Agenda, regular meeting — Monterey Park City Council, June 7, 2023 (part 2 of 3)

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ATTACHMENT 2
Ordinance No. _____ amending Title 21 (Zoning) of the
Monterey Park Municipal Code to add Chapter 21.18,
entitled “Affordable Housing Incentives – Density
Bonus”
Staff Report
June 7, 2023

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ORDINANCE NO.

AN ORDINANCE AMENDING MONTEREY PARK MUNICIPAL CODE
CHAPTER 21.18 GOVERNING AFFORDABLE HOUSING INCENTIVES

AND DENSITY BONUS
The City Council of the City of Monterey Park does ordain as follows:

SECTION 1: The City Council finds and declares that:

A. Monterey Park Municipal Code (“MPMC”) Chapter 21.18 regulates density bonuses in the City and was last amended in 2013;
B. The City initiated a code amendment by this Ordinance (“ZCA 23-01”) pursuant to MPMC § 21.38.020;
C. In addition, the Director reviewed ZCA 23-01’s environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., “CEQA”) and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., the “CEQA Guidelines”); D. On April 25, 2023, the Planning Commission conducted a duly noticed public hearing to assess the proposed MPMC amendments in ZCA 23-01, considered all oral and written evidence, and adopted Planning Commission Resolution No. 03-23 recommending that the City Council adopt this Ordinance; