the City of Irwindale and
applicable public service providers.

Improvements are required to be made by the
developers as necessary to serve the
Development Area while maintaining adequate
service levels for exis�ng surrounding land
uses. Plans for water, sewer, storm water, dry
u�li�es, and solid waste disposal are provided
in Sec�on 8, U�lity Infrastructure.

Issue Area – Traffic and Circulation: The City of Irwindale will strive to improve safe and efficient circulation in the City.

IE Policy 3: The City of Irwindale will con�nue
to develop and enhance the exis�ng streets
and intersec�ons in the City.

IE Policy 4: The City of Irwindale will strive to
ensure that all new development implements
its “fair-share” of infrastructure
The Specific Plan includes roadway and
sidewalk improvement plans to facilitate
efficient vehicular and non-vehicular
transporta�on through and around the
Development Area. With implementa�on of the
circula�on improvements iden�fied in Sec�on 5
of the Specific Plan, traffic impacts generated

IRWINDALE GATEWAY SPECIFIC PLAN III. RELATIONSHIP TO OTHER LAND USE REGULATIONS 14 improvements to offset the poten�al adverse
impacts associated with the addi�onal traffic
that will be generated by the new
development.
by development in the Development Area will
be offset to the City of Irwindale’s sa�sfac�on.

Furthermore, developers of land within the
Development Area will be responsible for
funding and/or construc�on of the required
infrastructure improvements as set forth by the
Specific Plan.

RESOURCE MANAGEMENT ELEMENT (RME)
Issue Area – Natural Resources. The City of Irwindale will continue to cooperate in the maintenance and conservation of the area‘s natural resources.

RME Policy 1: The City of Irwindale will
con�nue to work with the quarries and other
regulatory agencies to facilitate their
reclama�on.

RME Policy 3: The City of Irwindale will work
with the quarry owners and/or operators and
regulatory agencies to help facilitate their
�mely reclama�on.

The Development Area is a former quarry site,
which is the subject of an ongoing inert debris
remedial grading opera�on being conducted to
return the site to produc�ve use. This Specific
Plan provides guidelines and development
standards for the redevelopment of the site. As
such, the Specific Plan provides a
comprehensive plan for the transi�on of the
site to a produc�ve and economically beneficial
development for the City of Irwindale.

Issue Area – Resource Preservation. The City of Irwindale will maintain and preserve those natural and man-made amenities that contribute to the City‘s livability.

RME Policy 11: The City of Irwindale supports
the ethic of conserva�on of non-renewable
resources. This includes efforts to reduce the
use of energy (in any form), greenhouse gas
(GHG) emissions (consistent with AB 32) and
efforts to find new and more energy efficient
methods for delivering services. The City
supports the development of building
standards that enable the community to
design energy saving features such as solar
energy systems, water efficient landscaping,
and sustainable, green, and energy efficient
building standards.

The Specific Plan allows industrial land uses
adjacent to Interstate 605 and approximately

1.8 miles from Interstate 210. By its loca�on
near major transporta�on corridors, the
Specific Plan has the poten�al to reduce vehicle
miles traveled, which would reduce tailpipe
emissions – a major source of greenhouse
gases. In addi�on, buildings in the
Development Area will be required to comply
with the California Green Building Standards
Code, the City’s Model Water Efficient
Landscape Ordinance (MWELO), and will
incorporate addi�onal sustainable design
features that minimize water use and maximize
energy efficiency. The Specific Plan also
includes allowance for incorpora�on of one or
more BESS (as hereina�er defined) facili�es,
thereby providing opportunity for high-value
infrastructure that would allow for more use of
sustainable renewable energy resources that
will help to reduce GHG emissions as
conven�onal energy genera�on sources are

IRWINDALE GATEWAY SPECIFIC PLAN III. RELATIONSHIP TO OTHER LAND USE REGULATIONS 15 phased out.

Issue Area – Mining and Reclamation. The following policies focus on those City policy actions that can be taken to improve environmental compliance, reclamation planning, and long-term economic improvement of the mines and quarries (inactive, active, and reclaimed) in Irwindale.

RME Policy 19: The City of Irwindale will
consider environmental jus�ce issues as they
are related to poten�al health impacts
associated with air pollu�on and ensure that
all land use decisions, including enforcement
ac�ons, are made in an equitable fashion to
protect residents, regardless of age, culture,
ethnicity, gender, race, socioeconomic status,
or geographic loca�on from the health effects
of air pollu�on.

The Development Area is a former quarry that
was filled improperly with inert debris and
reclaimed beginning in 2023. Air pollu�on
emissions historically associated with mining
and filling have ceased and air pollutant
emissions associated with development of the
Specific Plan would be generated primarily by
mobile sources (tailpipe emissions from
vehicles traveling to and from the property).

These air pollutant emissions are regulated at
the federal and State levels through mandated
vehicle engine performance standards and fuel
content requirements. The Development Area
is surrounded by flood control uses to the north
and east, the Southern California Edison Rio
Hondo sub-sta�on to the south, and Interstate
605 and quarry uses to the west. As such, there
are no known or probable environmental
jus�ce issues associated with developing the
Specific Plan land uses.

RME Policy 25: The City of Irwindale will
monitor traffic and conges�on to determine
when and where the City needs new
transporta�on facili�es to achieve increased
mobility efficiency.

The Specific Plan requires roadway and
sidewalk improvements for new developments
to facilitate efficient vehicular and nonvehicular transporta�on through and around the Development Area. The Specific Plan
provides for required roadway improvements,
including to the north side of Live Oak Avenue
and Live Oak Lane. Transporta�on and roadway
improvements iden�fied in Sec�on 5 of this
Specific Plan ensure that the segments of Live
Oak Avenue and Live Oak Lane adjacent to the
Development Area will operate at an
acceptable service level.

PUBLIC SAFETY ELEMENT (PSE)
Issue Area – Emergency Preparedness. The City of Irwindale will strive to maintain the highest levels of readiness to respond to disasters or local emergencies.

PSE Policy 3: The City of Irwindale will work to
reduce poten�al hazards through
conscien�ous land use planning. The City shall
require liquefac�on assessment studies as
The Development Area is the site of a reclaimed
former quarry. The inert debris deposited at the
property during the reclama�on process
consists of a combina�on of crushed rock, fine

IRWINDALE GATEWAY SPECIFIC PLAN III. RELATIONSHIP TO OTHER LAND USE REGULATIONS 16 part of development proposals in areas
iden�fied by the California Geological Survey
as suscep�ble to liquefac�on. The studies
shall be conducted in accordance with the
California Geological Survey’s Special
Publica�on 117; Guidelines for Evalua�ng and
Mi�ga�ng Seismic Hazards in California, and
the Southern California Earthquake Centers
(1999) procedures to implement Special
Publica�on 117 – Liquefac�on Hazards (both
documents are incorporated herein by
reference). On sites shown to be suscep�ble
to liquefac�on, the City shall require the
implementa�on of mi�ga�on measures
designed to reduce this hazard to an
acceptable level. The City shall require a State
cer�fied engineering geologist or registered
civil engineer; having competence in the field
of seismic hazard evalua�on and mi�ga�on,
to review the study at the Applicant’s
expense. The review shall determine the
adequacy of the hazard evalua�on and
proposed mi�ga�on measures and determine
whether the requirements of State law are
sa�sfied, as described in Special Publica�on
117 by the California Geological Survey.
silt, and clean construc�on and demoli�on
waste (e.g., broken concrete, asphalt, brick, soil)
that complies with applicable State of California,
Los Angeles County, and City of Irwindale
standards. Prior to backfill, the inert debris was
blended, moisture condi�oned, and compacted
for stability in accordance with State of
California and City of Irwindale requirements of
graded fill materials. Following comple�on of
reclama�on, the Development Area will be
suitable for development and will not be subject
to liquefac�on or other geologic stability
hazards. Addi�onally, site and development
geotechnical inves�ga�ons will be required for
all subsequent development proposals within
the Development Area. City approval of these
inves�ga�ons and incorpora�on of inves�ga�on
requirements and recommenda�ons will be
required prior to the issuance of grading permits
to ensure poten�al hazards due to liquefac�on
are addressed.

IssueArea –Noise: The City ofIrwindalewillwork to reduce the high levels of noise exposure associated with the existing development and transportation facilities in the City.

PSE Policy 5: The City of Irwindale will work
towards reducing noise exposure in the City
by considering noise and land use
compa�bility in land use planning.

The Development Area does not abut noisesensi�ve land uses (e.g., residen�al, schools, etc.). The uses allowed within the
Development Area are compa�ble with the
surrounding industrial uses. Furthermore, the
poten�al noise generated by future
developments has been analyzed in the
Irwindale Gateway Specific Plan EIR (as
hereina�er defined) in accordance with the
California Environmental Quality Act and
poten�al impacts will be mi�gated.

3.2 Rela�onship to Zoning Code
The Title 17 (Zoning Code) of the Irwindale Municipal Code provides a citywide framework of regula�ons that addresses topics such as permited uses, development standards, parking and landscaping regula�ons, permit procedures, and sign regula�ons.

IRWINDALE GATEWAY SPECIFIC PLAN III. RELATIONSHIP TO OTHER LAND USE REGULATIONS 17 The Specific Plan serves as the zoning for the Specific Plan Area, and as such, includes the development regula�ons applicable to the Specific Plan Area. In the event that any provision in the Specific Plan conflicts with the Zoning code, the provisions set forth within the Specific Plan shall prevail. In the event the Specific Plan is silent regarding any Zoning provision applicable to the Development Area, the Zoning Code shall prevail.

3.3 Subdivisions
All development in the Development Area shall comply with Title 16 (Subdivisions) of the Irwindale Municipal Code and the Subdivision Map Act (Cal. Government Code § 66410, et. seq), as applicable.

IRWINDALE GATEWAY SPECIFIC PLAN IV. LAND USE
18 Land Use IV.

19 IRWINDALE GATEWAY SPECIFIC PLAN IV. LAND USE

4. Land Use

4.1 General Provisions
This section establishes allowable uses within the Development Area. The Specific Plan allows for a variety of uses, including professional offices, and industrial uses, and batery energy storage.

The Development Area is planned for the development of warehousing, distribution, fulfillment center, industrial, manufacturing, battery energy storage systems, and office uses. The SCE Easement Area is planned for infrastructure improvements required to serve the Development Area. A breakdown of the size of the areas within the Specific Plan is as follows:

Table 4-1
Area Size
Gross Site Area 66.64 acres
SCE Easement Area 9.61 acres
Right-of-Way Dedication 4.38 acres
Net Developable Area 52.65 acres

4.2 Summary of Land Use Plan
The Development Area may be developed using one of the two following land use plans:

Land Use Plan 1: Consisting of the entire 52.65-acre Development Area (Figure 4-1). If the Development Area is developed to Land Use Plan 1 the entire site would be developed with industrial, manufacturing, warehousing, distribution, fulfillment center, and office uses (collectively, “Industrial and Business Park Uses”). Sites which are developed with industrial, manufacturing, warehousing, distribution, fulfillment center, and/or office uses shall be referred to as “Industrial and Business Park Sites.”
Land Use Plan 2: Consisting of using the southern 15.94 acres of the Development Area for one or more Battery Energy Storage System (BESS) facilities and the remainder 36.71 acres for industrial, manufacturing, warehousing, distribution, fulfillment center, and office uses (Figure 4-2).

The development of the Development Area according to one of the land uses plans shall not restrict redevelopment of the Development Area according to the other land use plan.

IRWINDALE GATEWAY SPECIFIC PLAN IV. LAND USE
FIGURE 4-1 – LAND USE PLAN NO. 1 20

IRWINDALE GATEWAY SPECIFIC PLAN V. TRANSPORTATIONAND CIRCULATION 21 FIGURE 4-2 – LAND USE PLAN NO. 2

TO BE REMOVED

IRWINDALE GATEWAY SPECIFIC PLAN V. TRANSPORTATION AND CIRCULATION 22 Transporta�on and Circula�on V.

IRWINDALE GATEWAY SPECIFIC PLAN V. TRANSPORTATION AND CIRCULATION 23 5. Transporta�on and Circula�on

5.1 Purpose and Intent
The Circula�on Plan for the Specific Plan provides a roadway network to meet the vehicular and nonvehicular needs of employees and visitors and for the transporta�on of goods to and from the Development Area.

5.2 Vehicular Circula�on
The Circula�on Plan, as illustrated by Figures 5-1 and 5-2, describes the proposed roadway improvements to accommodate traffic generated by the an�cipated Land Use Plan. Vehicular access to the Development Area is provided via Live Oak Avenue, adjacent to the southern boundary of the Specific Plan, and Arrow Highway, which abuts a por�on of the northern boundary of the Specific Plan, and Live Oak Lane, a private street extending from Live Oak Avenue to Arrow Highway. Figures 5-1 and 5-2 demonstrate access and on-site circula�on for conceptual improvements within the Development Area, with and without any BESS facili�es. Figures 5-3 and 5-4 illustrate the typical design of circula�on improvements planned as part of the development project.

The following facili�es and improvements are proposed for the primary components of the Specific Plan’s vehicular circula�on network:

Live Oak Avenue
Live Oak Avenue forms the southern boundary of the Specific Plan. This public roadway provides east/west access to the Development Area and a connec�on point to and from I-605. In its fully improved condi�on, the segment of Live Oak Avenue abu�ng the Specific Plan features a 106-footwide right-of-way (“ROW”), including 34 feet of pavement in the east travel lane (two lanes), 34 feet of pavement in the west travel lane (two lanes), a 16-foot-wide raised center median that reduces to 5-feet to accommodate an 11-foot le� turn lane when needed, and a 9-foot-wide sidewalk with 3- feet of landscape terrace on the south side of the street. As part of the Specific Plan Area’s development, a 5-foot-wide meandering sidewalk and a 5-foot meandering landscaped parkway is provided along the north side of Live Oak Avenue. The exis�ng travel lanes will remain. Live Oak Avenue is a designated truck route. On-street parking is generally prohibited on both sides of the roadway. All frontage improvements to Live Oak Avenue are required to comply with applicable City of Irwindale requirements, including sight distance requirements, except as may otherwise be provided herein. Live Oak Lane (described below) connects to Live Oak Avenue. One direct driveway will connect to Live Oak Avenue at the signalized intersec�on with Graham Road, which will also allow temporary truck access during construc�on. The Live Oak Avenue and Live Oak Lane intersec�on shall become signalized to alleviate the addi�onal traffic delay generated by the new developments.

Arrow Highway
Arrow Highway abuts the por�on of the northern boundary of the Specific Plan where Live Oak Lane intersects with Arrow Highway. This public roadway provides east/west access to the Development Area and to/from I-605. The segment of Arrow Highway abu�ng the Development Area is improved

IRWINDALE GATEWAY SPECIFIC PLAN V. TRANSPORTATION AND CIRCULATION 24 with a 100-foot-wide ROW, including 36 feet of pavement in each direc�on (2 lanes), a 12-foot-wide raised center median, an exis�ng 5-foot-wide sidewalk 3-foot wide landscaped parkway on both sides of the ROW. The Development Area will not have direct vehicular access to Arrow Highway. Instead, two driveways will provide access to Live Oak Lane on the north side of the Development Area, which provides access to Arrow Highway at an unsignalized right-in-right out intersec�on. Arrow Highway is a designated truck route. Any frontage improvements to Arrow Highway are required to comply with applicable City of Irwindale requirements, including sight distance requirements, except as may otherwise be provided herein.

Live Oak Lane
Live Oak Lane is an exis�ng collector road that connects the development area to either Live Oak Avenue or Arrow Highway. It is a two-lane undivided road generally oriented in a north-south direc�on. Live Oak Lane is accessible from public streets and provides the primary ingress and egress for all development within the Development Area. Live Oak Lane will have a 60-foot-wide ROW with 40 feet of pavement and 10 feet of sidewalk with parkway on either side of the street. The pavement area includes a 12’ travel lane and an 8’ wide parking lane on each side of the street. The Live Oak Avenue and Live Oak Lane intersec�on shall become signalized to alleviate the addi�onal traffic delay generated by the new developments.

Public Alley
A new public alley is provided to connect the northern and southern sec�ons of Live Oak Lane. The public alley is oriented in the north-south direc�on. The public alley is an undivided two-lane ROW that has varied width, which ranges from 38-feet to 47-feet. One 13-foot-wide travel lane is provided on each direc�on and an 8-foot parking lane is provided adjacent to the southbound travel lane. On the east side of the public alley is a grass terrace that ranges from 4-feet to 13-feet wide.

Private Driveways and Drive Aisles
Interior private driveways and drive aisles are proposed to connect individual building sites within the Development Area and provide vehicular access to Live Oak Avenue and Live Oak Lane. Private driveways and drive aisles provide vehicular access for automobiles and trucks to parking lots, truck courts, loading dock areas, etc. The loca�ons, alignments, and widths of private driveways and drive aisles will be determined at the �me buildings are designed and posi�oned as part of implemen�ng development projects and are subject to approval of the Director of Engineering.

Interstate 605
I-605 is located immediately west of the Specific Plan and is under the authority of the California Department of Transporta�on (“Caltrans”). Because the freeway falls completely outside of the Specific Plan Area’s boundary, development of the Development Area does not affect Caltrans’ plans for the opera�on and maintenance of I-605. Drivers of I-605 have convenient access to the Development Area via the on-/off-ramps at Live Oak Avenue and on-/off-ramp at Arrow Highway.

25 IRWINDALE GATEWAY SPECIFIC PLAN V. TRANSPORTATION AND CIRCULATION FIGURE 5-1 – CONCEPTUAL CIRCULATION PLAN WITH BESS

TO BE REMOVED

26 IRWINDALE GATEWAY SPECIFIC PLAN V. TRANSPORTATION AND CIRCULATION FIGURE 5-2 – CONCEPTUAL CIRCULATION PLAN WITHOUT BESS

27 IRWINDALE GATEWAY SPECIFIC PLAN V. TRANSPORTATION AND CIRCULATION FIGURE 5-3 – TYPICAL ROW CROSS-SECTION

28 IRWINDALE GATEWAY SPECIFIC PLAN V. TRANSPORTATION AND CIRCULATION FIGURE 5-4 – CROSS SECTION KEY PLAN

TO BE REMOVED

IRWINDALE GATEWAY SPECIFIC PLAN V. TRANSPORTATION AND CIRCULATION 29 5.3 Non-Vehicular Circula�on
The Specific Plan provides for convenient pedestrian movement and circula�on within the por�on of the Development Area that is accessible to the public via an integrated sidewalk network that is to be designed on individual building sites. As illustrated on Figure 5-5, “Conceptual Non-Vehicular Access Plan with BESS” and 5-6 “Conceptual Non-Vehicular Access without BESS,”, sidewalks are provided in the public right-of-way along the north side of Live Oak Avenue adjacent to the Development Area.

Minimum 5-foot-wide sidewalks are or may be located along both sides of Live Oak Lane to facilitate pedestrian circula�on between Arrow Highway and Live Oak Avenue. Crosswalks are designed at signalized intersec�ons to ensure pedestrian safety. Foothill Transit is a public transit agency that serves the City of Irwindale. A bus stop at Live Oak Avenue and Stewart Avenue is located less than a mile from the Development Area and a bus stop at Rivergrade Road and Arrowhead Hwy is located approximately within a mile and a half of the Development Area.

Both Arrow Highway and Live Oak Avenue are Bicycle Priority Corridors in the City’s Ac�ve Transporta�on Plan. Development in the Development Area would not impact proposed new bicycle facili�es along the roadways.

IRWINDALE GATEWAY SPECIFIC PLAN V. TRANSPORTATION AND CIRCULATION FIGURE 5-5 – CONCEPTUAL NONVEHICULAR ACCESS PLAN WITH BESS 30

31 IRWINDALE GATEWAY SPECIFIC PLAN V. TRANSPORTATION AND CIRCULATION FIGURE 5-6 – CONCEPTUAL NONVEHICULAR ACCESS PLAN WITHOUT BESS

IRWINDALE GATEWAY SPECIFIC PLAN VI. DEVLOPMENT STANDARDS 32 Development Standards VI.

IRWINDALE GATEWAY SPECIFIC PLAN VI. DEVELOPMENT STANDARDS 33 6. Development Standards

6.1 Purpose and Intent
This sec�on establishes development standards applicable to all developments within the Development Area. The standards provided herein work in concert with the architecture and landscape guidelines set forth in Sec�on 7, Design Guidelines, to achieve the vision of the Specific Plan. All new developments and altera�ons to exis�ng land uses and structures in the Development Area shall be designed, constructed, and established in compliance with the requirements of this Sec�on.

6.2 Defini�ons
As used herein, the following terms shall have the following meanings:
“Batery Energy Storage System” or “BESS”: A batery energy storage system (BESS), is an engineered system of electrical devices and equipment that enable electric energy, such as energy generated from renewable energy sources, like solar and wind, to be stored and then released when the power is needed. BESS components may include: batery modules, batery module enclosures, and Batery Management System (BMSs), bi-direc�onal power inverters and transformers, electrical conductors, overhead and/or underground high voltage lines and suppor�ng pole structures, temperature control and ven�la�on systems, fire detec�on and suppression systems, gas detec�on systems, electrical switching equipment, auxiliary power systems, computer and telecommunica�ons equipment, security systems including but not limited to cameras, ligh�ng, signage, stormwater drainage facili�es, perimeter wall or fence, and structures or other suppor�ng ancillary facili�es required to facilitate the safe and efficient opera�on of such systems and equipment or sa�sfy applicable development standards. Batery modules would be stored in numerous freestanding outdoor batery enclosures or containers that shall not be considered Buildings hereunder or otherwise. “Batery Module”: A set of batery cells that are connected together or encapsulated and which are meant to be used either independently or in combina�on with other modules. “Batery Module Enclosure”: A freestanding enclosed container or other structure that contains one or more batery modules. The batery module enclosure is intended to protect the batery modules from external impacts, weather, and the like.
“Building”: Any structure having a roof supported by columns or by walls and intended for the shelter, housing or enclosure of persons, animals or property of any kind. For purposes of this Specific Plan, a Batery Module Enclosure shall not be considered a Building. “Height”: The ver�cal distance as measured from the highest finished grade adjacent to a Building or structure to the highest point of the same Building or structure, including any building parapet or equipment screening walls.

IRWINDALE GATEWAY SPECIFIC PLAN VI. DEVELOPMENT STANDARDS 34 6.3 Permited Uses
Uses are permited in the Specific Plan as indicated in Table 6-1. Uses not iden�fied in this table are not permited unless it is determined by the Community Development Director that a use is similar to other permited uses, pursuant to the provisions of Sec�on 9.3.

The symbols shown in Table 6-1 are defined as follows:
 “P” means the use is permited by right, subject to applicable development standards and requirements of this Specific Plan.
 “C” means the use is condi�onally permited, subject to the approval of a Condi�onal Use Permit applica�on in accordance with the requirements of the Zoning Code.  “A” means the use is permited by right, provided the use is ancillary to the primary or condi�onally permited use of the property.
 “DA” means the use is subject to a Development Agreement.  "X” means the use is prohibited.

Table 6-1 Allowable Uses
USE
LAND
USE
PLAN 1
LAND
USE
PLAN 2

ADDITIONAL NOTES
Professional Offices and Services
Administrative and professional offices P P
Banks and Financial Institutions P P With and without drive-thru Data processing and storage centers P P
Industrial, Warehousing, Fabricating, and Manufacturing Uses Automobile and truck repair garages C C .

Bakeries and confectionaries, including
manufacturing and wholesale P P
Bottling plants P P
Billboards P P Subject to Chapter 17.20
(Billboards) of the IMC
Computer and electronic parts
manufacturing and assembly P P
Concrete and concrete products
manufacture C C

IRWINDALE GATEWAY SPECIFIC PLAN VI. DEVELOPMENT STANDARDS 35 USE
LAND
USE
PLAN 1
LAND
USE
PLAN 2

ADDITIONAL NOTES
Distribution warehouses, general
warehouses, and fulfillment centers, for dry
goods
P P
Distribution warehouses, general
warehouses, and fulfillment centers for
chilled, cooled, or frozen goods
P P
A maximum of 387,500 square
feet (SF) of chilled, cooled and
freezer warehouse space is
permitted in the Development
Area.

Fabricating and machining of metal, glass,
wood, stone, or paper. P P
Includes direct-to-consumer
sales of goods and/or products
on the premises, that are either
manufactured, warehoused, or
wholesaled on-site.

Food commissaries C C
Manufacturing or processing of food P P
Limited to manufacture,
wholesale and/or distribution
only. Does not include animal
slaughter.

Industrial retail sales A A Limited to 15% of the Building’s gross sf
Industrial robotics manufacturing and
assembly P P
Job printers P P
Joining and assembly manufacturing P P
Machine Shops P P
Machinery manufacture P P
Manufacturing and assembly of products
made with wood, stone, fiber, textile,
paper, plastic, canvas, casein, cork, clay,
metal, pharmaceutical, cosmetic, electrical,
glass, and wax
P P
Motor vehicle storage P P Indoor storage only
Motor vehicle washing, cleaning, and
detailing, includes mechanical or hand
motor vehicle washing.

A A This ancillary use is not open to
the public.

IRWINDALE GATEWAY SPECIFIC PLAN VI. DEVELOPMENT STANDARDS 36 USE
LAND
USE
PLAN 1
LAND
USE
PLAN 2

ADDITIONAL NOTES
Plastics, fabrication from and molding P P
Includes the light manufacture
of products thereof provided all
grinding and operations are fully
conducted within an enclosed
Building
Plating C C
Research & development
services/laboratories P P
Scientific instrument and equipment
manufacturing or precision materials P P
Self-storage/public C C
Shipping/parcel delivery hub or sorting
center
P P
Other
Battery Energy Storage Systems (BESS) X DA
Shall be subject to the Irwindale
Municipal Code chapter
regarding BESS for standards
not specified in the Specific
Plan. Development shall be
limited to the area identified as
BESS Area on Figure 4-2.

Telecommunications facilities C C
Subject to Chapter 17.12
(Specific Use Regulations) of the
IMC

6.4 Development Standards - Industrial and Business Park Industrial and Business Park Sites shall comply with the development standards listed in Table 6-2.

Table 6-2-Development Standards
Development Standards Requirement
Site Requirements
Minimum Lot Size 40,000 square feet
Maximum Floor Area Ratio1 0.65
Minimum Setback Requirements2
Arrow Highway Setback
Building 20 ft.

IRWINDALE GATEWAY SPECIFIC PLAN VI. DEVELOPMENT STANDARDS 37 Development Standards Requirement
Drive Aisle and Parking3 12 ft.; 10 ft. adjacent to dedicated turn pockets Live Oak Avenue Setback
Building 20 ft.

Drive Aisle and Parking3 12 ft.; 10 ft. adjacent to dedicated turn pockets Live Oak Lane Setback
Building 10 ft.

Drive Aisle and Parking3 10 ft.

Allowable architectural encroachments into
setbacks (cornices, eaves, canopies, etc.)4
5 ft.

Building Requirements
Maximum Building Height 60 ft.

Minimum Distance Between Buildings 20 ft.

Minimum Drive Aisle/Parking Space Separation
Adjacent to building wall 10 ft.

Adjacent to screen wall/fence 5 ft.

Within screened/enclosed yards 0 ft.

Minimum Parking and Access Requirements
Automobile Parking Ratio Per Chapter 17.16 (Parking and Loading Standards) of the IMC
Automobile Parking Stall Size 9 �. x 19 �. (standard)
8 �. x 15 �. (compact)5
Truck Parking/Storage Stall Size 10 �. x 55 �.

Drive Aisle Width 26 �.

Other Development Standards
Walls and Fences 4 ft. minimum height
14 �. maximum height
Minimum Landscaped Area Per Section 6.6
Site Lighting Light fixtures shall not exceed a height of 35’.

Exterior lighting shall produce a maximum
initial illuminance of no greater than 0.5
horizontal and vertical footcandles at the site
boundary and beyond
Signs In accordance with Chapter 17.19 (Signs) of the
IMC
Notes
1 The FAR maximum shall be calculated as a ra�o of (1) the aggregate square footage of the Building(s) located on any por�on of the Development Area developed for Industrial and Business Park Uses divided by (2) the total square footage of such development site minus areas of public right of way. Under Land Use Plan 1 this would result in 1,490,732 s.f. (52.65 acres x 43,560 sf/acre x 0.65) and 1,039,407 s.f. (36.71 acres x 43,560 sf/acre x 0.65) under Land Use Plan 2. 2 Minimum setback area shall be that distance measured between the face of the building wall or closest side of structure to the edge of the public right of way.

IRWINDALE GATEWAY SPECIFIC PLAN VI. DEVELOPMENT STANDARDS 38 3 En�re setback shall be landscaped. Landscaping shall include trees, shrubs, groundcovers, and/or vines and may include walkways, benches, trellises, thema�c fencing/walls, and related ameni�es. 4 Only permited where adequate emergency access can be maintained. 5 Compact spaces shall comprise no more than 25% of all required automobile parking spaces.

6.4.1 Other Development Standards (Industrial and Business Park) In addi�on to the development standards required by Table 6-1, the following standards apply to Industrial and Business Park Sites:

1. Manufacturing and processing ac�vi�es shall be conducted within a wholly enclosed building.

2. Outdoor storage of materials and equipment shall be ancillary to a permited use. Outdoor storage shall be fully screened and trucks and vehicles shall be stored within enclosed areas.

3. All loading/unloading of trucks shall occur within the truck courts. Trucks and service vehicles shall have clear and convenient access into and within truck courts or loading areas of every building and shall not be located to disrupt vehicular and pedestrian circula�on. The loading/unloading of trucks within the right-of-way shall be prohibited.

4. Loading docks and truck yards shall be visually screened from public streets by walls, fencing, landscaping, and/or other screening features or barriers (such as berms) with a height of 14 feet, as measured from the interior side of the barrier.

5. Ground-mounted exterior mechanical and electrical equipment, hea�ng, ven�la�ng, air condi�oning, tanks, and other mechanical and electrical devices shall be screened and treated with a neutral color or obscured by landscaping when visible from Arrow Highway, Live Oak Avenue, or Live Oak Lane.

6. Roof-mounted equipment shall be screened when visible from Arrow Highway, Live Oak Avenue, or Live Oak Lane. Screening may be accomplished with the building parapet or the use of a roof mounted equipment screen. Screening materials shall be compa�ble with the design and architecture of the building.

7. Entry gates shall be posi�oned to allow enough distance for the stacking of at least one (1) 5- axle truck in front of each gate without any por�on of the truck extending into the public right-of-way.

8. Locate and design service entrances so they do not interfere with owner/tenant/customer access.

9. Trash and refuse collec�on areas shall comply with the provisions of Chapter 17.13 (Site Planning and General Development Standards) of the IMC.

10. Prior to issuance of a building permit, a Comprehensive Sign Program shall be approved by the City pursuant to Chapter 17.19 (Signs) of the IMC.

6.5 Development Standards – Batery Energy Storage Systems Batery Energy Storage System developments shall comply with the development standards contained in Table 6-3.

IRWINDALE GATEWAY SPECIFIC PLAN VI. DEVELOPMENT STANDARDS 39 Table 6-3-Development Standards
Development Standards Requirement
Site Requirements
Maximum Lot Coverage1 65%
Minimum Setback Requirements2
Live Oak Avenue Setback
BESS equipment or other enclosed structure 20 ft.

Drive Aisle and Parking3 12 ft.; 10 ft. adjacent to dedicated turn pockets Live Oak Lane Setback
BESS equipment or other enclosed structure 10 ft.

Drive Aisle and Parking3 10 ft.

BESS and Building Requirements
Maximum BESS Equipment Height 12 ft.

Maximum Building Height 15 ft.

Minimum Parking and Access Requirements
Automobile Parking Ratio
BESS areas Four (4) parking spaces for the en�re BESS
facility
Automobile Parking Stall Size 9 �. x 19 �. (standard)
8 �. x 15 �. (compact)4
Minimum Drive Aisle Width 20 �.

Other Development Standards
Walls and Fences 14 �. maximum height
Minimum Landscaped Area Per Sec�on 6.6
Site Lighting Light fixtures shall not exceed a height of 35 ft.

Signs
In accordance with Chapter 17.19 (Signs) of the
IMC
Maximum Height of BESS Substation Dead-end
Structure5 65 �.

Maximum Height of Interconnection Poles to
Southern California Edison Substation (along Live
Oak Ave).

The electrical �e-line shall be undergrounded
unless the applicable agency(ies), including but
not limited to Southern California Edison or
California Independent System Operator
(CALISO), reject the proposed underground
line. If the applicable agency(ies) require
an overhead �e-line, the Applicant shall
be subject to a Zone Variance applica�on per
IMC Chapter 17.32.

Notes
1 Lot coverage shall be calculated as a ra�o of (1) the total aggregate square footage of area within any development site of the footprint of Batery Module Enclosures, inverters, transformers, and any ancillary buildings divided by (2) the total square footage of such development site.

IRWINDALE GATEWAY SPECIFIC PLAN VI. DEVELOPMENT STANDARDS 40 2 Minimum setback area shall be that distance measured between the face of the building wall or closest side of structure to the edge of the public right of way. 3 En�re required setback shall be landscaped. Landscaping shall include trees, shrubs, groundcovers, and/or vines and may include walkways, benches, trellises, thema�c fencing/walls, and related ameni�es.
4 Compact spaces shall comprise no more than 25% of all required automobile parking spaces. 5 The dead-end structure is the onsite substa�on termina�on of the transmission line and highest structure for the onsite substa�on.

6.5.1 Other Development Standards (BESS)
In addi�on to the development standards required by Table 6-2, the following standards apply to Batery Energy Storage System developments:

1. A BESS facility shall be screened with an 8-foot high wall where in sight of proximal por�ons of Live Oak Avenue or Live Oak Lane at Specific Plan build-out.

2. The ground surface of a BESS facility shall be covered with gravel, asphalt, concrete, or other compa�ble materials.

3. BESS collector substa�on metal structures and high voltage line support poles shall be galvanized steel or finished with another low-reflec�ve neutral colored surfacing when visible from Arrow Highway, Live Oak Avenue, or Live Oak Lane.

4. A BESS facility may include an onsite “collector” substa�on that would connect via a 230 kV underground electric �e-line to a Point of Interconnec�on (POI) at the exis�ng Southern California Edison (“SCE”) Edison Rio Hondo Substa�on located south of Live Oak Avenue. The electrical �e-line shall be undergrounded unless the applicable agency(ies), including but not limited to Southern California Edison or California Independent System Operator (CALISO), reject the proposed underground line. If the applicable agency(ies) require an overhead �e-line, the Applicant shall be subject to a Zone Variance applica�on per IMC Chapter 17.32. The overhead line would transi�on to underground at a transi�on pole.

The underground por�on of the electric �e-line would consist of conduits containing electric power cables, fiber op�c communica�ons cable, and a grounding conductor within an approximately 3’-0” wide and 3’-0” deep, high-strength concrete encasement that would be a minimum of 3’-0” below the surface. Impacts related to the undergrounding of the electric �e-line would not result in a net increase of impacts of the proposed projects. .

5. A BESS facility may include, but is not required to include, a single-story warehouse-type building for storage of parts used for maintenance. Any such single-story warehouse-type building shall be consistent with the Design Guidelines set forth in Chapter 7 of this Specific Plan.

6. Prior to issuance of a building permit, a Comprehensive Sign Program shall be approved by the City pursuant to Chapter 17.19 (Signs) of the IMC.

6.6 Landscape
The following requirements shall apply to all site improvements within the Development Area, regardless of which Land Use Plan is implemented.

6.6.1 General Requirements

IRWINDALE GATEWAY SPECIFIC PLAN VI. DEVELOPMENT STANDARDS 41 1. Minimum Site Landscaping. A minimum of 10% of the site area shall be landscaped.

2. Parking Lot Landscaping. A minimum of 20% of the total required landscape shall be provided in the parking lot; provided, however, that this requirement shall not apply to a development site within the Development Area that is being used for BESS.

3. Required Areas. All setbacks, parkways, open areas, plazas, paseos, and non-work areas that are visible from a public street/alley or from a parking lot available to the general public shall be landscaped.

4. Landscape Coverage Requirement. Shrubs, groundcover, and other plant material shall cover all areas that are visible from a public street/alley or from a parking lot available to the general public and that are not occupied by structures, parking areas, storage, trash enclosures, driveways, and sidewalks at the �me of issuance of a Cer�ficate of Occupancy. Embellished pavement, fountains, and similar hardscape materials may, in part, be subs�tuted for the required landscaping through the Site Plan and Design Review process.

5. Parkway-Adjacent Plan�ng and Maintenance. Parkways located between the sidewalk and the edge of development shall meet the following requirements:
a. The ground surface shall contain shrubs, mulch, or ground cover to provide coverage within two years.
b. If a wall or fence separates the development from the street, plan�ng vines or espalier shrubs shall be incorporated into the plan�ng design.

6. Required Landscaping for Loading Areas. Loading areas shall incorporate landscaping to provide screening if visible from the public right-of-way, adjacent uses, and pedestrians.

6.6.2 Trees

1. Perimeter landscaping shall include one street tree for each 30 lineal feet of street frontage.

2. Within parking areas, one tree for each 25 parking spaces shall be provided.

3. All trees planted along a street frontage shall be of a minimum 15-gallon size. Palm trees shall have a minimum brown trunk height of six feet.

4. All other trees planted in required landscaped areas shall be a minimum of five-gallon size or have a brown trunk height of three feet.

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
42 Design Guidelines VII.

43 IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES

7. Design Guidelines

7.1 Purpose and Intent
The Design Guidelines presented in this sec�on establish the quality and character of the built environment for the master-planned development of the Specific Plan. The objec�ves of the Design Guidelines are:

1. To describe the thema�c elements and the construc�on quality expected for the Development Area.

2. To provide the City of Irwindale with assurance that the Development Area will be developed in accordance with the quality and character described within this Specific Plan.

3. To serve as a guide to developers, builders, engineers, architects, landscape architects, and other professionals involved with implemen�ng development in the Development Area in order to achieve and maintain the desired design quality.

4. To provide an aesthe�c benchmark for the City of Irwindale to use in their review of future implemen�ng projects within the Development Area.

5. To steer the Development Area to convey a contemporary aesthe�c theme and character while allowing flexibility for prac�cal applica�on and crea�ve expression.

6. To encourage the implementa�on of energy efficient design features in Buildings that can be implemented in the site planning, design, and construc�on phases of the Development Area to minimize waste deposited at landfills, decrease energy use and fossil fuel consump�on, and reduce domes�c water consump�on.

7.2 Applicability
The Design Guidelines presented in this chapter apply to all development within the Specific Plan Area, except Batery Module Enclosures and associated substa�on and electrical equipment (collec�vely, “BESS Facili�es”), for which uses, only the development regula�ons shall apply. Where these Design Guidelines are silent, except with respect to BESS Facili�es, the City’s Commercial and Industrial Design Guidelines shall prevail.

7.3 Site Planning
This sec�on sets forth general site planning guidelines that address unique considera�ons associated with development within the Development Area.

1. Locate the office por�on of Buildings at the corner(s) of the Building. For Buildings adjacent to Live Oak Avenue or Live Oak Lane, orient the office toward the road to provide visual interest from the public roadway.

2. Orient and screen elements such as trash enclosure areas, loading bay doors, and service docks in ways that minimize their visibility from Live Oak Avenue or Live Oak Lane.

3. Use solid walls, screened fences, landscaping, or other visual barriers to visually screen truck courts and loading docks from public view from Live Oak Avenue or Live Oak Lane, where possible.

44 IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES

4. Site design shall specifically address the needs of pick-up, delivery, and service vehicles related to Industrial and Business Park Uses.
a. Design loading areas to provide for tractor trailer backing and maneuvering on-site and not from a public street.
b. Provide appropriate on-site service vehicle parking/turnouts in an efficient, nonobtrusive loca�on appropriate to the scale and needs of the development. c. Loading vehicles, when parked, shall not impede normal traffic flow.

Conceptual site plans are shown in Figures 7-1 and 7-2.

7.4 Building Architecture

7.4.1 Architectural Design
Buildings should be characterized by simple and dis�nct cubic masses with interlocking volumes of wall planes, colors, and materials to create visual appeal, aesthe�cally pleasing propor�ons, and strong shadow paterns. Colors, materials, and textures will be mixed to create interest.

A Spanish contemporary influence is required throughout the Development Area. All design elements of Buildings shall be compa�ble (but not iden�cal) in character, massing, and materials in order to promote a clean and contemporary style. Crea�vity is encouraged in building design, with care taken to maintain a sense of similarity among all Buildings to reinforce a unified image within the Development Area. Generally, Buildings within the Development Area shall not be overly “trendy” or strongly historical; however, contemporary Spanish thema�c elements visible from public streets, such as arched entryways and windows, and other subtle references to the history of the region are acceptable. Architectural styles should complement, not detract from, the general architectural character found in the City of Irwindale.

7.4.2 Building Form
Building form is one of the primary elements of architecture. Numerous design aspects, including shape, mass (size), scale, propor�on, and ar�cula�on, are elements of a Building’s “form.” Building forms are especially important for building eleva�ons that face the following view corridors:

1. Building façades that face and are immediately adjacent to and visible from Live Oak Avenue.

2. Building façades that face and are immediately adjacent to and visible from Arrow Highway.

3. Building façades that face and are immediately adjacent to and visible from Live Oak Lane.

The following guidelines apply to all Buildings within the Development Area to ensure that structural development is visually appealing and invi�ng to pedestrians and motorists:

1. Use geometric forms to cons�tute the overall building form. Rectangular forms are encouraged to promote balance, rhythm, and visual interest. Layering of forms creates detail, depth and shadow and is strongly encouraged. However, avoid arbitrary, complicated building forms.

2. Ar�culate building planes visible from Live Oak Avenue, Arrow Highway, I-605, and/or Live Oak Lane by changes in exterior building materials, color, texture, and decora�ve accents.

45 IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES Ar�culated features (e.g., pop-outs and recesses, breaks, overhangs, height changes, etc.) should be used to create a pedestrian scale at primary Building entries.

3. Modula�on and varia�on of building masses between adjacent Buildings visible from Live Oak Avenue, Arrow Highway, and Live Oak Lane is encouraged. This includes varied parapet heights and change of building plane, in plan.

4. Generous use of windows and doors in the office areas and ar�cula�on and different paint colors to break up Building walls and bulk.

5. Design each Building to have a well-defined entry with careful roof and façade ar�cula�on to create visual interest and scale, including changes in massing, color, and/or building materials.

6. Recess or cover pedestrian and ground-level Building entries by architectural projec�ons or roofs in order to provide shade and visual relief.

7. Design Buildings to have a base and cornice expression. These expressions can be accomplished through the use of clean, simplis�c, and not overly complicated architectural and trim detailing on Building façades, and changes of material/color or recesses.

8. Materials applied to building eleva�ons should turn the corner of the Building to a logical termina�on point in rela�on to architectural features or massing.

Conceptual eleva�ons demonstra�ng acceptable building form are illustrated in Figure 7-3 below.

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-1 – CONCEPTUAL SITE PLAN WITH BESS 46

TO BE REMOVED

47 IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES FIGURE 7-2 – CONCEPTUAL SITE PLAN WITHOUT BESS

48 IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES FIGURE 7-3 – CONCEPTUAL BUILDING FORM

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
49 7.4.3 Building Materials, Colors, and Textures
The use of complementary materials and colors for Buildings plays a key role in developing a clean, contemporary visual environment. Accordingly, the selected exterior materials, colors, and textures for Buildings should complement one another among all Buildings within the Development Area.

Slight varia�ons in materials, colors, and/or textures from Building to Building are encouraged to provide visual interest.

1. Appropriate primary exterior building materials include stucco, concrete, and similar materials, including concrete �lt-up panels. Accent primary materials used on Building facades that are visible from public rights of way through the use of secondary materials such as glass or glazing units, glass block, natural or fabricated stone, brick, metal, and �le or �le panel systems.

2. The use of metal and/or glass fabrica�ons for curtain wall areas are appropriate.

3. Trim details may include metal finished in a consistent color, plaster, contemporary shaped foam, or concrete elements finished consistently with the building treatment. Use of overly extraneous “themed” detailing, like oversized or excessively shaped foam cornice caps, foam molding, and window detailing is discouraged.

4. Material changes should occur at intersec�ng planes, preferably at the inside corners of change of wall planes, or where architectural elements intersect.

5. Primary exterior Building colors are encouraged to be light and warm tones. Darker and/or more vibrant accent colors may be provided in focal point areas, such as around Building entrances and near outdoor gathering spaces.

6. Bright primary colors, garish use of color and arbitrary paterns or stripes are discouraged, except in signage logos.

7. Exposed downspouts, service doors and mechanical screen colors should be the same color as the adjacent Building wall.

The Suggested Material and Color Palete shown in Figure 7-4 below is for conceptual purposes only.

Other colors that are consistent or similar in nature to the colors provided in the Suggested Color Palete may also be considered as appropriate.

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-4 – COLOR AND MATERIAL PALETTE 50

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
51 7.4.4 Windows and Doors
The paterns of openings – windows and doors (excluding trailer-loading dock doors) – are to correspond with the overall rhythm of the Building and be consistent in form, patern, and color.

Guidelines for windows and doors used in the Development Area are as follows:

1. Introduce recessed window and door openings to enhance the visual play of light and shadow.

2. When possible, place the layout of doors and windows on individual Building façades in a repe��ve patern to create con�nuity.

3. Use consistent styles, forms and colors of windows.

4. Gold or unfinished/untreated metal window or door frames are prohibited. Clear silver anodized frames are allowed.

5. Use clear or colored glass with medium to high performance glazing. Silver mirrored glass is prohibited.

6. Clearly define all pedestrian entrances to Buildings by features such as overhangs, awnings, and canopies or embellished with decora�ve framing treatments – including but not limited to accent trim. Dark and confined entries, flush doorways, and unar�culated entry alcoves are discouraged.

Figure 7-5- Windows and Doors

7.4.5 Func�onal Elements
Carefully consider the design and loca�on of func�onal elements common to all Buildings. Examples of func�onal elements include loading doors, service docks, ground or wall-mounted equipment, roo�op equipment, rain guters and downspouts, and trash enclosures.

Loading Doors and Service Docks

1. Orient and screen loading doors, service docks, and equipment areas so they are not easily visible from Live Oak Avenue, Arrow Highway, Live Oak Lane, and publicly accessible loca�ons within the Irwindale Gateway Development Area. Screening may be accomplished with solid walls or fences that are compa�ble with the architectural expression of the Building or by any effec�ve combina�on of walls, fences, landscaping, and berms.

2. No direct loading or unloading ac�vity is permited to take place from Live Oak Avenue, Arrow Highway, or Live Oak Lane. Trucks and service vehicles shall have clear and convenient access

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
52 into and within truck courts or loading areas of every building within the Development Area and should not disrupt vehicular and pedestrian circula�on.

3. Separate loading docks and truck courts from visitor and customer parking areas and pedestrian circula�on areas (e.g., walkways) u�lizing walls, fences and/or landscaping.

4. Design truck and service vehicle entries to provide clear and convenient access to truck courts and loading areas such that passenger vehicle, pedestrian, and bicycle circula�on is not adversely affected.

Ground or Wall-Mounted Equipment

1. Locate electrical equipment rooms within a Building. Pop-outs or shed-like addi�ons are discouraged, unless fully incorporated in the architectural concept of the Building.

2. Ground-mounted equipment, including but not limited to mechanical equipment, electrical equipment, emergency generators, boilers, storage tanks, risers, and electrical conduits, but specifically excluding electrical transformers, shall be screened to limit visibility from off-site public viewing areas. Screening may be accomplished with site walls or landscape elements that are consistent with these Design Guidelines.

3. Wall-mounted items, such as roof ladders or electrical panels, shall not be located on the Building façade facing adjacent public roads when alterna�ve loca�ons are prac�cal and safe.

Wall-mounted items should be screened or incorporated into the architectural elements of the Building so as not to be visually obvious from public streets or other publicly accessible areas within or adjacent to the Development Area.

Rooftop Equipment

1. Roo�op equipment, including but limited to mechanical equipment, electrical equipment, storage tanks, cellular telephone facili�es, satellite dishes, skylights, vents, exhaust fans, smoke hatches, and mechanical ducts, shall be screened to limit visibility from public roads or visitor parking lots within the Development Area.

2. Roo�op screens (i.e., parapet walls) shall be integrated into the architecture of the main Building.

3. Wood finished roo�op screens are prohibited.

Trash Enclosures

1. All outdoor refuse containers shall be screened within a permanent, durable enclosure and should be oriented so they are not easily visible from public roads or other public viewing areas.

2. The design of trash enclosures shall reflect the architectural style of adjacent Buildings and use similar, high-quality materials.

3. Refuse collec�on areas shall be located behind or to the side of Buildings, away from the Building’s main entrance.

4. All outdoor trash enclosures shall be constructed with solid roofs to prevent exposure of dumpster contents to rainfall and prevent polluted storm water runoff from these structures.

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
53 7.5 Landscape Architecture
The Specific Plan incorporates landscaping as a visual amenity along its perimeter to so�en and minimize the perceived scale of development. Figures 7-6 and 7-7 illustrate the loca�on of landscape ameni�es around the Development Area.

These Landscape Design Guidelines complement the exis�ng se�ng of Irwindale, Southern California climate and local soil condi�ons, ease of maintenance, and water conserva�on. Water-efficient and drought-tolerant plant materials shall be placed throughout the Specific Plan and ‘smart’ computercontrolled irriga�on systems shall be used to reduce water use to the minimum level necessary. These Landscape Design Guidelines promote an iden�ty for the Development Area that is visually appealing and sensi�ve to the environment.

Although specific design informa�on is presented in these Landscape Design Guidelines, these Guidelines are not intended to establish a set of rigid landscaping requirements for the Development Area and it is recognized that, at �mes, there may be a need to adapt these guidelines to meet certain pad-specific or building user iden�ty requirements. As such, these Landscape Guidelines are intended to be flexible. However, it is cri�cal to the Development Area’s long-term design integrity that any devia�ons from these Landscape Design Guidelines are in keeping with the spirit of the core elements of the overall theme described herein to ensure a cohesive and unified landscape concept across the Development Area.

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-6 – CONCEPTUAL LANDSCAPE PLAN WITH BESS 54

TO BE REMOVED

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-7 – CONCEPTUAL LANDSCAPE PLAN WITHOUT BESS 55

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
56 7.5.1 Plant Palete
The plant palete for the Specific Plan includes colorful shrubs and groundcovers, ornamental grasses and succulents, and evergreen deciduous trees – including flowering varie�es – that are commonly used throughout southern California, and which complement the Specific Plan’s design theme and se�ng. The plant materials used within the Specific Plan are water-efficient species that can thrive in the arid southern California climate.

Table 7-1, Plant Palete, provides a list of plant materials approved for use within the Specific Plan.

The plants listed in Table 7-1 establish a base palete for the Specific Plan’s landscape design. Other similar plant materials may be subs�tuted for species listed in Table 7-1, provided the alterna�ve plants are drought-tolerant and complement the Specific Plan’s landscape theme.

Table 7-1-Plant Palete

PLANT TYPE PLANTS
ENTRY ACCENT PALM TREES Date Palm (Phoenix dactylifera) STREET TREES Camphor Tree (Cinnamomum camphora)
Carrotwood Tree (Cupaniopsis anacradiodes)
Jacaranda (Jacaranda mimosifolia)
London Plane Tree (Platanus x acerifolia)
Ornamental Pear (Pyrus calleryana)
Queen Palm (Syagrus romanzoffiana)
PARKING LOT TREES African Sumac (Searsia lancea)
Botle Tree (Brachychiton populneus)
Fern Pine (Podocarpus gracilior)
Karee (Rhus lancea)
FLOWERING TREES Blue Palo Verde (Parkinsonia florida)
Western Redbud (Cercis occidentalis)
Chinese Flame Tree (Koelreuteria bipinnata)
Pink Dawn (Chitalpa tashkentensis)
Crape Myrtle (Lagerstroemia)
EVERGREEN TREES Australian Willow (Geijera parviflora)
Brisbane Box (Lophostemon confertus)
Coast Live Oak (Quercus agrifolia)
Mondell Pine (Pinus eldarica)
SHRUBS Litle John (Callistemon)
Coastal Rosemary (Westringia fruticose)
Purple leaf hopbush (Dodonaea viscosa ‘purpurea’)
Fortnight Lily (Dietes bicolor)

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
57 7.5.2 Entry Treatments and Project Iden�fica�on
Project Monuments
Three (3) project monuments (signs and water features) are provided to iden�fy the Development Area. A monument sign fron�ng Live Oak Avenue across from Graham Avenue will provide iden�fica�on on the south end of the Development Area (see Figures 7-8 and 7-9). This monument will be highly visible from the I-605 Live Oak offramp. A second monument sign at the project entry on Live Oak Lane at the intersec�on with Arrow Highway will provide iden�fica�on on the north end of the Development Area (see Figures 7-10 and 7-11). A fountain at Live Oak Lane and Live Oak Avenue will provide an atrac�ve welcome as motorists and pedestrians enter the Development Area (See Figure 7-12). The entry treatments are designed to provide dis�nc�ve visual statements and emphasize the Development Area’s contemporary aesthe�c.

The project monuments described and illustrated herein are designed to provide a strong sense of arrival to employees, visitors, and passing motorist, to iden�fy the dis�nc�veness of the Development Area, and to complement and reinforce the Development Area’s general architectural and landscape theme. Implemented entry treatments may differ slightly from the concepts presented herein; however, all corner entry treatments provided within the Development Area shall be consistent in theme and character. The designs of these entry treatments are conceptually shown below. Each loca�on provides a monument sign and landscaping consis�ng of water features, accent palm trees, drought tolerant ground cover and shrub masses, screen shrubs, and street trees. Flowering and colorful plant material is recommended.

PLANT TYPE PLANTS
Indian Hawthorn (Rhaphiolepis indica)
Waxleaf Privet (Ligustrum japonicum ‘texanum’)
Mock Orange (Pittosporum Tobira)
Tuscan Blue Rosemary (Rosmarinus o. ‘tuscan blue’)
Texas Sage (Leucophyllum frutescens)
GROUND COVERS Desert Carpet (Acacia redolens)
Autumn Sage (Salvia greggii)
Deer Grass (Muhlenbergia rigens)
Small Cape Rush (Chondropetalum tectrorum)
Dwarf Mat Rush (Lomandra longifolia ‘breeze’)
Dwarf Yellow Bush Lantana (Lantana m. ‘dwarf yellow’)
Mexican Sage Bush (Salvia leucantha)
Star Jasmine (Trachelospermum jasminoides)
Creeping Rosemary (Rosmarinus o. ‘prostratus’)
Tall Fescue (Festuca arundinacea)

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
58 Building Site Entry Treatments
Entry treatments for building sites may be provided at driveways connec�ng to Live Oak Avenue or Live Oak Lane. The loca�ons of such driveways will be determined at the �me Buildings are designed and oriented in the Development Area as part of implemen�ng development projects. Building entry treatments are meant to iden�fy Building occupants and welcome employees and visitors to the site.

The designs of typical Building entry treatments are conceptually shown below, and may include signs, flowering accent trees, drought tolerant groundcover and shrub masses, evergreen screen trees, and enhanced Building entry paving.

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-8 – ENTRY TREATMENT LOCATION MAP 59

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-9 – ENTRY TREATMENT - LIVE OAK AVENUE AT GRAHAM AVENUE 60

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-10 – ENTRY TREATMENT - LIVE OAK AVENUE AT GRAHAM AVENUE (DETAIL) 61

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-11 – ENTRY TREATMENT – ARROW HIGHWAY AT LIVE OAK LANE 62

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-12 – ENTRY TREATMENT – ARROW HIGHWAY AT LIVE OAK LANE (DETAIL) 63

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-13 – ENTRY TREATMENT LIVE OAK AVENUE AT LIVE OAK LANE 64

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-14 – ENTRY TREATMENT LIVE OAK AVENUE AT LIVE OAK LANE (DETAIL) 65

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
66 7.5.3 Streetscapes
Streetscape landscaping within the Specific Plan plays a cri�cal role in establishing a strong sense of place and character. In addi�on, streetscapes serve func�onal purposes, including screening undesirable func�onal elements of a building site from public view.

Live Oak Avenue Streetscape
The southern boundary of the Specific Plan abuts Live Oak Avenue. The interface with Live Oak Avenue is designed to feature a five-foot wide parkway with street trees and a five-foot wide sidewalk between the parkway and property line (see Figure 7-13). A backdrop of trees along parking lot perimeters, and screen shrubs along with assorted drought tolerant groundcovers is proposed to provide a physical and visual buffer from Live Oak Avenue. At this interface, an assortment of evergreen and deciduous canopy street trees along with palm tree clusters and screen shrubs is expected.

Live Oak Lane Streetscape
The eastern boundary of the Specific Plan abuts Live Oak Avenue. Within the Specific Plan, the streetscape of Live Oak Lane is planted with a combina�on of evergreen and deciduous trees, low shrubs, and masses of groundcovers to create a visually pleasing experience for pedestrians and passing motorists (see Figure 7-14). A five-foot wide parkway with street trees and a five-foot wide sidewalk between the parkway and property line is also proposed. The landscaping plant palete for the streetscape should link the roadway to the rest of the Development Area and should reflect the Development Area’s landscape design theme.

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
67 FIGURE 7-15 – STREET IMPROVEMENTS – LIVE OAK AVENUE

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-16 – STREET IMPROVEMENTS – LIVE OAK LANE 68

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
69 7.6 Fences and Walls
The final loca�ons and details of walls and fences will be determined during implementa�on of the Specific Plan when building footprints and orienta�ons are known. Implemen�ng projects may modify the loca�ons and/or details of the walls and fences described below and illustrated in Figures 7-15, 7- 16, and 7-17, provided that any modifica�ons are consistent with the spirit and intent of these guidelines.

The exis�ng 6-foot-tall chain link fence along the western border of the Specific Plan abu�ng I-605 will remain in place. Tubular steel fencing is expected within individual building sites around loading and dock areas, truck yards, and surface deten�on basins. Tubular steel fencing is designed to range from 4 to 10 feet in height, consis�ng of tubular steel pickets.

Solid screen walls may be provided within individual building sites around loading and dock areas, truck yards, and parking lots. A solid wall is preferred over fencing when complete visual screening is necessary, or for noise atenua�on. Screen walls are designed to be a height of 14 feet tall, as measured from the high side of the wall. Screen walls may be constructed of a decora�ve masonry, decora�ve CMU block, or concrete panel; provided, however, that a screen wall of decora�ve CMU block approximately 620’ long shall be located along the southern boundary of the Development Area to screen the area from Live Oak Avenue. Landscaping, including trees, should be planted along the outer face of the screen wall (i.e., facing Live Oak Avenue or Live Oak Lane) to minimize the perceived size and scale of the wall.

The loca�ons and details of walls and fences internal to the Development Area will be determined in conjunc�on with development of each site. Internal walls and fences may be provided along the perimeter of parking and loading areas and between building pad areas for screening and security. All internal walls visible from public streets or public viewing areas shall be built with atrac�ve, durable materials that are compa�ble with other design elements of the Specific Plan.

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-17 – FENCE AND WALL PLAN WITH BESS 70

TO BE REMOVED

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-18 – FENCE AND WALL PLAN WITHOUT BESS 71

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-19 –WALL PLAN DESIGN 72

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
73 7.7 Ligh�ng
Outdoor ligh�ng of the Development Area is an essen�al architectural component that provides aesthe�c appeal, enhances safe pedestrian and vehicular circula�on, and adds to security. Ligh�ng within the public right-of-way shall adhere to applicable City of Irwindale requirements.

All ligh�ng on private property in the Development Area should adhere to the following guidelines:

1. Minimize glare and “spill over” light onto public streets and adjacent proper�es by using downward-directed lights and/or cutoff devises on outdoor ligh�ng fixtures, including spotlights, floodlights, electrical reflectors, and other means of illumina�on for signs, structures, parking, loading, unloading, and similar areas. Where desired, illuminate trees and other landscape features by concealed light fixtures. Limit light spillover or trespass to onequarter foot-candle or less, measured from within five feet of any adjacent property line.

2. Exterior ligh�ng shall produce a maximum ini�al illuminance of no greater than 0.5 horizontal and ver�cal footcandles at the site boundary and beyond.

3. The maximum height of free-standing, outdoor light fixtures shall be 35 feet. The maximum height for outdoor bollard-type ligh�ng shall be four (4) feet. Overall, light fixtures shall be the minimum height necessary to maintain pedestrian and motorist safety and facilitate site opera�ons and security.

4. Select all ligh�ng fixtures used in the Development Area from the same – or complementary – family of fixtures with respect to design, materials, fixture color, and light color.

5. Lights should be unbreakable, recessed, or otherwise designed to reduce the problems associated with damage and replacement of fixtures.

6. Neon, flashing and gyra�ng ligh�ng are prohibited.

7. Locate all electrical meter pedestals and light switch/control equipment in areas with minimum public visibility or screen them with appropriate plant materials.

8. Illuminate parking lots, loading dock areas, pedestrian walkways, Building entrances, and public sidewalks to the level necessary for Building opera�on and security reasons. Dimmers and mo�on detectors are permited. Ligh�ng shall have automa�c shut off features between dawn and dusk.

9. Use exterior lights to accent entrances, plazas, ac�vity areas, and special features.

10. Provide for illumina�on intensity during hours of darkness as follows:
a. To illuminate parking lots or parking structures and their pedestrian links that provide more than five parking spaces for use by the general public, provide a minimum coverage of one foot-candle of light with a maximum of eight foot-candles on the parking or walkway surface, unless otherwise approved by the City of Irwindale for visibility and security.
b. To illuminate aisles and passageways within a Building complex, provide a maximum of one-half to one foot-candle of maintained ligh�ng.

11. Low intensity, energy-conserving night ligh�ng is preferred, such as fixtures equipped with light emi�ng diodes (LED).

12. High Pressure Sodium (HPS) light fixtures are prohibited for site ligh�ng.

74 IRWINDALE GATEWAY SPECIFIC PLAN VIII. UTILITY INFRASTRUCTURE PLAN U�lity Infrastructure Plan VIII

75 IRWINDALE GATEWAY SPECIFIC PLAN VIII. UTILITY INFRASTRUCTURE PLAN

8. U�lity Infrastructure
Buildout of the Specific Plan requires the installa�on of water, sewer, storm water drainage dry u�lity infrastructure, and solid waste disposal as described below. All u�lity infrastructure improvements are required to be installed in accordance with applicable City of Irwindale and public service provider design standards and specifica�ons.

8.1 Water
As shown on Figures 8-1 and 8-2, Conceptual Water Plan, Valley County Water District provides water infrastructure to service the Specific Plan area. An exis�ng 12” Valley County Water District main is located in Live Oak Lane, a private road. To service the Development Area with domes�c water, including fire protec�on service and irrigated landscaping, a connec�on would be made to the exis�ng line to service future buildings and facili�es. Water and fire service would be provided with a new 12- inch main comprising private on-site loop system that connects to the exis�ng water line in Live Oak Lane. Alterna�vely, the water district may require new infrastructure to loop its system through Live Oak Lane. All water service and connec�on to the distribu�on system shall be reviewed and approved by the Valley County Water District.

8.2 Sanitary Sewer
As shown on Figures 8-3 and 8-4, Conceptual Sewer Plan, the Specific Plan provides private sewer infrastructure for the interior of the Development Area. Connec�ons to exis�ng public sewer mains are located off-site within Live Oak Avenue to the southeast of the Development Area. The sanitary sewer system for the Development Area will u�lize 6”-8” on site private sewer lines, which will be conveyed to a proposed public 6” force main sewer line that drains east on Live Oak Avenue to the exis�ng 10” VCP sewer line on Live Oak Avenue and Rivergrade Road. The private sewer infrastructure collects wastewater flows from the Development Area and conveys these flows to the off-site exis�ng public sewer mains within Live Oak Avenue. All private sewer infrastructure will be installed on-site beneath private driveways and drive aisles, and/or parking lots/truck courts to facilitate access for rou�ne maintenance and/or repair. Loca�ons and alignments of all sewer mains, laterals and connec�on points shall be subject to the approval of the City Engineer from the City of Irwindale Public Works Department.

8.3 Storm Water Drainage
Prior to use of the Development Area property as a quarry, stormwater flowed across the site from the north and east to the southwest and would leave the site at its southwest corner and discharge to an exis�ng unimproved drainage basin located on the western por�on of the Specific Plan within an SCE easement area. As shown on Figures 8-5 and 8-6, Conceptual Storm Water Management Plan the Specific Plan’s storm water management system will mimic the property’s historical drainage patern. Storm water flows will be conveyed across the Development Area via a backbone storm drain network to a deten�on/infiltra�on basin, which will be constructed pursuant to the approved LID and will replace the exis�ng unimproved drainage basin. A storm drain li� sta�on will convey water southeast through a 12” private force main and into a proposed 24” public storm drain within Live Oak Avenue, and then into the San Gabriel River.

76 IRWINDALE GATEWAY SPECIFIC PLAN VIII. UTILITY INFRASTRUCTURE PLAN Low Impact Development (LID) site design strategies and Best Management Prac�ce (BMP) control measures promote the use of natural infiltra�on (where permited), evapora�on, and use of stormwater. LID strategies include, in order of priority: 1) bioreten�on/infiltra�on systems, 2) capture and reuse systems, 3) high efficiency biofiltra�on systems, and 4) proprietary filtra�on systems. The primary LID measure for the Development Area includes deten�on basins, capable of retaining the required water quality volumes, designed with either so� botoms and/or dry wells for infiltra�on purposes as water quality measures. Where feasible, subsurface storage chambers that serve as water quality infiltra�on measures can be implemented within the Development Area. The type and extent of the water quality infiltra�on measures will ul�mately be determined based on geotechnical report findings and recommenda�ons for the Development Area. If infiltra�on is restricted or not feasible in some areas, based on the geotechnical report findings, then capture and reuse, biofiltra�on and/or inlet filters as water quality measures are allowed as treatment control BMPs within the Development Area. All LID and BMP features shall comply with the City of Irwindale Building Code and will require grading and drainage permits from the Building & Safety Division.

8.4 Dry U�li�es
As shown on Figures 8-7 and 8-8, Dry U�li�es, the Development Area will connect to exis�ng dry u�li�es (electric, gas, and communica�on systems) installed within Live Oak Avenue. All dry u�li�es internal to the Development Area will be installed underground in u�lity trenches. The loca�ons of trenches, lateral connec�ons, transformers, switches, pull boxes, and dry u�lity manholes will be determined at the �me Buildings are posi�oned in conjunc�on with implemen�ng development.

A BESS facility may include an onsite “collector” substa�on that would connect via a 230 kV underground electric �e-line to a Point of Interconnec�on (POI) at the exis�ng Southern California Edison (SCE) Edison Rio Hondo Substa�on located south of Live Oak Avenue. The electrical �eline shall be undergrounded unless the applicable agency(ies), including but not limited to Southern California Edison or California Independent System Operator (CALISO), reject the proposed underground line. If the applicable agency(ies) require an overhead �e-line, the Applicant shall be subject to a Zone Variance applica�on per IMC Chapter 17.32. The overhead line would transi�on to underground at a transi�on pole. The underground por�on of the electric �eline would consist of conduits containing electric power cables, fiber op�c communica�ons cable, and a grounding conductor within an approximately 3’-0” wide and 3’-0” deep, high-strength concrete encasement that would be a minimum of 3’-0” below the surface. Impacts related to the undergrounding of the electric �e-line would not result in a net increase of impacts of the proposed projects. .

8.5 Solid Waste Disposal
The City currently contracts with Athens Services to provide businesses with a full spectrum of solid waste disposal that includes rou�ne trash removal, recyclable collec�on, organic waste collec�on, bulky item removal (upon request only), and hazardous waste removal. And a restaurant food waste compos�ng pilot program. Accordingly, all refuse collec�on services will be available to the development from Athens Services. The development shall provide trash enclosures to accommodate the size, type, and number of bins required for the uses on site.

77 IRWINDALE GATEWAY SPECIFIC PLAN VIII. UTILITY INFRASTRUCTURE PLAN

IRWINDALE GATEWAY SPECIFIC PLAN VIII. UTILITY INFRASTRUCTURE PLAN FIGURE 8-1 – CONCEPTUAL WATER PLAN WITH BESS 78

TO BE REMOVED

IRWINDALE GATEWAY SPECIFIC PLAN VIII. UTILITY INFRASTRUCTURE PLAN FIGURE 8-2 – CONCEPTUAL WATER PLAN WITHOUT BESS 79

IRWINDALE GATEWAY SPECIFIC PLAN VIII. UTILITY INFRASTRUCTURE PLAN FIGURE 8-3 – CONCEPTUAL SEWER PLAN WITH BESS 80

TO BE REMOVED

IRWINDALE GATEWAY SPECIFIC PLAN VIII. UTILITY INFRASTRUCTURE PLAN FIGURE 8-4 – CONCEPTUAL SEWER PLAN WITHOUT BESS 81

IRWINDALE GATEWAY SPECIFIC PLAN VIII. UTILITY INFRASTRUCTURE PLAN FIGURE 8-5 – CONCEPTUAL STORM WATER MANGEMENT PLAN WITH BESS 82

TO BE REMOVED

IRWINDALE GATEWAY SPECIFIC PLAN VIII. UTILITY INFRASTRUCTURE PLAN FIGURE 8-6 – CONCEPTUAL STORM WATER MANGEMENT PLAN WITHOUT BESS 83

IRWINDALE GATEWAY SPECIFIC PLAN VIII. UTILITY INFRASTRUCTURE PLAN FIGURE 8-7 – CONCEPTUAL DRY UTILITIES PLAN WITH BESS 84

TO BE REMOVED

IRWINDALE GATEWAY SPECIFIC PLAN VIII. UTILITY INFRASTRUCTURE PLAN FIGURE 8-8 – CONCEPTUAL DRY UTILITIES PLAN WITHOUT BESS 85

86 IRWINDALE GATEWAY SPECIFIC PLAN IX. IMPLEMENTATION
IMPLEMENTATION IX.

87 IRWINDALE GATEWAY SPECIFIC PLAN IX. IMPLEMENTATION

9. Implementa�on

9.1 Overview
This sec�on establishes the implementa�on and review process required for development proposed within the Specific Plan Area This sec�on provides general administra�ve provisions; review and approval procedures; and implementa�on measures, including short-term and ongoing tasks. The provisions contained in the Specific Plan cons�tute the primary land use and development standards for the Development Area. While the en�re Specific Plan cons�tutes the zoning for the Specific Plan area, Sec�on 6, Development Standards, contains specific zoning regula�ons for the Development Area. Upon adop�on of the Specific Plan by the City of Irwindale, all on- and off-site improvements shall be consistent with the development standards and design guidelines set forth in Sec�ons 6, 7, and 8 of this Specific Plan.

Implementa�on of development within the Development Area shall be subject to City approval of lot line adjustments, site plan review, plot plans, subdivision reviews, building permits, and other planning approvals and permits that may be required by the City of Irwindale pursuant to the Specific Plan or the City of Irwindale Municipal Code. The implementa�on process described herein provides the procedures for review and approval of development within the Specific Plan Area.

9.2 Severability
If any por�on of this Specific Plan is declared to be invalid or ineffec�ve in whole or in part, such decision shall not affect the validity of the remaining por�ons hereof. The legisla�ve body hereby declares that they would have enacted these regula�ons and each por�on thereof irrespec�ve of the fact that any one or more por�ons be declared invalid or ineffec�ve.

9.3 Interpreta�ons and Determina�ons
Requests for interpreta�ons of this Specific Plan and verifica�ons rela�ng to prior approvals or permits may be made to the Community Development Director. Requests shall be in wri�ng. The decision of the Community Development Director on such requests may be appealed pursuant to Chapter 17.25 (Common Procedures) of the IMC.

9.4 Site Plan and Design Review
All development within the Development Area shall be subject to Site Plan and Design Review, as set in the Chapter 17.27 (Site Plan and Design Review) of the IMC.

9.5 Condi�onal Use Permits
Condi�onal Use Permits are provided for the individual review of uses at specific loca�ons, as outlined in Table 6-1 to ensure that their opera�on will be compa�ble with surrounding areas and uses.

Applica�ons for Condi�onal Use Permits shall be reviewed pursuant to Chapter 17.28 (Use Permits) of the IMC.

88 IRWINDALE GATEWAY SPECIFIC PLAN IX. IMPLEMENTATION

9.6 Minor Variance
As part of a Site Plan and Design Review applica�on, the Community Development Director or Planning Commission, as applicable, may grant a minor variance to the development standards listed in the Specific Plan, pursuant to Chapter 17.31 (Minor Variances) of the IMC.

9.7 Amendments to the Specific Plan
All modifica�ons to the Specific Plan that do not meet the criteria of a minor modifica�on (see Sec�on

9.6) or any applicable interpreta�on made pursuant to Sec�on 9.3 shall require an amendment to the Specific Plan Amendments shall be processed in accordance with § 65453, et. seq. of the California Government Code, which requires Specific Plan Amendments be reviewed and adopted in the same manner as a General Plan and Chapter 17.35 of the IMC.

9.8 Subdivision
If a proposed project requires a subdivision, the subdivision shall be consistent with and serve to implement the policies and provisions of the Specific Plan and all applicable City policies and ordinances as required by Title 16 (Subdivisions) of the IMC. All subdivisions shall be authorized through the approval of a map or other approval in compliance with Title 16 (Subdivisions) of the IMC and the California Subdivision Map Act for Land.

9.9 Financing of Development in Development Area
Development in the Specific Plan Area and any off-site improvements to roadways or infrastructure required as condi�ons of approval or mi�ga�on measures iden�fied as part of the Environmental Impact Report prepared for the project pursuant to CEQA and adopted by the City shall be privately funded. All development shall be subject to Development Impact Fees and any other applicable fees.

9.10 Maintenance Plan
The public and private improvements constructed within the Specific Plan Area shall be maintained through a combina�on of public and private en��es as described in Table 9-2.

Major infrastructure costs may be offset by public assistance such as a Community Facility District (CFD) or other special districts to provide funding for the construc�on of a variety of public facili�es and the provision of public services. City Council approval is a prerequisite for the implementa�on of all special district-financing mechanisms.

For common areas located within the Development Area, a Private Maintenance Associa�on(s) shall be established with recorded covenants, condi�ons and restric�ons to govern alloca�on of maintenance responsibili�es among property owners. Maintenance of public facili�es shall be the responsibility of the appropriate public agency.

89 IRWINDALE GATEWAY SPECIFIC PLAN IX. IMPLEMENTATION
TABLE 9-2 | MAINTENANCE RESPONSIBILITIES

FACILITY

PRIVATE

MAINTENANCE

ASSOCIATION

CITY OF

IRWINDALE
PUBLIC

UTILITY
OTHER

MAINTENANCE
ENTITY1

CIRCULATION & RELATED FACILITIES
Live Oak Avenue
Pavement & Curbs X
Landscaping within public right-ofway, including
medians and parkways
X
Sidewalks X
Pavement & Curbs X
Landscaping within public right-ofway, including
medians and parkways
X
Sidewalks X
Live Oak Lane X
Public Alley X
Private Drive Aisles X
Parking Lots, including
landscaping
X
Traffic Signals3 X
Traffic Signs
Within public right-of-way X
Within private property X
Street Lights
Within public right-of-way X
Within private property X
Truck Traffic Management Plan
Direc�onal Signage
X

LANDSCAPING & RELATED FACILITIES
Common area landscaping, including entry
treatments at Live
Oak Avenue and Arrow Highway
X
Monuments and Signage X
Walls and Fences X

UTILITY INFRASTRUCTURE
On-site water facili�es/infrastructure X X
On-site sanitary sewer
facili�es/infrastructure
X X
Private storm water drainage
facili�es/infrastructure
X
Public storm water drainage
facili�es/infrastructure
X X
Dry u�li�es (electricity, natural
gas, communica�ons systems)
X X

90 IRWINDALE GATEWAY SPECIFIC PLAN IX. IMPLEMENTATION
TABLE 9-2 | MAINTENANCE RESPONSIBILITIES

FACILITY

PRIVATE

MAINTENANCE

ASSOCIATION

CITY OF

IRWINDALE
PUBLIC

UTILITY
OTHER

MAINTENANCE
ENTITY1
Notes:

1. Other Maintenance En��es may include Caltrans, u�lity providers, and other public/private en��es that may maintain billboards and stormwater drainage facili�es on-site.

2. Traffic signals may require maintenance easements for the City to access and maintain the traffic signals.

9.11 California Environmental Quality Act
An Environmental Impact Report (the “EIR”) prepared in compliance with the requirements of the California Environmental Quality Act (“CEQA”) for the Specific Plan iden�fied environmental impacts associated with the project requiring mi�ga�on.

The EIR iden�fies poten�al impacts resul�ng from development and establishes mi�ga�on measures to reduce the impacts to a less than significant level. As the Lead Agency, the City of Irwindale has adopted a Mi�ga�on Monitoring and Repor�ng Program (MMRP) as part of this Specific Plan.

The EIR will serve as the primary environmental clearance document for the Specific Plan and all future development undertaken within the Specific Plan Area. The EIR is considered the primary environmental clearance document for the implementa�on of the project, including infrastructure, roadway, and any other related on-/off-site improvements. Development applica�ons that require discre�onary review will be examined in consulta�on with the EIR to determine if addi�onal environmental documenta�on is required. No further analysis would be conducted on projects determined to be exempt from CEQA or in full compliance with the adopted EIR. However, the project applicant will be required to submit documenta�on evidencing said development is allowed and in conformance with the Specific Plan and that the poten�al environmental effects are within the parameters analyzed within the EIR.

Resolution No. 2025-01-3589

FEIR, MMRP, SOC

ATTACHMENT “B”
RESOLUTION NO. 2025-01-3589
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF IRWINDALE (1)

CERTIFYING THE ENVIRONMENTAL IMPACT REPORT, STATE CLEARING HOUSE (SCH# 2023020290); (2) ADOPTING THE FINDINGS REQUIRED BY CEQA GUIDELINES, SECTION 15091; (3) ADOPTING THE PROPOSED MITIGATION MONITORING AND REPORTING PROGRAM; AND (4) ADOPTING A STATEMENT OF

OVERRIDING CONSIDERATIONS, PURSUANT TO THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT (CEQA) FOR THE IRWINDALE GATEWAY

SPECIFIC PLAN
A. RECITALS.
(i) Jeff Dritley, on behalf of KP Irwindale Owner, LLC 1875 Century Park East, Suite 380, Los Angeles, CA 90067, the Applicant, has made the following requests: 1) General Plan Amendment (GPA) No. 02-2022 to change the Land Use Designation from Regional Commercial to Irwindale Gateway Specific Plan; 2) Zone Ordinance Amendment (ZOA) No. 02-2023 to adopt the Irwindale Gateway Specific Plan; 3) Zone Change (ZC) No. 02-2022 to change the Zoning Map designation from M-2 (Heavy Manufacturing) to Irwindale Gateway Specific Plan; and Tentative Parcel Map (TPM) No. 83854 to subdivide the site into seven (7) parcels for property located at 13620 Live Oak Lane – APNs: 8532-002-046 and 8532-002-047; and (ii) The proposed Irwindale Gateway Specific Plan (SP), provides for the planned use and long-term development of the property over the next several years; and
(iii) As a result, the following entitlements are being considered for approval for The Irwindale Gateway Specific Plan:
• Environmental Impact Report (SCH #2023020290)
• General Plan Amendment No. 02-2022
• Zone Ordinance Amendment No. 02-2023
• Zone Change No. 02-2022
• Tentative Parcel Map No. 83854
(iv) In compliance with Public Resources Code Section 21080.4, a Notice of Preparation (“NOP”) was released by the City for public comment on February 10, 2023 and concluded on March 11, 2023. Eleven (11) comments were received during the comment period. The NOP was distributed for public comment to the State Clearinghouse, Office of Planning and Research, responsible agencies, and other interested parties for a 30-day public review. During the 30-day comment period, a Public Scoping meeting was held on March 2, 2023 to gather information for the scope of the Draft EIR. The meeting was held in the Senior Center Dining

Resolution No. 2025-01-3589

FEIR, MMRP, SOC

Room (16116 Arrow Highway) at 6:00 PM. The oral and written comments received during the meeting were addressed in the Draft EIR; and (v) Pursuant to the authority and criteria contained in CEQA, and the City of Irwindale environmental guidelines, the City of Irwindale, as the Lead Agency, has analyzed the project and has prepared an Environmental Impact Report (“EIR”) for the Specific Plan project. The Notice of Availability related to the EIR was released by the City for public comment on May 13, 2024 and concluded on June 27, 2024.
(vi) Said comments were responded through a Comments and Responses section as part of the FEIR for the Specific Plan; and
(vii) A copy of the EIR was circulated through the State Clearinghouse (SCH# 2023020290), posted on the City’s website, and was available at the Irwindale Public Library, City Clerk’s Office, and Community Development Department. A copy of the EIR and Mitigation Monitoring and Reporting Program (Exhibit C) was posted on the project’s dedicated website https://www.irwindaleca.gov/590/13620-Live-Oak-Lane---IrwindaleGateway-; and (viii) The public review period for the Draft EIR ended on June 27, 2024, and ten (10) comments were received during the comment period; and (ix) A Final Environmental Impact Report (“FEIR”), SCH# 2023020290 was prepared for the proposed project, including the Draft EIR, comments received on the Draft EIR and responses to those comments, and revisions and corrections to the Draft EIR made in response to comments received, and CEQA Findings of Fact (FOF) and a Statement of Overriding Considerations (SOC) (Exhibit B); and
(x) The FEIR for the proposed Specific Plan provides an assessment of the environmental impacts, alternatives, and mitigation measures associated with the Specific Plan, and has been prepared in accordance with Public Resources Code Section 21000 et seq. (CEQA), and State regulations in Title 14 of the California Code of Regulations, Section 15000 et seq. (CEQA Guidelines); and
(xi) The Planning Commission of the City of Irwindale (Planning Commission) has considered the FEIR and its implementing actions (State Clearinghouse No. SCH# 2023020290) for the Specific Plan, which provides, among other provisions, for the planned use and long-term development of the industrial/commercial business park; and

Resolution No. 2025-01-3589

FEIR, MMRP, SOC

(xii) Notice of public hearing before the Planning Commission concerning its consideration of the FEIR was given in accordance with the laws, including CEQA, and policies of the City of Irwindale; and
(xiii) On October 28, 2024, the Irwindale Planning Commission continued the hearing on this item to a date certain (November 26, 2024); and (xiv) The Special Planning Commission Meeting of November 26, 2024 was later rescheduled to November 14, 2024, and
(xv) Revised notices of public hearing were published, posted, and mailed in accordance with the laws, including CEQA, Government Code and policies of the City of Irwindale; and
(xvi) On November 14 ,2024, the Planning Commission conducted a duly noticed public hearing on the Irwindale Gateway Specific Plan and corresponding General Plan Amendment No. 02-2022, Zone Change No. 02-2022, Zone Ordinance Amendment No. 02-2023, and Tentative Parcel Map No. 83854 , and the FEIR for the Specific Plan (SCH# 2023020290) at which time, the Planning Commission opened the public hearing, took testimony on the Application, at which time they received input from staff, the Assistant City Attorney, and the Applicant, heard public testimony, discussed the Proposed Project; and closed the public hearing; and (xvii) On December 16, 2024, notice of a public hearing before the City Council on the proposed project adoption, was given in accordance with applicable law; and
(xviii) On January 8, 2025, the City Council continued the hearing on this item to a date certain (January 22, 2025); and
(xix) On January 22, 2025, the City Council conducted a duly noticed public hearing, as required by law, on the proposed Application at which time oral and documentary evidence was introduced along with the written recommendation of the City of Irwindale City Council, received public testimony, and directed Staff to revise the draft Specific Plan document, Resolutions and Ordinances to remove all references to Battery Energy Storage Systems (BESS), and put on the February 26, 2025 Consent Calendar; and
(xx) On February 26, 2025, the City Council adopted the revised Resolutions, Ordinances and Specific Plan document; and
(xxi) All legal prerequisites to the adoption of this Resolution have occurred.

Resolution No. 2025-01-3589

FEIR, MMRP, SOC

B. RESOLUTION.

NOW, THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL of the City of Irwindale, having reviewed and considered the information in the certified FEIR and supporting documents and materials, does hereby find, determine, resolve and order as follows:

1. CITY COUNCIL RECORD RECORD
The proceedings and all evidence introduced before the City Council at its public hearing on the Final EIR held on February 26, 2025, 2025, are hereby incorporated into the record of this proceeding. These documents, along with any documents submitted to the decision-makers, including all documents specified under applicable State law shall comprise the entire record of proceedings for any claims under CEQA.

2. FINAL ENVIRONMENTAL IMPACT REPORT CONTENTS
In accordance with CEQA Guidelines, Section 15132, the FEIR consists of the following:
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.
(All hereafter collectively referred to as “FEIR”)

3. ACCOMPANYING DOCUMENTS TO FEIR.

Documents that shall accompany the FEIR are:
a. Mitigation Monitoring and Reporting Program; and
b. Findings of Fact; and
c. Statement of Overriding Considerations

4. CITY COUNCIL REGARDING CEQA FINDINGS OF FACT, MITIGATION

MONITORING AND REPORTING PROGRAM AND STATEMENT OF

OVERRIDING CONSIDERATIONS
a. Adoption of Findings of Fact. The City Council approves, accepts as its own, incorporates as if set forth in full herein, and make each and every one

Resolution No. 2025-01-3589

FEIR, MMRP, SOC

of the findings contained in the Findings of Fact, attached as Exhibit “B” of this Resolution.
b. Certification of Final Environmental Impact Report. The City Council hereby certifies that (1) the FEIR has been completed in compliance with CEQA; (2) that it has reviewed and considered the information contained in the FEIR prior to approving the project; and (3) that the FEIR reflects the City Council’s independent judgment and analysis. .
c. Adoption of the Mitigation Monitoring and Reporting Program. As more fully identified and set forth in FEIR and in the Findings of Fact for this Project, which is Exhibit “B” to this Resolution, the City Council finds that the Mitigation Measures described and specifically identified in the above referenced documents are feasible and shall become binding upon the entity (such as the project proponent or the City) assigned thereby to implement the particular Mitigation Measures as identified in the Mitigation Monitoring and Reporting Program.
d. Adoption Statement of Overriding Considerations. Even after the adoption of all feasible mitigation measures and, certain significant or potentially significant environmental effects caused by the Project directly, or cumulatively, will remain. Therefore, the City Council hereby issues and adopts a Statement of Overriding Considerations in the form set forth in the attached Exhibit “B” a copy of which is on file in the office of the City Clerk, identifying the specific economic, legal, social, technological, and other considerations that render the unavoidable significant adverse environmental effects acceptable, either in its current form or as may be modified or amended by the City Council.

BE IT FURTHER RESOLVED THAT a copy of this resolution be transmitted to the City Council and to the Applicant.

The Secretary shall:
a. Certify to the adoption of this Resolution; and
b. Forthwith transmit a certified copy of this Resolution, by mail, to the Applicant at the address of record set forth in the Application.

PASSED, APPROVED AND ADOPTED this 26th day of February 2025.

Larry G. Burrola, Mayor
ATTEST:

Resolution No. 2025-01-3589

FEIR, MMRP, SOC

Laura M. Nieto, MMC
Chief Deputy City Clerk
STATE OF CALIFORNIA }
COUNTY OF LOS ANGELES } ss.

CITY OF IRWINDALE }
I, Laura M. Nieto, Chief Deputy City Clerk of the City of Irwindale, do hereby certify that the foregoing Resolution No. 2025-01-3589 was adopted at a regular meeting of the Irwindale City Council held on the 26th day of February 2025, by the following vote of the Council:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:

ABSTAIN: Councilmembers:

Laura M. Nieto, MMC
Chief Deputy City Clerk
Exhibits:

A. Final Environmental Impact Report (SCH #2023020290)
https://www.irwindaleca.gov/DocumentCenter/View/9569/Irwindale-Gateway-FEIR10282024-FINAL-w-appendices B. CEQA Findings of Fact which include: Impacts Determined to be Less Than Significant; Impacts Mitigated to Less Than Significant; Significant Unavoidable Adverse Impacts; Alternatives Considered and Rejected; and Statement of Overriding Considerations
https://www.irwindaleca.gov/DocumentCenter/View/9604/Irwindale-GatewayFOF-SOC-FINAL-10142024 C. Mitigation Monitoring and Reporting Program
https://www.irwindaleca.gov/DocumentCenter/View/9605/Irwindale-Gateway-MMRPFINAL-10242024

Resolution No. 2025-02-3590
GPA No. 02-2022

ATTACHMENT “C”
RESOLUTION NO. 2025-02-3590

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF IRWINDALE AMENDING

THE COMMUNITY DEVELOPMENT ELEMENT AND LAND USE PLAN MAP OF THE CITY’S GENERAL PLAN (GPA NO. 02-2022) FROM REGIONAL COMMERCIAL TO SPECIFIC PLAN FOR PROPERTY LOCATED AT 13620 LIVE OAK LANE, IRWINDALE, CA (APNS: 8532-002-046 AND 8532-002-047) AS SET FORTH HEREIN

AND MAKING FINDINGS IN SUPPORT THEREOF
A. RECITALS.
(i) Jeff Dritley, on behalf of KP Irwindale Owner, LLC 1875 Century Park East, Suite 380, Los Angeles, CA 90067, the Applicant, has made the following request: 1) General Plan Amendment (GPA) No. 02-2022 to change the Land Use Designation from Regional Commercial to Specific Plan for property located at 13620 Live Oak Lane – APNs: 8532-002-046 and 8532- 002-047 (“Property”). (This GPA is being processed concurrently with FEIR State Clearinghouse No. 2023020290, ZOA No. 02-2023, ZC No. 02-2022 and TPM No. 83854); and
(ii) The proposed Irwindale Gateway Specific Plan, provides for the planned use and long-term development of the Property over the next several years; and
(iii) The Planning Commission, in connection with the implementing actions necessary for the adoption of the Specific Plan, has considered proposed General Plan Amendment No. 02-2022, an amendment to the Community Development Element and Land Use Plan Map from Regional Commercial to Irwindale Gateway Specific Plan Land Use Designation; and (iv) Pursuant to the authority and criteria contained in the California Environmental Quality Act (CEQA) of 1970, as amended, and the City of Irwindale environmental guidelines, the City, as the Lead Agency, has analyzed the project and has prepared an Environmental Impact Report (“EIR”). The EIR was circulated for public review for 45 days from May 13, 2024 through June 27, 2024. A copy of the EIR was circulated through the State Clearinghouse (SCH# 2023020290), posted on the City’s website, and was available at the Irwindale Public Library, City Clerk’s Office, and Community Development Department. A copy of the EIR and Mitigation Monitoring and Reporting Program was posted on the project’s dedicated website https://www.irwindaleca.gov/590/13620-Live-Oak-Lane--- Irwindale-Gateway-; and
(v) The public review period for the Draft EIR ended on June 27, 2024; and

Resolution No. 2025-02-3590
GPA No. 02-2022

(vi) A Final Environmental Impact Report (SCH# 2023020290) was prepared for the proposed project, including the Draft EIR, comments received on the Draft EIR and responses to those comments, and revisions and corrections to the Draft EIR made in response to comments received; and (vii) On October 28, 2024, the Irwindale Planning Commission continued the hearing on this item to a date certain (November 26, 2024); and (viii) The Special Planning Commission meeting of November 26, 2024 was later rescheduled to November 14, 2024, and
(ix) Revised notices of public hearing were published, posted, and mailed in accordance with the laws, including CEQA, Government Code, and policies of the City of Irwindale; and
(x) On November 14, 2024, the Planning Commission conducted a duly noticed Special public hearing on the Irwindale Gateway Specific Plan and corresponding General Plan Amendment No. 02-2022, at which time, the Planning Commission opened the public hearing, took testimony on the Application, at which time they received input from staff, the Assistant City Attorney, and the Applicant, heard public testimony, discussed the Proposed Project; and closed the public hearing; and
(xi) On December 16, 2024, notice of a public hearing before the City Council on the proposed project adoption, was given in accordance with applicable law; and
(xii) On January 8, 2025, the City Council continued the hearing on this item to a date certain (January 22, 2025); and
(xiii) On January 22, 2025, the City Council conducted a duly noticed public hearing, as required by law, on the proposed Application at which time oral and documentary evidence was introduced along with the written recommendation of the City of Irwindale City Council, received public testimony, and directed Staff to revise the draft Specific Plan document, Resolutions and Ordinances to remove all references to Battery Energy Storage Systems (BESS), and put on the February 26, 2025 Consent Calendar; and
(xiv) On February 26, 2025, the City Council adopted the revised Resolutions, Ordinances and Specific Plan document; and
(xv) All legal prerequisites to the adoption of this Resolution have occurred.

Resolution No. 2025-02-3590
GPA No. 02-2022

B. RESOLUTION.

NOW, THEREFORE, it is hereby found, determined and resolved by the City Council of the City of Irwindale as follows:

1. The City Council hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct.

2. Based upon substantial evidence presented to this City Council during the public hearing conducted with regard to this Application, including written staff reports and verbal testimony, and evidence in the City’s record for the project, this City Council hereby specifically finds as follows:
a. The Property was previously contemplated in the City’s General Plan as a landfill in the stage of reclamation. The Nu-Way Live Oak Reclamation Operations Plan is currently active and expected to be completed in approximately 2026. Upon completion of reclamation, the property will be graded to match the adjacent grade. The final reclaimed and rough graded site, consistent with the previous General Plan designation, serves as the baseline for the Irwindale Gateway Specific Plan.

The proposed change in land use designation from Regional Commercial to Irwindale Gateway Specific Plan is intended to encourage the highest and best use for the subject property to guide the development of a former landfill and sand and gravel quarry into a productive site based on its unique characteristics and will be in the best interests and welfare of the City and its residents. Therefore, the proposed General Plan Amendment is consistent with Section California Government Code Section 65358(a) (Amendments), “If it deems it to be in the public interest, the legislative body may amend all or part of an adopted general plan.”
b. The proposed General Plan Amendment is internally consistent with all other provisions of the General Plan. The Community Development Element of the General Plan promotes several policies that support the adoption of the Specific Plan and associated entitlements. Community Development Element Policy 1 strives to preserve the overall mix of land uses and development in the community. Community Development Element Policy 3 seeks to ensure that the type, location, and intensity of all new development and intensified developments adhere to the requirements specified in its particular land use category. Community Development Element Policy 5 promotes the comprehensive development consistent with the General Plan as opposed to piecemeal and incremental planning. If adopted, the proposed General Plan Amendment would implement the proposed Irwindale Gateway Specific Plan, which implements policies set

Resolution No. 2025-02-3590
GPA No. 02-2022

forth in the General Plan, to provide direction for the long-term development of the Irwindale Gateway Specific Plan, addresses sustainable practices, and promotes compatibility with surrounding areas.
c. The proposed General Plan Amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The purpose of the proposed General Plan Amendment is to implement the Specific Plan, which provides a comprehensive framework for the long-term development of the Irwindale Gateway Specific Plan and provides clarity in processes and in the coordination between the Applicant and the City of Irwindale. If adopted, the proposed Specific Plan would define permitted uses, regulate the sizes and locations of buildings, specify design guidelines and development standards, address mobility and connectivity issues, identify project infrastructure and services, and provide administrative and implementation language for the entire 66.64-acre property. d. The affected properties are physically suitable in terms of design, location, operating characteristics, shape, size, topography, and the provision of public and emergency vehicle access, and public services and utilities and is served by highways and streets adequate in width and improvement to carry the kind and quantity of traffic the proposed use would likely generate, to ensure that the proposed use(s) and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located. Irwindale Gateway Specific Plan and adjacent environs were studied for physical suitability as part of the preparation for the Specific Plan and associated Final Environmental Impact Report.

3. Pursuant to the authority and criteria contained in the California Environmental Quality Act (CEQA) of 1970, as amended, and the City of Irwindale environmental guidelines, the City Council finds that the Environmental Impact Report (EIR) for The Irwindale Gateway Specific Plan (State Clearinghouse (SCH) No. 2023020290), including the Mitigation Monitoring and Reporting Program and Findings of Fact and Statement of Overriding Considerations adequately describes the Project and its potential impacts, as well as the impacts potentially resulting from the approval of the Irwindale Gateway Specific Plan for the purposes of CEQA review, and the proposed General Plan Amendment No. 02-2022 is consistent with the analysis of the Project within the Final Environmental Impact Report, Mitigation Monitoring and Reporting Program, Findings of Fact, and Statement of Overriding Considerations.

4. Based upon the substantial evidence and conclusions set forth herein above and upon other oral evidence presented at the public hearing, and subject to the City Council considering and adopting the FEIR, certified by the City of Irwindale as the Lead Agency, this City Council hereby recommends that the City Council adopt General Plan Amendment No. 02-2022, which amends the Community

Resolution No. 2025-02-3590
GPA No. 02-2022

Development Element and Land Use Plan Map (attached Exhibit “A”) from Regional Commercial to Irwindale Gateway Specific Plan.

BE IT FURTHER RESOLVED THAT a copy of this resolution be transmitted to the City Council and to the Applicant.

The Secretary shall:
a. Certify to the adoption of this Resolution; and
b. Forthwith transmit a certified copy of this Resolution, by mail, to the Applicant at the address of record set forth in the Application.

PASSED, APPROVED AND ADOPTED this 22nd day of January 2025.

Larry G. Burrola, Mayor
ATTEST:

Laura M. Nieto, MMC
Chief Deputy City Clerk
STATE OF CALIFORNIA }
COUNTY OF LOS ANGELES } ss.

CITY OF IRWINDALE }
I, Laura M. Nieto, Chief Deputy City Clerk of the City of Irwindale, do hereby certify that the foregoing Resolution No. 2025-01-3589 was adopted at a regular meeting of the Irwindale City Council held on the 22nd day of January 2025, by the following vote of the Council:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:

ABSTAIN: Councilmembers:

Laura M. Nieto, MMC
Chief Deputy City Clerk

Resolution No. 2025-02-3590
GPA No. 02-2022

Exhibit:

A. Proposed General Plan Land Use Map

EXHIBIT “A”

Ordinance No. 787
ZOA No. 02-2023

ATTACHMENT “D”
ORDINANCE NO. 787

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF IRWINDALE, CALIFORNIA, ADOPTING ZONE ORDINANCE AMENDMENT NO. 02-2023 TO ADD IRWINDALE GATEWAY SPECIFIC PLAN TO TITLE 17 OF THE IRWINDALE

MUNICIPAL CODE (IMC), DEFINING PERMITTED USES, REGULATING THE SIZES

AND LOCATIONS OF BUILDINGS, SPECIFYING DESIGN GUIDELINES AND

DEVELOPMENT STANDARDS, ADDRESSING MOBILITY AND CONNECTIVITY

TOPICS, IDENTIFYING PROJECT INFRASTRUCTURE AND SERVICES, AND

PROVIDING ADMINISTRATIVE AND IMPLEMENTATION LANGUAGE FOR PROPERTY LOCATED AT 13620 LIVE OAK LANE, IRWINDALE, CA (APNS: 8532- 002-046 AND 8532-002-047) AND FINDING THE PROJECT CONSISTENT WITH THE CERTIFIED FINAL ENVIRONMENTAL IMPACT REPORT (SCH# 2023020290) WHEREAS, Jeff Dritley, on behalf of KP Irwindale Owner, LLC 1875 Century Park East, Suite 380, Los Angeles, CA 90067, the Applicant, has made the following request:
1) Zone Ordinance Amendment (ZOA) No. 02-2023 to add Irwindale Gateway Specific Plan to Title 17 of the Irwindale Municipal Code for property located at 13620 Live Oak Lane – APNs: 8532-002-046 and 8532-002-047. (This ZOA is being processed concurrently with FEIR State Clearinghouse No. 2023020290, GPA No. 02-2022, ZC No. 02-2022, and TPM No. 83854); and
WHEREAS, Government Code Section 65450 allows for the adoption of a specific plan after the legislative body has adopted a General Plan, and the planning agency may, or if so directed by the legislative body, shall, prepare specific plans for the systematic implementation of the General Plan for all or part of the area covered by the General Plan.

A specific plan may be adopted/amended per Government Code Section 65453; and WHEREAS, the proposed project will allow for the establishment of the Irwindale Gateway Specific Plan. The Specific Plan area within the City is currently located at 1360 Live Oak Lane (APNS: 8532-002-046 and 8532-002-047); and WHEREAS, an electronic copy of the proposed Specific Plan is available on the City’s website https://www.irwindaleca.gov/590/13620-Live-Oak-Lane---IrwindaleGateway-, printed copies are available at the Irwindale Public Library, City Clerk’s Office, and the Community Development Department; and
WHEREAS, the proposed Specific Plan, provides for the planned use and longterm development of the business park and; WHEREAS, pursuant to the authority and criteria contained in the California Environmental Quality Act (CEQA) of 1970, as amended, and the City of Irwindale environmental guidelines, the City, as the Lead Agency, has analyzed the project and has prepared an Environmental Impact Report (“EIR”). The EIR was circulated for public

Ordinance No. 787
ZOA No. 02-2023

review for 45 days from May 13, 2024 through June 27, 2024. A copy of the EIR was circulated through the State Clearinghouse (SCH# 2023020290), posted on the City’s website, and was available at the Irwindale Public Library, City Clerk’s Office, and Community Development Department. A copy of the EIR and Mitigation Monitoring and Reporting Program was posted on the project’s dedicated website https://www.irwindaleca.gov/590/13620-Live-Oak-Lane---Irwindale-Gateway-; and WHEREAS, the public review period for the Draft EIR ended on June 27, 2024; and
WHEREAS, a Final Environmental Impact Report (SCH# 2023020290) was prepared for the proposed project, including the Draft EIR, comments received on the Draft EIR and responses to those comments, and revisions and corrections to the Draft EIR made in response to comments received; and
WHEREAS, on October 28, 2024, the Irwindale Planning Commission continued its hearing on this item to a date certain (November 26, 2024); and WHEREAS, the Special Planning Commission meeting of November 26, 2024 was later rescheduled to November 14, 2024, and
WHEREAS, revised notices of public hearing were published, posted, and mailed in accordance with the laws, including CEQA, the Government Code, and policies of the City of Irwindale; and
WHEREAS, on November 14, 2024, the Planning Commission conducted a duly noticed Special public hearing on the Irwindale Gateway Specific Plan and corresponding Zone Ordinance Amendment No. 02-2023, and adopted PC Resolution No. 836(24), recommending that the City Council adopt an ordinance adopting the Irwindale Gateway Specific Plan; and
WHEREAS, notice of a public hearing before the City Council on the proposed Specific Plan adoption, was given in accordance with applicable law; and WHEREAS, on January 8, 2025, the Irwindale Planning Commission continued its hearing on this item to a date certain (January 22, 2025); and WHEREAS, on January 22, 2025, the City Council conducted a duly noticed public hearing, as required by law, on the proposed Application at which time oral and documentary evidence was introduced along with the written recommendation of the City of Irwindale City Council, received public testimony, and directed Staff to revise the draft Specific Plan document, Resolutions and Ordinances to remove all references to Battery Energy Storage Systems (BESS), and put on the February 26, 2025 Consent Calendar; and

Ordinance No. 787
ZOA No. 02-2023

WHEREAS, on February 26, 2025, the City Council adopted the revised Resolutions, Ordinances and Specific Plan document; and WHEREAS, a copy of the proposed Specific Plan as presented to the City Council is on file with the Community Development Department, City Clerk’s Office, and additional printed copies are also posted at the Irwindale Public Library, and an electronic copy is provided on the project’s dedicated webpage; and WHEREAS, the City Council has considered the staff report and all of the information, evidence, and testimony received at the public hearing, including the recommendation of the Planning Commission; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF IRWINDALE DOES ORDAIN AS FOLLOWS:

SECTION 1. The Recitals above are true and correct and incorporated herein by this reference.

SECTION 2. Based upon substantial evidence presented to the City Council during the public hearing, including written staff reports and verbal testimony, all of which shall constitute the entire record of this matter, the City Council hereby finds and determines:
a. The Irwindale Gateway Specific Plan is consistent with the Irwindale General Plan, as amended through General Plan Amendment No. 02-2022. The Property was previously contemplated in the City’s General Plan as a landfill in the stage of reclamation. The Nu-Way Live Oak Reclamation Operations Plan is currently active and expected to be completed in approximately 2026. Upon completion of reclamation, the property will be graded to match the adjacent grade.

The final reclaimed and rough graded site, consistent with the previous General Plan designation, serves as the baseline for the Irwindale Gateway Specific Plan.

General Plan Amendment No. 02-2022 processed concurrently designates the site as the Irwindale Gateway Specific Plan. The Irwindale Gateway Specific Plan is intended to encourage the highest and best use for the subject property to guide the development of a former landfill and sand and gravel quarry into a productive site based on its unique characteristics and will be in the best interests and welfare of the City and its residents. The Specific Plan is therefore consistent with the City’s General Plan Land Use Designations and the Zoning Designation, as amended.

Ordinance No. 787
ZOA No. 02-2023

Furthermore, the Community Development Element of the General Plan promotes several policies that support the adoption of the Specific Plan and associated entitlements. Community Development Element Policy 1 strives to preserve the overall mix of land uses and development in the community. Community Development Element Policy 3 seeks to ensure that the type, location, and intensity of all new development and intensified developments adhere to the requirements specified in its particular land use category. Community Development Element Policy 5 promotes the comprehensive development consistent with the General Plan as opposed to piecemeal and incremental planning. The Irwindale Gateway Specific Plan implements policies set forth in the General Plan, to provide direction for the development of the business park over several years, addresses sustainable practices on and off-site, promotes compatibility with surrounding areas, and provides a unique and flexible policy document that facilitates orderly development of the site. b. Based on the above findings, the Irwindale Gateway Specific Plan and the City Council’s adoption thereof complies with Government Code Section 65450 et seq.

SECTION 3. Based upon the substantial evidence and testimony received at the public hearing and the findings and conclusions set forth hereinabove, the City Council hereby accepts the recommendation of the Planning Commission and hereby adopts the Irwindale Gateway Specific Plan, on file with the Community Development Department and as presented to the City Council at the time of the adoption of this Ordinance.

SECTION 4. Pursuant to the authority and criteria contained in the California Environmental Quality Act (CEQA) of 1970, as amended, and the City of Irwindale environmental guidelines, the City Council finds that the Environmental Impact Report (EIR) for The Irwindale Gateway Specific Plan (State Clearinghouse (SCH) No. 2023020290), including the Mitigation Monitoring and Reporting Program and Findings of Fact and Statement of Overriding Considerations adequately describes the Project and its potential impacts, as well as the impacts potentially resulting from the approval of the Irwindale Gateway Specific Plan for the purposes of CEQA review, and it is consistent with the analysis of the Project within the City Council certified Final Environmental Impact Report, adopted Mitigation Monitoring and Reporting Program, adopted Findings of Fact, and adopted Statement of Overriding Considerations.

SECTION 5.If any section, subsection, subdivision, paragraph, sentence, clause or phrase, or portion of this Ordinance is, for any reason, held to be unconstitutional or invalid or ineffective by any court of competent jurisdiction , such decision shall not affect the validity or effectiveness of the remaining portions of this Ordinance or any part thereof. The City Council herby declares that it would have adopted this Ordinance and each section, subsection, subdivision, paragraph , sentence, clause or phrase of this Ordinance irrespective of the fact that one or more

Ordinance No. 787
ZOA No. 02-2023

sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases be declared unconstitutional or invalid or ineffective. To this end, the provisions of this Ordinance are declared severable.

SECTION 6. This Ordinance shall take effect thirty (30) days after its adoption. The City Council hereby authorizes and directs the Mayor and the Chief Deputy City Clerk to execute this Ordinance on behalf of the City of Irwindale forthwith upon its adoption.

SECTION 7. The Chief Deputy City Clerk shall certify as to the passage of this Ordinance and shall cause the same to be published and/or posted at the designated locations in the City of Irwindale.

PASSED, APPROVED AND ADOPTED this 26th day of February 2025.

Larry G. Burrola, Mayor
ATTEST:

Laura M. Nieto, MMC
Chief Deputy City Clerk
STATE OF CALIFORNIA }
COUNTY OF LOS ANGELES } ss.

CITY OF IRWINDALE }
I, Laura M. Nieto, Chief Deputy City Clerk of the City of Irwindale, do hereby certify that the foregoing Ordinance No. 787 was duly introduced at a regular meeting of the Irwindale City Council held on the 26th day of February 2025, and was duly approved and adopted on second reading at its regular meeting held on the 12th day of March 2025, by the following vote of the Council:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:

ABSTAIN: Councilmembers:

Laura M. Nieto, MMC
Chief Deputy City Clerk

Ordinance No. 787
ZOA No. 02-2023

Exhibit:

A. Clean Irwindale Gateway Specific Plan (dated February 20, 2025)

IRWINDALE GATEWAY

SPECIFIC PLAN

CITY OF IRWINDALE – FEBRUARY 20, 2025

PREPARED BY
SAGECREST PLANNING+ENVIRONMENTAL

1. INTRODUCTION............................................................................................................................................2

1.1 OVERVIEW..............................................................................................................................................................2

1.2 BACKGROUND .........................................................................................................................................................2

1.3 DESCRIPTION OF SPECIFIC PLAN CONTENTS ...................................................................................................................3

1.4 DESCRIPTION OF SPECIFIC PLAN AREA ..........................................................................................................................3

1.5 SPECIFIC PLAN ORGANIZATION....................................................................................................................................7

2. PURPOSE AND INTENT OF SPECIFIC PLAN .....................................................................................................8

2.1 PURPOSE AND INTENT ...............................................................................................................................................8

2.2 SPECIFIC PLAN AUTHORITY .........................................................................................................................................8

2.3 STATEMENT OF OBJECTIVES........................................................................................................................................9

3. RELATIONSHIP TO OTHER LAND USE REGULATIONS ...................................................................................11

3.1 GENERAL PLAN CONSISTENCY ...................................................................................................................................11

3.2 RELATIONSHIP TO ZONING CODE ...............................................................................................................................16

3.3 SUBDIVISIONS........................................................................................................................................................17

4. LAND USE ...................................................................................................................................................19

4.1 GENERAL PROVISIONS .............................................................................................................................................19

4.2 SUMMARY OF LAND USE PLAN..................................................................................................................................19

5. TRANSPORTATION AND CIRCULATION .......................................................................................................22

5.1 PURPOSE AND INTENT .............................................................................................................................................22

5.2 VEHICULAR CIRCULATION.........................................................................................................................................22

5.3 NON-VEHICULAR CIRCULATION.................................................................................................................................26

6. DEVELOPMENT STANDARDS.......................................................................................................................29

6.1 PURPOSE AND INTENT .............................................................................................................................................29

6.2 DEFINITIONS..........................................................................................................................................................29

6.3 PERMITTED USES ...................................................................................................................................................29

6.4 DEVELOPMENT STANDARDS - INDUSTRIAL AND BUSINESS PARK .......................................................................................32

6.5 LANDSCAPE ...........................................................................................................................................................34

7. DESIGN GUIDELINES ...................................................................................................................................36

7.1 PURPOSE AND INTENT .............................................................................................................................................36

7.2 APPLICABILITY........................................................................................................................................................36

7.3 SITE PLANNING ......................................................................................................................................................36

7.4 BUILDING ARCHITECTURE.........................................................................................................................................37

7.4.1 Architectural Design...................................................................................................................................37

7.4.2 Building Form.............................................................................................................................................37

7.4.3 Building Materials, Colors, and Textures ...................................................................................................41

7.4.4 Windows and Doors...................................................................................................................................43

7.4.5 Functional Elements...................................................................................................................................43

7.5 LANDSCAPE ARCHITECTURE ......................................................................................................................................45

7.5.1 Plant Palette ..............................................................................................................................................47

7.5.2 Entry Treatments and Project Identification..............................................................................................48

7.5.3 Streetscapes...............................................................................................................................................57

7.6 FENCES AND WALLS................................................................................................................................................60

7.7 LIGHTING..............................................................................................................................................................63

8. UTILITY INFRASTRUCTURE ..........................................................................................................................65

8.1 WATER ................................................................................................................................................................65

8.2 SANITARY SEWER ...................................................................................................................................................65

8.3 STORM WATER DRAINAGE .......................................................................................................................................65

8.4 DRY UTILITIES........................................................................................................................................................66

9. IMPLEMENTATION .....................................................................................................................................72

9.1 OVERVIEW............................................................................................................................................................72

9.2 SEVERABILITY.........................................................................................................................................................72

9.3 INTERPRETATIONS AND DETERMINATIONS ...................................................................................................................72

9.4 SITE PLAN AND DESIGN REVIEW ................................................................................................................................72

9.5 CONDITIONAL USE PERMITS .....................................................................................................................................72

9.6 MINOR VARIANCE ..................................................................................................................................................73

9.7 AMENDMENTS TO THE SPECIFIC PLAN ........................................................................................................................73

9.8 SUBDIVISION .........................................................................................................................................................73

9.9 FINANCING OF DEVELOPMENT IN DEVELOPMENT AREA..................................................................................................73

9.10 MAINTENANCE PLAN ............................................................................................................................................73

9.11 CALIFORNIA ENVIRONMENTAL QUALITY ACT..............................................................................................................75

IRWINDALE GATEWAY SPECIFIC PLAN I. INTRODUCTION
1 INTRODUCTION I.

IRWINDALE GATEWAY SPECIFIC PLAN I. INTRODUCTION
2 1. Introduction

1.1 Overview
The Irwindale Gateway Specific Plan (“Specific Plan”) provides a comprehensive land use program to guide the development of an approximately 66.64-acre property in the City of Irwindale, California.

The Specific Plan covers an approximately 52.65-acre developable portion (the “Development Area”) and 13.99 acres of undevelopable area (SCE easement and roadway dedications). The Specific Plan land use concept features an industrial business park with up to 997,796 square feet of building space. The Development Area is envisioned as a place where industrial businesses can thrive and encourage further economic investment in the City of Irwindale (the “City”). Its contemporary design will enhance the visual quality of the currently vacant site.

Notwithstanding anything to the contrary contained herein, any improvements shown on the figures contained herein are conceptual and for illustrative purposes only, and it shall not be a requirement that improvements be located, designed, or constructed as shown on such figures.

1.2 Background
The Development Area is the site of a former quarry. In the late 1980’s, quarry activities ceased, and the site was designated for reclamation as required by the State Surface Mining and Reclamation Act of 1975 (SMARA). On December 15, 1994, the City adopted Resolution 94-55-1381, approving a conditional use permit authorizing the operation of an inert landfill to “fill and restore the depleted gravel pit.” In connection with the approval, the City prepared and certified an Environmental Impact Report, State Clearinghouse No. 88060819, and adopted a related Statement of Overriding Considerations. Additionally, there are three existing billboards on the site. An approved grading plan was issued on September 16, 2022 to fix previous inert material that had been improperly placed. The inert debris remedial grading operation is bringing the site back to productive use with geotechnically certified fill.

3 IRWINDALE GATEWAY SPECIFIC PLAN I. INTRODUCTION
Figure 1-1 – Site Photo

1.3 Description of Specific Plan Contents
This Specific Plan guides development of the Development Area by setting forth a land use plan, transportation and circulation plan, infrastructure plans, development standards, and design guidelines that address building placement, architectural style, landscaping, and other design elements. The substantive design elements of the buildings create visual interest, unity, and compatibility through the treatment of exterior building materials, colors, and façades as well as building placement, massing, and scale. In addition, a cohesive landscaping program will provide pleasing views of the Development Area from on- and off-site locations. Altogether, the various elements of the built environment in the Development Area will enhance the visual quality of the site and create an attractive development within the City.

From a long-term operational perspective, the Specific Plan accommodates industrial, and business park. These types of uses serve to encourage economic investment, jobs, and business opportunities in the City of Irwindale and assist in maintaining sustained economic stability and growth.

1.4 Description of Specific Plan Area
As shown on Figure 1-2, Vicinity Map, the Specific Plan area is located in the western portion of the

4 IRWINDALE GATEWAY SPECIFIC PLAN I. INTRODUCTION
City of Irwindale, immediately east of I-605, north of Live Oak Avenue and south of Arrow Highway.

The City of Baldwin Park is located to the southeast. The I-605 Freeway forms the western boundary of the Specific Plan Area with the I-605/Live Oak Avenue interchange located immediately southwest of the Specific Plan Area and the I-605/Arrow Highway interchange located immediately northwest of the Specific Plan Area.

As shown on Figure 1-3, Aerial Photograph, surrounding land uses include the Southern California Edison Rio Hondo Sub-station, located on the south side of Live Oak Avenue, and the Santa Fe Dam Flood Control Basin, located on the north side of Arrow Highway. The land located east of the Specific Plan Area is used for industrial purposes. Access to the Specific Plan Area is provided through an established local roadway network. The Development Area is within walking distance (half mile) of the nearest Foothill Transit bus stop (Line 492) on Live Oak Avenue and Stewart Avenue.

IRWINDALE GATEWAY SPECIFIC PLAN I. INTRODUCTION
FIGURE 1-2 – VICINITY MAP 5

IRWINDALE GATEWAY SPECIFIC PLAN I. INTRODUCTION
6 FIGURE 1-3 – AERIAL PHOTGRAPH

IRWINDALE GATEWAY SPECIFIC PLAN I. INTRODUCTION
7 1.5 Specific Plan Organization
This Specific Plan is organized into the following sections:
➢ Section 1 – Introduction
➢ Section 2 – Purpose and Intent of Specific Plan
➢ Section 3 – Relationship to Other Land Use Regulations ➢ Section 4 – Land Use
➢ Section 5 – Transportation and Circulation
➢ Section 6 – Development Standards
➢ Section 7 – Design Guidelines
➢ Section 8 – Utility Infrastructure Plan
➢ Section 9 – Implementation
Unless otherwise defined in this Specific Plan, the meaning of capitalized words, phrases, titles, and terms shall be the same as provided in the City of Irwindale Municipal Code and the City of Irwindale Commercial and Industrial Design Guidelines.

IRWINDALE GATEWAY SPECIFIC PLAN II.PURPOSE AND INTENT OF SPECIFIC PLAN 7 Purpose and Intent of Specific Plan II.

IRWINDALE GATEWAY SPECIFIC PLAN II.PURPOSE AND INTENT OF SPECIFIC PLAN 8 2. Purpose and Intent of Specific Plan

2.1 Purpose and Intent
This Specific Plan, adopted by ordinance, establishes the development regulations, allowable land uses, design guidelines, and implementation procedures for the Development Area. The Specific Plan establishes the effective zoning for the Development Area. In addition, circulation and other infrastructure improvements such as water, wastewater, and stormwater drainage systems are addressed by this Specific Plan to ensure their proper sizing and timely installation.

2.2 Specific Plan Authority
This Specific Plan is a regulatory document prepared pursuant to the provisions of California Government Code §§ 65450 through 65457, which grant local government agencies the authority to prepare specific plans for the systematic implementation of their general plan for all or part of the area covered by the general plan.

California Government Code §§ 65450 through 65457 establish the authority to adopt a specific plan, identify the required contents of a specific plan, and mandate consistency with the general plan.

According to California Government Code § 65451:
(a) A specific plan shall include text and a diagram or diagrams which specify all of the following in detail:
(1) The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan.
(2) The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan. (3) Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. (4) A program of implementation measures including regulations, programs, public works projects, and financing measures, necessary to carry out items (1), (2), and (3) (b) The specific plan shall include a statement of the relationship of the specific plan to the general plan.

This Specific Plan includes each of the required elements listed above and establishes the essential link for how the Specific Plan is consistent with the policies of the City of Irwindale General Plan (the “General Plan”). The Specific Plan provides the City of Irwindale’s staff and decision makers, as well as developers, investors, the community at-large, utility providers, public service districts, and others with a comprehensive plan establishing regulations, conditions, and programs for guiding the systematic development of the Development Area. All future development plans and implementing

IRWINDALE GATEWAY SPECIFIC PLAN II.PURPOSE AND INTENT OF SPECIFIC PLAN 9 actions within the Development Area are required to be consistent with the regulations set forth in this Specific Plan and with all other applicable City, County, State, and federal regulations.

2.3 Statement of Objectives
To ensure the functional integrity, economic viability, and positive aesthetic appearance of the Development Area, the following planning and development goals are established:
➢ Create a comprehensive land use plan for the re-use of a reclaimed sand and gravel quarry. ➢ Provide guidelines and standards for the development of state-of-the-art buildings that can accommodate various industrial and manufacturing uses, including warehouse distribution, logistics, and fulfillment centers with proximate access to Interstate 605 on- and off-ramps. ➢ Ensure that infrastructure plans for water, sewer, drainage, dry utility, and solid waste disposal are adequately designed for the Specific Plan. ➢ Provide a circulation system that meets transportation requirements and minimizes potential adverse impacts on the surrounding area.
➢ Provide guidelines and standards for architecture, landscaping, walls, fencing, lighting, and entry treatments that are compatible with the design and architecture of the surrounding uses.

10 IRWINDALE GATEWAY SPECIFIC PLAN III.RELATIONSHIP TO OTHER LAND USE REGULATIONS III. Relationship to other Land Use
Regulations

11 IRWINDALE GATEWAY SPECIFIC PLAN III.RELATIONSHIP TO OTHER LAND USE REGULATIONS

3. Relationship to Other Land Use
Regulations
California Government Code § 65454 requires a specific plan to be consistent with the local General Plan. As part of the adoption of this Specific Plan, a General Plan Amendment changes the General Plan land use designation for the Specific Plan Area from “Regional Commercial” to “Specific Plan”, and a Zoning Ordinance Amendment changes the zoning designation for the Specific Plan Area from “M2 (Heavy Manufacturing)” to “Irwindale Gateway Specific Plan”. The adoption of this Specific Plan establishes the zoning regulations for the Specific Plan Area in order to implement the Geneal Plan land use designation of “Specific Plan” for the Specific Plan Area.

The Specific Plan provides for a land use plan and development standards, which reflect the objectives in Section 2, governing development of the principal physical components of the Development Area, including, but not limited to: buildings, circulation and parking facilities, landscaping, open space, and utility improvements. The Specific Plan provides for the standards that establish the general type, parameters, and character of development with the goal of creating an integrated and unified environment that is compatible with its surrounding area. The Specific Plan also provides a plan for infrastructure improvements to serve the Development Area including the development of a new detention basin within the SCE Easement Area for collection of project storm water flows. The detention basin will replace an existing, unimproved natural retention basin located within the SCE Easement Area.

3.1 General Plan Consistency
The Specific Plan is designed to meet the goals established in the City’s General Plan by providing a framework for the future development of the Development Area. The Specific Plan is designed to be consistent with, and serves as an extension of, the City’s General Plan. The Specific Plan is consistent with the following General Plan Land Use Element policies and objectives:

GENERAL PLAN POLICY SPECIFIC PLAN CONSISTENCY

COMMUNITY DEVELOPMENT ELEMENT (CDE)
Issue Area – Land Use Planning: The City of Irwindale is committed to the development of a comprehensive land use plan that will enhance the City’s livability and economic base for future generations.

CDE Policy 1: The City of Irwindale, through
continued comprehensive land use planning,
will strive to preserve the overall mix of land
uses and development in the community.

The Specific Plan is consistent with the City’s
goal of preserving the overall mix of land uses
and development in the community by setting
forth a land use plan and development
regulations for how the reclaimed former quarry
located in the Development Area will
accommodate industrial and business park uses.

IRWINDALE GATEWAY SPECIFIC PLAN III. RELATIONSHIP TO OTHER LAND USE REGULATIONS 12 CDE Policy 2: The City of Irwindale will continue
to plan for the transition of the quarries located
within the City to other land uses.

The Development Area is a remediated former
quarry. The Specific Plan allows the transition of
the site to a productive and economically
beneficial development for the City of Irwindale.

CDE Policy 3: The City of Irwindale will continue
to ensure that the type, location, and intensity
of all new development and intensified
developments adhere to the requirements that
are specified for their particular land use
category in the General Plan.

The Specific Plan provides a development plan,
infrastructure plans, development standards,
and design guidelines that address building
placement, architectural style, landscaping, and
other design elements to address the specific
characteristics of the site consistent with the
General Plan land use designation of Specific
Plan.

CDE Policy 5: The City of Irwindale will continue
to promote comprehensive development
consistent with the General Plan as opposed to
piecemeal and incremental planning.

The Specific Plan implements policies set forth
in the General Plan by providing a
comprehensive plan and direction for the longterm development of the Development Area.

The Specific Plan provides for implementation of
uniform development regulations and design
guidelines and addresses sustainable practices,
to promote compatibility with surrounding
areas. Adoption of the Specific Plan provides for
the comprehensive development of the
Development Area, thereby avoiding planning
of piecemeal development.

Issue Area – Economic Development: The City of Irwindale intends to continue its pursuit and promotion of economic development that will provide jobs and revenue for the community.

CDE Policy 10: The City of Irwindale will promote
development that will benefit the community as
a whole in terms of both jobs and revenue
generation.

The Specific Plan allows for up to 997,796
square feet of industrial and business park uses
on a former quarry site. Revenue benefits to the
City of Irwindale may include but not be limited
to increased property tax revenue and point-ofsale tax revenue. In addition, the Specific Plan will allow for development of uses leading to
creation of jobs that can be filled by residents of
the City and surrounding communities.

Issue Area – Urban Design: The City of Irwindale will continue its efforts in improving the appearance of the community.

CDE Policy 12: The City of Irwindale will continue
to promote quality design in the review and
approval of commercial and industrial
development through the application of the
commercial and industrial design guidelines.

The Specific Plan promotes quality design by
providing guidelines and standards for
landscaping, architecture, walls, fencing,
signage, lighting, and entry treatments
addressing the specific character of the site and
proposed uses to maintain compatibility with

IRWINDALE GATEWAY SPECIFIC PLAN III. RELATIONSHIP TO OTHER LAND USE REGULATIONS 13 the design and architecture of the surrounding
uses.

CDE Policy 14: The City of Irwindale will continue
to promote property maintenance in all areas of
the City.

The Specific Plan defines the entities
responsible for maintenance of publicly and
privately-owned improvements within the
Specific Plan Area, including roadways and
utility infrastructure (refer to Section 9.10 and
Table 9-1). Compliance with the Specific Plan’s
maintenance program ensures that all
improvements within the Specific Plan Area are
properly and perpetually maintained.

CDE Policy 16: The City of Irwindale will continue
to work towards the development of
streetscape, sign standards, and a Public Art
Program.

The Design Guidelines for the Specific Plan (refer
to Section 7) establish comprehensive
streetscape design standards for the Irwindale
Gateway Specific Plan’s frontage on Arrow
Highway, Live Oak Avenue and Live Oak Lane
promoting a welcoming visual environment for
employees, visitors, and passersby. Signage will
conform to City standards.

INFRASTRUCTURE ELEMENT (IE)
Issue Area – Maintenance of Service Standards: City of Irwindale will continue to maintain the highest levels of public service to respond to the existing and future demand for such services.

IE Policy 1: The City will continue to support
the efforts of the City of Irwindale Public
Works Department in maintaining the highest
service standards feasible.

IE Policy 2: The City will continue to cooperate
with those utility providers in the City to
ensure that sufficient infrastructure capacity
is available to meet current and future service
demands.

The Specific Plan requires improvements to be
made to roadways and public
utilities/infrastructure in conjunction with
future development of the Development Area
and as required by the City of Irwindale and
applicable public service providers.

Improvements are required to be made by the
developers as necessary to serve the
Development Area while maintaining adequate
service levels for existing surrounding land
uses. Plans for water, sewer, storm water, dry
utilities, and solid waste disposal are provided
in Section 8, Utility Infrastructure.

Issue Area – Traffic and Circulation: The City of Irwindale will strive to improve safe and efficient circulation in the City.

IE Policy 3: The City of Irwindale will continue
to develop and enhance the existing streets
and intersections in the City.

IE Policy 4: The City of Irwindale will strive to
ensure that all new development implements
its “fair-share” of infrastructure
The Specific Plan includes roadway and
sidewalk improvement plans to facilitate
efficient vehicular and non-vehicular
transportation through and around the
Development Area. With implementation of
the circulation improvements identified in
Section 5 of the Specific Plan, traffic impacts

IRWINDALE GATEWAY SPECIFIC PLAN III. RELATIONSHIP TO OTHER LAND USE REGULATIONS 14 improvements to offset the potential adverse
impacts associated with the additional traffic
that will be generated by the new
development.
generated by development in the Development
Area will be offset to the City of Irwindale’s
satisfaction. Furthermore, developers of land
within the Development Area will be
responsible for funding and/or construction of
the required infrastructure improvements as
set forth by the Specific Plan.

RESOURCE MANAGEMENT ELEMENT (RME)
Issue Area – Natural Resources. The City of Irwindale will continue to cooperate in the maintenance and conservation of the area‘s natural resources.

RME Policy 1: The City of Irwindale will
continue to work with the quarries and other
regulatory agencies to facilitate their
reclamation.

RME Policy 3: The City of Irwindale will work
with the quarry owners and/or operators and
regulatory agencies to help facilitate their
timely reclamation.

The Development Area is a former quarry site,
which is the subject of an ongoing inert debris
remedial grading operation being conducted to
return the site to productive use. This Specific
Plan provides guidelines and development
standards for the redevelopment of the site. As
such, the Specific Plan provides a
comprehensive plan for the transition of the
site to a productive and economically
beneficial development for the City of
Irwindale.

Issue Area – Resource Preservation. The City of Irwindale will maintain and preserve those natural and man-made amenities that contribute to the City‘s livability.

RME Policy 11: The City of Irwindale supports
the ethic of conservation of non-renewable
resources. This includes efforts to reduce the
use of energy (in any form), greenhouse gas
(GHG) emissions (consistent with AB 32) and
efforts to find new and more energy efficient
methods for delivering services. The City
supports the development of building
standards that enable the community to
design energy saving features such as solar
energy systems, water efficient landscaping,
and sustainable, green, and energy efficient
building standards.

The Specific Plan allows industrial land uses
adjacent to Interstate 605 and approximately

1.8 miles from Interstate 210. By its location
near major transportation corridors, the
Specific Plan has the potential to reduce vehicle
miles traveled, which would reduce tailpipe
emissions – a major source of greenhouse
gases. In addition, buildings in the
Development Area will be required to comply
with the California Green Building Standards
Code, the City’s Model Water Efficient
Landscape Ordinance (MWELO), and will
incorporate additional sustainable design
features that minimize water use and maximize
energy efficiency.

Issue Area – Mining and Reclamation. The following policies focus on those City policy actions that can be taken to improve environmental compliance, reclamation planning, and long-term economic improvement of the mines and quarries (inactive, active, and reclaimed) in Irwindale.

RME Policy 19: The City of Irwindale will
consider environmental justice issues as they
are related to potential health impacts
The Development Area is a former quarry that
was filled improperly with inert debris and
reclaimed beginning in 2023. Air pollution

IRWINDALE GATEWAY SPECIFIC PLAN III. RELATIONSHIP TO OTHER LAND USE REGULATIONS 15 associated with air pollution and ensure that
all land use decisions, including enforcement
actions, are made in an equitable fashion to
protect residents, regardless of age, culture,
ethnicity, gender, race, socioeconomic status,
or geographic location from the health effects
of air pollution.
emissions historically associated with mining
and filling have ceased and air pollutant
emissions associated with development of the
Specific Plan would be generated primarily by
mobile sources (tailpipe emissions from
vehicles traveling to and from the property).

These air pollutant emissions are regulated at
the federal and State levels through mandated
vehicle engine performance standards and fuel
content requirements. The Development Area
is surrounded by flood control uses to the
north and east, the Southern California Edison
Rio Hondo sub-station to the south, and
Interstate 605 and quarry uses to the west. As
such, there are no known or probable
environmental justice issues associated with
developing the Specific Plan land uses.

RME Policy 25: The City of Irwindale will
monitor traffic and congestion to determine
when and where the City needs new
transportation facilities to achieve increased
mobility efficiency.

The Specific Plan requires roadway and
sidewalk improvements for new developments
to facilitate efficient vehicular and nonvehicular transportation through and around the Development Area. The Specific Plan
provides for required roadway improvements,
including to the north side of Live Oak Avenue
and Live Oak Lane. Transportation and
roadway improvements identified in Section 5
of this Specific Plan ensure that the segments
of Live Oak Avenue and Live Oak Lane adjacent
to the Development Area will operate at an
acceptable service level.

PUBLIC SAFETY ELEMENT (PSE)
Issue Area – Emergency Preparedness. The City of Irwindale will strive to maintain the highest levels of readiness to respond to disasters or local emergencies.

PSE Policy 3: The City of Irwindale will work to
reduce potential hazards through
conscientious land use planning. The City shall
require liquefaction assessment studies as
part of development proposals in areas
identified by the California Geological Survey
as susceptible to liquefaction. The studies
shall be conducted in accordance with the
California Geological Survey’s Special
Publication 117; Guidelines for Evaluating and
Mitigating Seismic Hazards in California, and
The Development Area is the site of a reclaimed
former quarry. The inert debris deposited at the
property during the reclamation process
consists of a combination of crushed rock, fine
silt, and clean construction and demolition
waste (e.g., broken concrete, asphalt, brick, soil)
that complies with applicable State of California,
Los Angeles County, and City of Irwindale
standards. Prior to backfill, the inert debris was
blended, moisture conditioned, and compacted
for stability in accordance with State of

IRWINDALE GATEWAY SPECIFIC PLAN III. RELATIONSHIP TO OTHER LAND USE REGULATIONS 16 the Southern California Earthquake Centers
(1999) procedures to implement Special
Publication 117 – Liquefaction Hazards (both
documents are incorporated herein by
reference). On sites shown to be susceptible
to liquefaction, the City shall require the
implementation of mitigation measures
designed to reduce this hazard to an
acceptable level. The City shall require a State
certified engineering geologist or registered
civil engineer; having competence in the field
of seismic hazard evaluation and mitigation,
to review the study at the Applicant’s
expense. The review shall determine the
adequacy of the hazard evaluation and
proposed mitigation measures and determine
whether the requirements of State law are
satisfied, as described in Special Publication
117 by the California Geological Survey.

California and City of Irwindale requirements of
graded fill materials. Following completion of
reclamation, the Development Area will be
suitable for development and will not be subject
to liquefaction or other geologic stability
hazards. Additionally, site and development
geotechnical investigations will be required for
all subsequent development proposals within
the Development Area. City approval of these
investigations and incorporation of
investigation requirements and
recommendations will be required prior to the
issuance of grading permits to ensure potential
hazards due to liquefaction are addressed.

Issue Area – Noise: The City of Irwindale will work to reduce the high levels of noise exposure associated with the existing development and transportation facilities in the City.

PSE Policy 5: The City of Irwindale will work
towards reducing noise exposure in the City
by considering noise and land use
compatibility in land use planning.

The Development Area does not abut noisesensitive land uses (e.g., residential, schools, etc.). The uses allowed within the
Development Area are compatible with the
surrounding industrial uses. Furthermore, the
potential noise generated by future
developments has been analyzed in the
Irwindale Gateway Specific Plan EIR (as
hereinafter defined) in accordance with the
California Environmental Quality Act and
potential impacts will be mitigated.

3.2 Relationship to Zoning Code
The Title 17 (Zoning Code) of the Irwindale Municipal Code provides a citywide framework of regulations that addresses topics such as permitted uses, development standards, parking and landscaping regulations, permit procedures, and sign regulations.

The Specific Plan serves as the zoning for the Specific Plan Area, and as such, includes the development regulations applicable to the Specific Plan Area. In the event that any provision in the Specific Plan conflicts with the Zoning code, the provisions set forth within the Specific Plan shall prevail. In the event the Specific Plan is silent regarding any Zoning provision applicable to the Development Area, the Zoning Code shall prevail.

IRWINDALE GATEWAY SPECIFIC PLAN III. RELATIONSHIP TO OTHER LAND USE REGULATIONS 17 3.3 Subdivisions
All development in the Development Area shall comply with Title 16 (Subdivisions) of the Irwindale Municipal Code and the Subdivision Map Act (Cal. Government Code § 66410, et. seq), as applicable.

IRWINDALE GATEWAY SPECIFIC PLAN IV. LAND USE
18 Land Use IV.

19 IRWINDALE GATEWAY SPECIFIC PLAN IV. LAND USE

4. Land Use

4.1 General Provisions
This section establishes allowable uses within the Development Area. The Specific Plan allows for a variety of uses, including professional offices, and industrial uses.

The Development Area is planned for the development of warehousing, distribution, fulfillment center, industrial, manufacturing, and office uses. The SCE Easement Area is planned for infrastructure improvements required to serve the Development Area. A breakdown of the size of the areas within the Specific Plan is as follows:

Table 4-1
Area Size
Gross Site Area 66.64 acres
SCE Easement Area 9.61 acres
Right-of-Way Dedication 4.38 acres
Net Developable Area 52.65 acres

4.2 Summary of Land Use Plan
The Development Area may be developed using one of the two following land use plans:

Land Use Plan 1: Consisting of the entire 52.65-acre Development Area (Figure 4-1). If the Development Area is developed to Land Use Plan 1 the entire site would be developed with industrial, manufacturing, warehousing, distribution, fulfillment center, and office uses (collectively, “Industrial and Business Park Uses”). Sites which are developed with industrial, manufacturing, warehousing, distribution, fulfillment center, and/or office uses shall be referred to as “Industrial and Business Park Sites.”
The development of the Development Area according to one of the land uses plans shall not restrict redevelopment of the Development Area according to the other land use plan.

IRWINDALE GATEWAY SPECIFIC PLAN IV. LAND USE
20 FIGURE 4-1 – LAND USE PLAN NO. 1

IRWINDALE GATEWAY SPECIFIC PLAN V. TRANSPORTATION AND CIRCULATION 21 Transportation and Circulation V.

IRWINDALE GATEWAY SPECIFIC PLAN V. TRANSPORTATION AND CIRCULATION 22 5. Transportation and Circulation

5.1 Purpose and Intent
The Circulation Plan for the Specific Plan provides a roadway network to meet the vehicular and nonvehicular needs of employees and visitors and for the transportation of goods to and from the Development Area.

5.2 Vehicular Circulation
The Circulation Plan, as illustrated by Figures 5-1 and 5-2, describes the proposed roadway improvements to accommodate traffic generated by the anticipated Land Use Plan. Vehicular access to the Development Area is provided via Live Oak Avenue, adjacent to the southern boundary of the Specific Plan, and Arrow Highway, which abuts a portion of the northern boundary of the Specific Plan, and Live Oak Lane, a private street extending from Live Oak Avenue to Arrow Highway. Figures 5-1 and 5-2 demonstrate access and on-site circulation for conceptual improvements within the Development Area. Figures 5-3 and 5-4 illustrate the typical design of circulation improvements planned as part of the development project.

The following facilities and improvements are proposed for the primary components of the Specific Plan’s vehicular circulation network:

Live Oak Avenue
Live Oak Avenue forms the southern boundary of the Specific Plan. This public roadway provides east/west access to the Development Area and a connection point to and from I-605. In its fully improved condition, the segment of Live Oak Avenue abutting the Specific Plan features a 106-footwide right-of-way (“ROW”), including 34 feet of pavement in the east travel lane (two lanes), 34 feet of pavement in the west travel lane (two lanes), a 16-foot-wide raised center median that reduces to 5-feet to accommodate an 11-foot left turn lane when needed, and a 9-foot-wide sidewalk with 3- feet of landscape terrace on the south side of the street. As part of the Specific Plan Area’s development, a 5-foot-wide meandering sidewalk and a 5-foot meandering landscaped parkway is provided along the north side of Live Oak Avenue. The existing travel lanes will remain. Live Oak Avenue is a designated truck route. On-street parking is generally prohibited on both sides of the roadway. All frontage improvements to Live Oak Avenue are required to comply with applicable City of Irwindale requirements, including sight distance requirements, except as may otherwise be provided herein. Live Oak Lane (described below) connects to Live Oak Avenue. One direct driveway will connect to Live Oak Avenue at the signalized intersection with Graham Road, which will also allow temporary truck access during construction. The Live Oak Avenue and Live Oak Lane intersection shall become signalized to alleviate the additional traffic delay generated by the new developments.

Arrow Highway
Arrow Highway abuts the portion of the northern boundary of the Specific Plan where Live Oak Lane intersects with Arrow Highway. This public roadway provides east/west access to the Development Area and to/from I-605. The segment of Arrow Highway abutting the Development Area is improved

IRWINDALE GATEWAY SPECIFIC PLAN V. TRANSPORTATION AND CIRCULATION 23 with a 100-foot-wide ROW, including 36 feet of pavement in each direction (2 lanes), a 12-foot-wide raised center median, an existing 5-foot-wide sidewalk 3-foot wide landscaped parkway on both sides of the ROW. The Development Area will not have direct vehicular access to Arrow Highway. Instead, two driveways will provide access to Live Oak Lane on the north side of the Development Area, which provides access to Arrow Highway at an unsignalized right-in-right out intersection. Arrow Highway is a designated truck route. Any frontage improvements to Arrow Highway are required to comply with applicable City of Irwindale requirements, including sight distance requirements, except as may otherwise be provided herein.

Live Oak Lane
Live Oak Lane is an existing collector road that connects the development area to either Live Oak Avenue or Arrow Highway. It is a two-lane undivided road generally oriented in a north-south direction. Live Oak Lane is accessible from public streets and provides the primary ingress and egress for all development within the Development Area. Live Oak Lane will have a 60-foot-wide ROW with 40 feet of pavement and 10 feet of sidewalk with parkway on either side of the street. The pavement area includes a 12’ travel lane and an 8’ wide parking lane on each side of the street. The Live Oak Avenue and Live Oak Lane intersection shall become signalized to alleviate the additional traffic delay generated by the new developments.

Public Alley
A new public alley is provided to connect the northern and southern sections of Live Oak Lane. The public alley is oriented in the north-south direction. The public alley is an undivided two-lane ROW that has varied width, which ranges from 38-feet to 47-feet. One 13-foot-wide travel lane is provided on each direction and an 8-foot parking lane is provided adjacent to the southbound travel lane. On the east side of the public alley is a grass terrace that ranges from 4-feet to 13-feet wide.

Private Driveways and Drive Aisles
Interior private driveways and drive aisles are proposed to connect individual building sites within the Development Area and provide vehicular access to Live Oak Avenue and Live Oak Lane. Private driveways and drive aisles provide vehicular access for automobiles and trucks to parking lots, truck courts, loading dock areas, etc. The locations, alignments, and widths of private driveways and drive aisles will be determined at the time buildings are designed and positioned as part of implementing development projects and are subject to approval of the Director of Engineering.

Interstate 605
I-605 is located immediately west of the Specific Plan and is under the authority of the California Department of Transportation (“Caltrans”). Because the freeway falls completely outside of the Specific Plan Area’s boundary, development of the Development Area does not affect Caltrans’ plans for the operation and maintenance of I-605. Drivers of I-605 have convenient access to the Development Area via the on-/off-ramps at Live Oak Avenue and on-/off-ramp at Arrow Highway.

24 IRWINDALE GATEWAY SPECIFIC PLAN V. TRANSPORTATION AND CIRCULATION FIGURE 5-1 – CONCEPTUAL CIRCULATION

25 IRWINDALE GATEWAY SPECIFIC PLAN V. TRANSPORTATION AND CIRCULATION FIGURE 5-2 – TYPICAL ROW CROSS-SECTION

IRWINDALE GATEWAY SPECIFIC PLAN V. TRANSPORTATION AND CIRCULATION 26 5.3 Non-Vehicular Circulation
The Specific Plan provides for convenient pedestrian movement and circulation within the portion of the Development Area that is accessible to the public via an integrated sidewalk network that is to be designed on individual building sites. As illustrated on 5-6 “Conceptual Non-Vehicular Access,”, sidewalks are provided in the public right-of-way along the north side of Live Oak Avenue adjacent to the Development Area. Minimum 5-foot-wide sidewalks are or may be located along both sides of Live Oak Lane to facilitate pedestrian circulation between Arrow Highway and Live Oak Avenue.

Crosswalks are designed at signalized intersections to ensure pedestrian safety. Foothill Transit is a public transit agency that serves the City of Irwindale. A bus stop at Live Oak Avenue and Stewart Avenue is located less than a mile from the Development Area and a bus stop at Rivergrade Road and Arrowhead Hwy is located approximately within a mile and a half of the Development Area.

Both Arrow Highway and Live Oak Avenue are Bicycle Priority Corridors in the City’s Active Transportation Plan. Development in the Development Area would not impact proposed new bicycle facilities along the roadways.

IRWINDALE GATEWAY SPECIFIC PLAN V. TRANSPORTATION AND CIRCULATION 27 FIGURE 5-3 – CONCEPTUAL NONVEHICULAR ACCESS PLAN

IRWINDALE GATEWAY SPECIFIC PLAN VI. DEVLOPMENT STANDARDS 28 Development Standards VI.

IRWINDALE GATEWAY SPECIFIC PLAN VI. DEVELOPMENT STANDARDS 29 6. Development Standards

6.1 Purpose and Intent
This section establishes development standards applicable to all developments within the Development Area. The standards provided herein work in concert with the architecture and landscape guidelines set forth in Section 7, Design Guidelines, to achieve the vision of the Specific Plan. All new developments and alterations to existing land uses and structures in the Development Area shall be designed, constructed, and established in compliance with the requirements of this Section.

6.2 Definitions
As used herein, the following terms shall have the following meanings:
“Building”: Any structure having a roof supported by columns or by walls and intended for the shelter, housing or enclosure of persons, animals or property of any kind. “Height”: The vertical distance as measured from the highest finished grade adjacent to a Building or structure to the highest point of the same Building or structure, including any building parapet or equipment screening walls.

6.3 Permitted Uses
Uses are permitted in the Specific Plan as indicated in Table 6-1. Uses not identified in this table are not permitted unless it is determined by the Community Development Director that a use is similar to other permitted uses, pursuant to the provisions of Section 9.3.

The symbols shown in Table 6-1 are defined as follows:
➢ “P” means the use is permitted by right, subject to applicable development standards and requirements of this Specific Plan.
➢ “C” means the use is conditionally permitted, subject to the approval of a Conditional Use Permit application in accordance with the requirements of the Zoning Code. ➢ “A” means the use is permitted by right, provided the use is ancillary to the primary or conditionally permitted use of the property.
➢ “DA” means the use is subject to a Development Agreement. ➢ "X” means the use is prohibited.

Table 6-1 Allowable Uses
USE
LAND
USE
PLAN 1
LAND
USE
PLAN 2

ADDITIONAL NOTES
Professional Offices and Services

IRWINDALE GATEWAY SPECIFIC PLAN VI. DEVELOPMENT STANDARDS 30 USE
LAND
USE
PLAN 1
LAND
USE
PLAN 2

ADDITIONAL NOTES
Administrative and professional offices P P
Banks and Financial Institutions P P With and without drive-thru Data processing and storage centers P P
Industrial, Warehousing, Fabricating, and Manufacturing Uses Automobile and truck repair garages C C .

Bakeries and confectionaries, including
manufacturing and wholesale P P
Bottling plants P P
Billboards P P
Subject to Chapter 17.20
(Billboards) of the IMC
Computer and electronic parts
manufacturing and assembly P P
Concrete and concrete products
manufacture C C
Distribution warehouses, general
warehouses, and fulfillment centers, for dry
goods
P P
Distribution warehouses, general
warehouses, and fulfillment centers for
chilled, cooled, or frozen goods
P P
A maximum of 387,500 square
feet (SF) of chilled, cooled and
freezer warehouse space is
permitted in the Development
Area.

Fabricating and machining of metal, glass,
wood, stone, or paper. P P
Includes direct-to-consumer
sales of goods and/or products
on the premises, that are either
manufactured, warehoused, or
wholesaled on-site.

Food commissaries C C
Manufacturing or processing of food P P
Limited to manufacture,
wholesale and/or distribution
only. Does not include animal
slaughter.

IRWINDALE GATEWAY SPECIFIC PLAN VI. DEVELOPMENT STANDARDS 31 USE
LAND
USE
PLAN 1
LAND
USE
PLAN 2

ADDITIONAL NOTES
Industrial retail sales A A
Limited to 15% of the Building’s
gross sf
Industrial robotics manufacturing and
assembly P P
Job printers P P
Joining and assembly manufacturing P P
Machine Shops P P
Machinery manufacture P P
Manufacturing and assembly of products
made with wood, stone, fiber, textile,
paper, plastic, canvas, casein, cork, clay,
metal, pharmaceutical, cosmetic, electrical,
glass, and wax
P P
Motor vehicle storage P P Indoor storage only
Motor vehicle washing, cleaning, and
detailing, includes mechanical or hand
motor vehicle washing.

A A
This ancillary use is not open to
the public.

Plastics, fabrication from and molding P P
Includes the light manufacture
of products thereof provided all
grinding and operations are fully
conducted within an enclosed
Building
Plating C C
Research & development
services/laboratories P P
Scientific instrument and equipment
manufacturing or precision materials P P
Self-storage/public C C
Shipping/parcel delivery hub or sorting
center
P P
Other
Telecommunications facilities C C
Subject to Chapter 17.12
(Specific Use Regulations) of the
IMC

IRWINDALE GATEWAY SPECIFIC PLAN VI. DEVELOPMENT STANDARDS 32 6.4 Development Standards - Industrial and Business Park Industrial and Business Park Sites shall comply with the development standards listed in Table 6-2.

Table 6-2-Development Standards
Development Standards Requirement
Site Requirements
Minimum Lot Size 40,000 square feet
Maximum Floor Area Ratio1 0.65
Minimum Setback Requirements2
Arrow Highway Setback
Building 20 ft.

Drive Aisle and Parking3 12 ft.; 10 ft. adjacent to dedicated turn pockets Live Oak Avenue Setback
Building 20 ft.

Drive Aisle and Parking3 12 ft.; 10 ft. adjacent to dedicated turn pockets Live Oak Lane Setback
Building 10 ft.

Drive Aisle and Parking3 10 ft.

Allowable architectural encroachments into
setbacks (cornices, eaves, canopies, etc.)4
5 ft.

Building Requirements
Maximum Building Height 60 ft.

Minimum Distance Between Buildings 20 ft.

Minimum Drive Aisle/Parking Space Separation
Adjacent to building wall 10 ft.

Adjacent to screen wall/fence 5 ft.

Within screened/enclosed yards 0 ft.

Minimum Parking and Access Requirements
Automobile Parking Ratio Per Chapter 17.16 (Parking and Loading Standards) of the IMC
Automobile Parking Stall Size 9 ft. x 19 ft. (standard) 8 ft. x 15 ft. (compact)5
Truck Parking/Storage Stall Size 10 ft. x 55 ft.

Drive Aisle Width 26 ft.

Other Development Standards
Walls and Fences 4 ft. minimum height
14 ft. maximum height
Minimum Landscaped Area Per Section 6.6
Site Lighting Light fixtures shall not exceed a height of 35’.

Exterior lighting shall produce a maximum
initial illuminance of no greater than 0.5
horizontal and vertical footcandles at the site
boundary and beyond

IRWINDALE GATEWAY SPECIFIC PLAN VI. DEVELOPMENT STANDARDS 33 Development Standards Requirement
Signs In accordance with Chapter 17.19 (Signs) of the
IMC
Notes
1 The FAR maximum shall be calculated as a ratio of (1) the aggregate square footage of the Building(s) located on any portion of the Development Area developed for Industrial and Business Park Uses divided by (2) the total square footage of such development site minus areas of public right of way. Under Land Use Plan 1 this would result in 1,490,732 s.f. (52.65 acres x 43,560 sf/acre x 0.65) and 1,039,407 s.f. (36.71 acres x 43,560 sf/acre x 0.65) under Land Use Plan 2. 2 Minimum setback area shall be that distance measured between the face of the building wall or closest side of structure to the edge of the public right of way. 3 Entire setback shall be landscaped. Landscaping shall include trees, shrubs, groundcovers, and/or vines and may include walkways, benches, trellises, thematic fencing/walls, and related amenities. 4 Only permitted where adequate emergency access can be maintained. 5 Compact spaces shall comprise no more than 25% of all required automobile parking spaces.

6.4.1 Other Development Standards (Industrial and Business Park) In addition to the development standards required by Table 6-1, the following standards apply to Industrial and Business Park Sites:

1. Manufacturing and processing activities shall be conducted within a wholly enclosed building.

2. Outdoor storage of materials and equipment shall be ancillary to a permitted use. Outdoor storage shall be fully screened and trucks and vehicles shall be stored within enclosed areas.

3. All loading/unloading of trucks shall occur within the truck courts. Trucks and service vehicles shall have clear and convenient access into and within truck courts or loading areas of every building and shall not be located to disrupt vehicular and pedestrian circulation. The loading/unloading of trucks within the right-of-way shall be prohibited.

4. Loading docks and truck yards shall be visually screened from public streets by walls, fencing, landscaping, and/or other screening features or barriers (such as berms) with a height of 14 feet, as measured from the interior side of the barrier.

5. Ground-mounted exterior mechanical and electrical equipment, heating, ventilating, air conditioning, tanks, and other mechanical and electrical devices shall be screened and treated with a neutral color or obscured by landscaping when visible from Arrow Highway, Live Oak Avenue, or Live Oak Lane.

6. Roof-mounted equipment shall be screened when visible from Arrow Highway, Live Oak Avenue, or Live Oak Lane. Screening may be accomplished with the building parapet or the use of a roof mounted equipment screen. Screening materials shall be compatible with the design and architecture of the building.

7. Entry gates shall be positioned to allow enough distance for the stacking of at least one (1) 5- axle truck in front of each gate without any portion of the truck extending into the public right-of-way.

8. Locate and design service entrances so they do not interfere with owner/tenant/customer access.

IRWINDALE GATEWAY SPECIFIC PLAN VI. DEVELOPMENT STANDARDS 34 9. Trash and refuse collection areas shall comply with the provisions of Chapter 17.13 (Site Planning and General Development Standards) of the IMC.

10. Prior to issuance of a building permit, a Comprehensive Sign Program shall be approved by the City pursuant to Chapter 17.19 (Signs) of the IMC.

6.5 Landscape
The following requirements shall apply to all site improvements within the Development Area, regardless of which Land Use Plan is implemented.

6.6.1 General Requirements

1. Minimum Site Landscaping. A minimum of 10% of the site area shall be landscaped.

2. Parking Lot Landscaping. A minimum of 20% of the total required landscape shall be provided in the parking lot.

3. Required Areas. All setbacks, parkways, open areas, plazas, paseos, and non-work areas that are visible from a public street/alley or from a parking lot available to the general public shall be landscaped.

4. Landscape Coverage Requirement. Shrubs, groundcover, and other plant material shall cover all areas that are visible from a public street/alley or from a parking lot available to the general public and that are not occupied by structures, parking areas, storage, trash enclosures, driveways, and sidewalks at the time of issuance of a Certificate of Occupancy. Embellished pavement, fountains, and similar hardscape materials may, in part, be substituted for the required landscaping through the Site Plan and Design Review process.

5. Parkway-Adjacent Planting and Maintenance. Parkways located between the sidewalk and the edge of development shall meet the following requirements:
a. The ground surface shall contain shrubs, mulch, or ground cover to provide coverage within two years.
b. If a wall or fence separates the development from the street, planting vines or espalier shrubs shall be incorporated into the planting design.

6. Required Landscaping for Loading Areas. Loading areas shall incorporate landscaping to provide screening if visible from the public right-of-way, adjacent uses, and pedestrians.

6.6.2 Trees

1. Perimeter landscaping shall include one street tree for each 30 lineal feet of street frontage.

2. Within parking areas, one tree for each 25 parking spaces shall be provided.

3. All trees planted along a street frontage shall be of a minimum 15-gallon size. Palm trees shall have a minimum brown trunk height of six feet.

4. All other trees planted in required landscaped areas shall be a minimum of five-gallon size or have a brown trunk height of three feet.

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
35 Design Guidelines VII.

36 IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES

7. Design Guidelines

7.1 Purpose and Intent
The Design Guidelines presented in this section establish the quality and character of the built environment for the master-planned development of the Specific Plan. The objectives of the Design Guidelines are:

1. To describe the thematic elements and the construction quality expected for the Development Area.

2. To provide the City of Irwindale with assurance that the Development Area will be developed in accordance with the quality and character described within this Specific Plan.

3. To serve as a guide to developers, builders, engineers, architects, landscape architects, and other professionals involved with implementing development in the Development Area in order to achieve and maintain the desired design quality.

4. To provide an aesthetic benchmark for the City of Irwindale to use in their review of future implementing projects within the Development Area.

5. To steer the Development Area to convey a contemporary aesthetic theme and character while allowing flexibility for practical application and creative expression.

6. To encourage the implementation of energy efficient design features in Buildings that can be implemented in the site planning, design, and construction phases of the Development Area to minimize waste deposited at landfills, decrease energy use and fossil fuel consumption, and reduce domestic water consumption.

7.2 Applicability
The Design Guidelines presented in this chapter apply to all development within the Specific Plan Area. Where these Design Guidelines are silent, the City’s Commercial and Industrial Design Guidelines shall prevail.

7.3 Site Planning
This section sets forth general site planning guidelines that address unique considerations associated with development within the Development Area.

1. Locate the office portion of Buildings at the corner(s) of the Building. For Buildings adjacent to Live Oak Avenue or Live Oak Lane, orient the office toward the road to provide visual interest from the public roadway.

2. Orient and screen elements such as trash enclosure areas, loading bay doors, and service docks in ways that minimize their visibility from Live Oak Avenue or Live Oak Lane.

3. Use solid walls, screened fences, landscaping, or other visual barriers to visually screen truck courts and loading docks from public view from Live Oak Avenue or Live Oak Lane, where possible.

4. Site design shall specifically address the needs of pick-up, delivery, and service vehicles related to Industrial and Business Park Uses.

37 IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES a. Design loading areas to provide for tractor trailer backing and maneuvering on-site and not from a public street.
b. Provide appropriate on-site service vehicle parking/turnouts in an efficient, nonobtrusive location appropriate to the scale and needs of the development. c. Loading vehicles, when parked, shall not impede normal traffic flow.

Conceptual site plans are shown in Figures 7-1 and 7-2.

7.4 Building Architecture

7.4.1 Architectural Design
Buildings should be characterized by simple and distinct cubic masses with interlocking volumes of wall planes, colors, and materials to create visual appeal, aesthetically pleasing proportions, and strong shadow patterns. Colors, materials, and textures will be mixed to create interest.

A Spanish contemporary influence is required throughout the Development Area. All design elements of Buildings shall be compatible (but not identical) in character, massing, and materials in order to promote a clean and contemporary style. Creativity is encouraged in building design, with care taken to maintain a sense of similarity among all Buildings to reinforce a unified image within the Development Area. Generally, Buildings within the Development Area shall not be overly “trendy” or strongly historical; however, contemporary Spanish thematic elements visible from public streets, such as arched entryways and windows, and other subtle references to the history of the region are acceptable. Architectural styles should complement, not detract from, the general architectural character found in the City of Irwindale.

7.4.2 Building Form
Building form is one of the primary elements of architecture. Numerous design aspects, including shape, mass (size), scale, proportion, and articulation, are elements of a Building’s “form.” Building forms are especially important for building elevations that face the following view corridors:

1. Building façades that face and are immediately adjacent to and visible from Live Oak Avenue.

2. Building façades that face and are immediately adjacent to and visible from Arrow Highway.

3. Building façades that face and are immediately adjacent to and visible from Live Oak Lane.

The following guidelines apply to all Buildings within the Development Area to ensure that structural development is visually appealing and inviting to pedestrians and motorists:

1. Use geometric forms to constitute the overall building form. Rectangular forms are encouraged to promote balance, rhythm, and visual interest. Layering of forms creates detail, depth and shadow and is strongly encouraged. However, avoid arbitrary, complicated building forms.

2. Articulate building planes visible from Live Oak Avenue, Arrow Highway, I-605, and/or Live Oak Lane by changes in exterior building materials, color, texture, and decorative accents.

Articulated features (e.g., pop-outs and recesses, breaks, overhangs, height changes, etc.) should be used to create a pedestrian scale at primary Building entries.

38 IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES

3. Modulation and variation of building masses between adjacent Buildings visible from Live Oak Avenue, Arrow Highway, and Live Oak Lane is encouraged. This includes varied parapet heights and change of building plane, in plan.

4. Generous use of windows and doors in the office areas and articulation and different paint colors to break up Building walls and bulk.

5. Design each Building to have a well-defined entry with careful roof and façade articulation to create visual interest and scale, including changes in massing, color, and/or building materials.

6. Recess or cover pedestrian and ground-level Building entries by architectural projections or roofs in order to provide shade and visual relief.

7. Design Buildings to have a base and cornice expression. These expressions can be accomplished through the use of clean, simplistic, and not overly complicated architectural and trim detailing on Building façades, and changes of material/color or recesses.

8. Materials applied to building elevations should turn the corner of the Building to a logical termination point in relation to architectural features or massing.

Conceptual elevations demonstrating acceptable building form are illustrated in Figure 7-3 below.

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
39 FIGURE 7-1 – CONCEPTUAL SITE PLAN

40 IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES FIGURE 7-2 – CONCEPTUAL BUILDING FORM

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
41 7.4.3 Building Materials, Colors, and Textures
The use of complementary materials and colors for Buildings plays a key role in developing a clean, contemporary visual environment. Accordingly, the selected exterior materials, colors, and textures for Buildings should complement one another among all Buildings within the Development Area.

Slight variations in materials, colors, and/or textures from Building to Building are encouraged to provide visual interest.

1. Appropriate primary exterior building materials include stucco, concrete, and similar materials, including concrete tilt-up panels. Accent primary materials used on Building facades that are visible from public rights of way through the use of secondary materials such as glass or glazing units, glass block, natural or fabricated stone, brick, metal, and tile or tile panel systems.

2. The use of metal and/or glass fabrications for curtain wall areas are appropriate.

3. Trim details may include metal finished in a consistent color, plaster, contemporary shaped foam, or concrete elements finished consistently with the building treatment. Use of overly extraneous “themed” detailing, like oversized or excessively shaped foam cornice caps, foam molding, and window detailing is discouraged.

4. Material changes should occur at intersecting planes, preferably at the inside corners of change of wall planes, or where architectural elements intersect.

5. Primary exterior Building colors are encouraged to be light and warm tones. Darker and/or more vibrant accent colors may be provided in focal point areas, such as around Building entrances and near outdoor gathering spaces.

6. Bright primary colors, garish use of color and arbitrary patterns or stripes are discouraged, except in signage logos.

7. Exposed downspouts, service doors and mechanical screen colors should be the same color as the adjacent Building wall.

The Suggested Material and Color Palette shown in Figure 7-4 below is for conceptual purposes only.

Other colors that are consistent or similar in nature to the colors provided in the Suggested Color Palette may also be considered as appropriate.

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-3 – COLOR AND MATERIAL PALETTE 42

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
43 7.4.4 Windows and Doors
The patterns of openings – windows and doors (excluding trailer-loading dock doors) – are to correspond with the overall rhythm of the Building and be consistent in form, pattern, and color.

Guidelines for windows and doors used in the Development Area are as follows:

1. Introduce recessed window and door openings to enhance the visual play of light and shadow.

2. When possible, place the layout of doors and windows on individual Building façades in a repetitive pattern to create continuity.

3. Use consistent styles, forms and colors of windows.

4. Gold or unfinished/untreated metal window or door frames are prohibited. Clear silver anodized frames are allowed.

5. Use clear or colored glass with medium to high performance glazing. Silver mirrored glass is prohibited.

6. Clearly define all pedestrian entrances to Buildings by features such as overhangs, awnings, and canopies or embellished with decorative framing treatments – including but not limited to accent trim. Dark and confined entries, flush doorways, and unarticulated entry alcoves are discouraged.

Figure 7-4- Windows and Doors

7.4.5 Functional Elements
Carefully consider the design and location of functional elements common to all Buildings. Examples of functional elements include loading doors, service docks, ground or wall-mounted equipment, rooftop equipment, rain gutters and downspouts, and trash enclosures.

Loading Doors and Service Docks

1. Orient and screen loading doors, service docks, and equipment areas so they are not easily visible from Live Oak Avenue, Arrow Highway, Live Oak Lane, and publicly accessible locations within the Irwindale Gateway Development Area. Screening may be accomplished with solid walls or fences that are compatible with the architectural expression of the Building or by any effective combination of walls, fences, landscaping, and berms.

2. No direct loading or unloading activity is permitted to take place from Live Oak Avenue, Arrow Highway, or Live Oak Lane. Trucks and service vehicles shall have clear and convenient access

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
44 into and within truck courts or loading areas of every building within the Development Area and should not disrupt vehicular and pedestrian circulation.

3. Separate loading docks and truck courts from visitor and customer parking areas and pedestrian circulation areas (e.g., walkways) utilizing walls, fences and/or landscaping.

4. Design truck and service vehicle entries to provide clear and convenient access to truck courts and loading areas such that passenger vehicle, pedestrian, and bicycle circulation is not adversely affected.

Ground or Wall-Mounted Equipment

1. Locate electrical equipment rooms within a Building. Pop-outs or shed-like additions are discouraged, unless fully incorporated in the architectural concept of the Building.

2. Ground-mounted equipment, including but not limited to mechanical equipment, electrical equipment, emergency generators, boilers, storage tanks, risers, and electrical conduits, but specifically excluding electrical transformers, shall be screened to limit visibility from off-site public viewing areas. Screening may be accomplished with site walls or landscape elements that are consistent with these Design Guidelines.

3. Wall-mounted items, such as roof ladders or electrical panels, shall not be located on the Building façade facing adjacent public roads when alternative locations are practical and safe.

Wall-mounted items should be screened or incorporated into the architectural elements of the Building so as not to be visually obvious from public streets or other publicly accessible areas within or adjacent to the Development Area.

Rooftop Equipment

1. Rooftop equipment, including but limited to mechanical equipment, electrical equipment, storage tanks, cellular telephone facilities, satellite dishes, skylights, vents, exhaust fans, smoke hatches, and mechanical ducts, shall be screened to limit visibility from public roads or visitor parking lots within the Development Area.

2. Rooftop screens (i.e., parapet walls) shall be integrated into the architecture of the main Building.

3. Wood finished rooftop screens are prohibited.

Trash Enclosures

1. All outdoor refuse containers shall be screened within a permanent, durable enclosure and should be oriented so they are not easily visible from public roads or other public viewing areas.

2. The design of trash enclosures shall reflect the architectural style of adjacent Buildings and use similar, high-quality materials.

3. Refuse collection areas shall be located behind or to the side of Buildings, away from the Building’s main entrance.

4. All outdoor trash enclosures shall be constructed with solid roofs to prevent exposure of dumpster contents to rainfall and prevent polluted storm water runoff from these structures.

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
45 7.5 Landscape Architecture
The Specific Plan incorporates landscaping as a visual amenity along its perimeter to soften and minimize the perceived scale of development. Figures 7-6 and 7-7 illustrate the location of landscape amenities around the Development Area.

These Landscape Design Guidelines complement the existing setting of Irwindale, Southern California climate and local soil conditions, ease of maintenance, and water conservation. Water-efficient and drought-tolerant plant materials shall be placed throughout the Specific Plan and ‘smart’ computercontrolled irrigation systems shall be used to reduce water use to the minimum level necessary. These Landscape Design Guidelines promote an identity for the Development Area that is visually appealing and sensitive to the environment.

Although specific design information is presented in these Landscape Design Guidelines, these Guidelines are not intended to establish a set of rigid landscaping requirements for the Development Area and it is recognized that, at times, there may be a need to adapt these guidelines to meet certain pad-specific or building user identity requirements. As such, these Landscape Guidelines are intended to be flexible. However, it is critical to the Development Area’s long-term design integrity that any deviations from these Landscape Design Guidelines are in keeping with the spirit of the core elements of the overall theme described herein to ensure a cohesive and unified landscape concept across the Development Area.

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-5 – CONCEPTUAL LANDSCAPE PLAN WITHOUT BESS 46

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
47 7.5.1 Plant Palette
The plant palette for the Specific Plan includes colorful shrubs and groundcovers, ornamental grasses and succulents, and evergreen deciduous trees – including flowering varieties – that are commonly used throughout southern California, and which complement the Specific Plan’s design theme and setting. The plant materials used within the Specific Plan are water-efficient species that can thrive in the arid southern California climate.

Table 7-1, Plant Palette, provides a list of plant materials approved for use within the Specific Plan.

The plants listed in Table 7-1 establish a base palette for the Specific Plan’s landscape design. Other similar plant materials may be substituted for species listed in Table 7-1, provided the alternative plants are drought-tolerant and complement the Specific Plan’s landscape theme.

Table 7-1-Plant Palette

PLANT TYPE PLANTS
ENTRY ACCENT PALM TREES Date Palm (Phoenix dactylifera) STREET TREES Camphor Tree (Cinnamomum camphora)
Carrotwood Tree (Cupaniopsis anacradiodes)
Jacaranda (Jacaranda mimosifolia)
London Plane Tree (Platanus x acerifolia)
Ornamental Pear (Pyrus calleryana)
Queen Palm (Syagrus romanzoffiana)
PARKING LOT TREES African Sumac (Searsia lancea)
Bottle Tree (Brachychiton populneus)
Fern Pine (Podocarpus gracilior)
Karee (Rhus lancea)
FLOWERING TREES Blue Palo Verde (Parkinsonia florida)
Western Redbud (Cercis occidentalis)
Chinese Flame Tree (Koelreuteria bipinnata)
Pink Dawn (Chitalpa tashkentensis)
Crape Myrtle (Lagerstroemia)
EVERGREEN TREES Australian Willow (Geijera parviflora)
Brisbane Box (Lophostemon confertus)
Coast Live Oak (Quercus agrifolia)
Mondell Pine (Pinus eldarica)
SHRUBS Little John (Callistemon)
Coastal Rosemary (Westringia fruticose)
Purple leaf hopbush (Dodonaea viscosa ‘purpurea’)
Fortnight Lily (Dietes bicolor)

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
48 7.5.2 Entry Treatments and Project Identification
Project Monuments
Three (3) project monuments (signs and water features) are provided to identify the Development Area. A monument sign fronting Live Oak Avenue across from Graham Avenue will provide identification on the south end of the Development Area (see Figures 7-8 and 7-9). This monument will be highly visible from the I-605 Live Oak offramp. A second monument sign at the project entry on Live Oak Lane at the intersection with Arrow Highway will provide identification on the north end of the Development Area (see Figures 7-10 and 7-11). A fountain at Live Oak Lane and Live Oak Avenue will provide an attractive welcome as motorists and pedestrians enter the Development Area (See Figure 7-12). The entry treatments are designed to provide distinctive visual statements and emphasize the Development Area’s contemporary aesthetic.

The project monuments described and illustrated herein are designed to provide a strong sense of arrival to employees, visitors, and passing motorist, to identify the distinctiveness of the Development Area, and to complement and reinforce the Development Area’s general architectural and landscape theme. Implemented entry treatments may differ slightly from the concepts presented herein; however, all corner entry treatments provided within the Development Area shall be consistent in theme and character. The designs of these entry treatments are conceptually shown below. Each location provides a monument sign and landscaping consisting of water features, accent palm trees, drought tolerant ground cover and shrub masses, screen shrubs, and street trees.

Flowering and colorful plant material is recommended.

PLANT TYPE PLANTS
Indian Hawthorn (Rhaphiolepis indica)
Waxleaf Privet (Ligustrum japonicum ‘texanum’)
Mock Orange (Pittosporum Tobira)
Tuscan Blue Rosemary (Rosmarinus o. ‘tuscan blue’)
Texas Sage (Leucophyllum frutescens)
GROUND COVERS Desert Carpet (Acacia redolens)
Autumn Sage (Salvia greggii)
Deer Grass (Muhlenbergia rigens)
Small Cape Rush (Chondropetalum tectrorum)
Dwarf Mat Rush (Lomandra longifolia ‘breeze’)
Dwarf Yellow Bush Lantana (Lantana m. ‘dwarf yellow’)
Mexican Sage Bush (Salvia leucantha)
Star Jasmine (Trachelospermum jasminoides)
Creeping Rosemary (Rosmarinus o. ‘prostratus’)
Tall Fescue (Festuca arundinacea)

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
49 Building Site Entry Treatments
Entry treatments for building sites may be provided at driveways connecting to Live Oak Avenue or Live Oak Lane. The locations of such driveways will be determined at the time Buildings are designed and oriented in the Development Area as part of implementing development projects. Building entry treatments are meant to identify Building occupants and welcome employees and visitors to the site.

The designs of typical Building entry treatments are conceptually shown below, and may include signs, flowering accent trees, drought tolerant groundcover and shrub masses, evergreen screen trees, and enhanced Building entry paving.

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-6 – ENTRY TREATMENT LOCATION MAP 50

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-9 – ENTRY TREATMENT - LIVE OAK AVENUE AT GRAHAM AVENUE 51

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-7 – ENTRY TREATMENT - LIVE OAK AVENUE AT GRAHAM AVENUE (DETAIL) 52

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-8 – ENTRY TREATMENT – ARROW HIGHWAY AT LIVE OAK LANE 53

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-9 – ENTRY TREATMENT – ARROW HIGHWAY AT LIVE OAK LANE (DETAIL) 54

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-10 – ENTRY TREATMENT LIVE OAK AVENUE AT LIVE OAK LANE 55

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-11 – ENTRY TREATMENT LIVE OAK AVENUE AT LIVE OAK LANE (DETAIL) 56

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
57 7.5.3 Streetscapes
Streetscape landscaping within the Specific Plan plays a critical role in establishing a strong sense of place and character. In addition, streetscapes serve functional purposes, including screening undesirable functional elements of a building site from public view.

Live Oak Avenue Streetscape
The southern boundary of the Specific Plan abuts Live Oak Avenue. The interface with Live Oak Avenue is designed to feature a five-foot wide parkway with street trees and a five-foot wide sidewalk between the parkway and property line (see Figure 7-13). A backdrop of trees along parking lot perimeters, and screen shrubs along with assorted drought tolerant groundcovers is proposed to provide a physical and visual buffer from Live Oak Avenue. At this interface, an assortment of evergreen and deciduous canopy street trees along with palm tree clusters and screen shrubs is expected.

Live Oak Lane Streetscape
The eastern boundary of the Specific Plan abuts Live Oak Avenue. Within the Specific Plan, the streetscape of Live Oak Lane is planted with a combination of evergreen and deciduous trees, low shrubs, and masses of groundcovers to create a visually pleasing experience for pedestrians and passing motorists (see Figure 7-14). A five-foot wide parkway with street trees and a five-foot wide sidewalk between the parkway and property line is also proposed. The landscaping plant palette for the streetscape should link the roadway to the rest of the Development Area and should reflect the Development Area’s landscape design theme.

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
58 FIGURE 7-12 – STREET IMPROVEMENTS – LIVE OAK AVENUE

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-13 – STREET IMPROVEMENTS – LIVE OAK LANE 59

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
60 7.6 Fences and Walls
The final locations and details of walls and fences will be determined during implementation of the Specific Plan when building footprints and orientations are known. Implementing projects may modify the locations and/or details of the walls and fences described below and illustrated in Figures 7-15, 7-16, and 7-17, provided that any modifications are consistent with the spirit and intent of these guidelines.

The existing 6-foot-tall chain link fence along the western border of the Specific Plan abutting I-605 will remain in place. Tubular steel fencing is expected within individual building sites around loading and dock areas, truck yards, and surface detention basins. Tubular steel fencing is designed to range from 4 to 10 feet in height, consisting of tubular steel pickets.

Solid screen walls may be provided within individual building sites around loading and dock areas, truck yards, and parking lots. A solid wall is preferred over fencing when complete visual screening is necessary, or for noise attenuation. Screen walls are designed to be a height of 14 feet tall, as measured from the high side of the wall. Screen walls may be constructed of a decorative masonry, decorative CMU block, or concrete panel; provided, however, that a screen wall of decorative CMU block approximately 620’ long shall be located along the southern boundary of the Development Area to screen the area from Live Oak Avenue. Landscaping, including trees, should be planted along the outer face of the screen wall (i.e., facing Live Oak Avenue or Live Oak Lane) to minimize the perceived size and scale of the wall.

The locations and details of walls and fences internal to the Development Area will be determined in conjunction with development of each site. Internal walls and fences may be provided along the perimeter of parking and loading areas and between building pad areas for screening and security.

All internal walls visible from public streets or public viewing areas shall be built with attractive, durable materials that are compatible with other design elements of the Specific Plan.

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
61 FIGURE 7-14 – FENCE AND WALL PLAN

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
FIGURE 7-15 –WALL PLAN DESIGN 62

IRWINDALE GATEWAY SPECIFIC PLAN VII. DESIGN GUIDELINES
63 7.7 Lighting
Outdoor lighting of the Development Area is an essential architectural component that provides aesthetic appeal, enhances safe pedestrian and vehicular circulation, and adds to security. Lighting within the public right-of-way shall adhere to applicable City of Irwindale requirements.

All lighting on private property in the Development Area should adhere to the following guidelines:

1. Minimize glare and “spill over” light onto public streets and adjacent properties by using downward-directed lights and/or cutoff devises on outdoor lighting fixtures, including spotlights, floodlights, electrical reflectors, and other means of illumination for signs, structures, parking, loading, unloading, and similar areas. Where desired, illuminate trees and other landscape features by concealed light fixtures. Limit light spillover or trespass to onequarter foot-candle or less, measured from within five feet of any adjacent property line.

2. Exterior lighting shall produce a maximum initial illuminance of no greater than 0.5 horizontal and vertical footcandles at the site boundary and beyond.

3. The maximum height of free-standing, outdoor light fixtures shall be 35 feet. The maximum height for outdoor bollard-type lighting shall be four (4) feet. Overall, light fixtures shall be the minimum height necessary to maintain pedestrian and motorist safety and facilitate site operations and security.

4. Select all lighting fixtures used in the Development Area from the same – or complementary – family of fixtures with respect to design, materials, fixture color, and light color.

5. Lights should be unbreakable, recessed, or otherwise designed to reduce the problems associated with damage and replacement of fixtures.

6. Neon, flashing and gyrating lighting are prohibited.

7. Locate all electrical meter pedestals and light switch/control equipment in areas with minimum public visibility or screen them with appropriate plant materials.

8. Illuminate parking lots, loading dock areas, pedestrian walkways, Building entrances, and public sidewalks to the level necessary for Building operation and security reasons. Dimmers and motion detectors are permitted. Lighting shall have automatic shut off features between dawn and dusk.

9. Use exterior lights to accent entrances, plazas, activity areas, and special features.

10. Provide for illumination intensity during hours of darkness as follows:
a. To illuminate parking lots or parking structures and their pedestrian links that provide more than five parking spaces for use by the general public, provide a minimum coverage of one foot-candle of light with a maximum of eight foot-candles on the parking or walkway surface, unless otherwise approved by the City of Irwindale for visibility and security.
b. To illuminate aisles and passageways within a Building complex, provide a maximum of one-half to one foot-candle of maintained lighting.

11. Low intensity, energy-conserving night lighting is preferred, such as fixtures equipped with light emitting diodes (LED).

12. High Pressure Sodium (HPS) light fixtures are prohibited for site lighting.

64 IRWINDALE GATEWAY SPECIFIC PLAN VIII. UTILITY INFRASTRUCTURE PLAN Utility Infrastructure Plan VIII
.

65 IRWINDALE GATEWAY SPECIFIC PLAN VIII. UTILITY INFRASTRUCTURE PLAN

8. Utility Infrastructure
Buildout of the Specific Plan requires the installation of water, sewer, storm water drainage dry utility infrastructure, and solid waste disposal as described below. All utility infrastructure improvements are required to be installed in accordance with applicable City of Irwindale and public service provider design standards and specifications.

8.1 Water
As shown on Figures 8-1 and 8-2, Conceptual Water Plan, Valley County Water District provides water infrastructure to service the Specific Plan area. An existing 12” Valley County Water District main is located in Live Oak Lane, a private road. To service the Development Area with domestic water, including fire protection service and irrigated landscaping, a connection would be made to the existing line to service future buildings and facilities. Water and fire service would be provided with a new 12-inch main comprising private on-site loop system that connects to the existing water line in Live Oak Lane. Alternatively, the water district may require new infrastructure to loop its system through Live Oak Lane. All water service and connection to the distribution system shall be reviewed and approved by the Valley County Water District.

8.2 Sanitary Sewer
As shown on Figures 8-3 and 8-4, Conceptual Sewer Plan, the Specific Plan provides private sewer infrastructure for the interior of the Development Area. Connections to existing public sewer mains are located off-site within Live Oak Avenue to the southeast of the Development Area. The sanitary sewer system for the Development Area will utilize 6”-8” on site private sewer lines, which will be conveyed to a proposed public 6” force main sewer line that drains east on Live Oak Avenue to the existing 10” VCP sewer line on Live Oak Avenue and Rivergrade Road. The private sewer infrastructure collects wastewater flows from the Development Area and conveys these flows to the off-site existing public sewer mains within Live Oak Avenue. All private sewer infrastructure will be installed on-site beneath private driveways and drive aisles, and/or parking lots/truck courts to facilitate access for routine maintenance and/or repair. Locations and alignments of all sewer mains, laterals and connection points shall be subject to the approval of the City Engineer from the City of Irwindale Public Works Department.

8.3 Storm Water Drainage
Prior to use of the Development Area property as a quarry, stormwater flowed across the site from the north and east to the southwest and would leave the site at its southwest corner and discharge to an existing unimproved drainage basin located on the western portion of the Specific Plan within an SCE easement area. As shown on Figures 8-5 and 8-6, Conceptual Storm Water Management Plan the Specific Plan’s storm water management system will mimic the property’s historical drainage pattern. Storm water flows will be conveyed across the Development Area via a backbone storm drain network to a detention/infiltration basin, which will be constructed pursuant to the approved LID and will replace the existing unimproved drainage basin. A storm drain lift station will convey water southeast through a 12” private force main and into a proposed 24” public storm drain within Live Oak Avenue, and then into the San Gabriel River.

66 IRWINDALE GATEWAY SPECIFIC PLAN VIII. UTILITY INFRASTRUCTURE PLAN Low Impact Development (LID) site design strategies and Best Management Practice (BMP) control measures promote the use of natural infiltration (where permitted), evaporation, and use of stormwater. LID strategies include, in order of priority: 1) bioretention/infiltration systems, 2) capture and reuse systems, 3) high efficiency biofiltration systems, and 4) proprietary filtration systems. The primary LID measure for the Development Area includes detention basins, capable of retaining the required water quality volumes, designed with either soft bottoms and/or dry wells for infiltration purposes as water quality measures. Where feasible, subsurface storage chambers that serve as water quality infiltration measures can be implemented within the Development Area. The type and extent of the water quality infiltration measures will ultimately be determined based on geotechnical report findings and recommendations for the Development Area. If infiltration is restricted or not feasible in some areas, based on the geotechnical report findings, then capture and reuse, biofiltration and/or inlet filters as water quality measures are allowed as treatment control BMPs within the Development Area. All LID and BMP features shall comply with the City of Irwindale Building Code and will require grading and drainage permits from the Building & Safety Division.

8.4 Dry Utilities
As shown on Figures 8-7 and 8-8, Dry Utilities, the Development Area will connect to existing dry utilities (electric, gas, and communication systems) installed within Live Oak Avenue. All dry utilities internal to the Development Area will be installed underground in utility trenches. The locations of trenches, lateral connections, transformers, switches, pull boxes, and dry utility manholes will be determined at the time Buildings are positioned in conjunction with implementing development.

8.5 Solid Waste Disposal
The City currently contracts with Athens Services to provide businesses with a full spectrum of solid waste disposal that includes routine trash removal, recyclable collection, organic waste collection, bulky item removal (upon request only), and hazardous waste removal. And a restaurant food waste composting pilot program. Accordingly, all refuse collection services will be available to the development from Athens Services. The development shall provide trash enclosures to accommodate the size, type, and number of bins required for the uses on site.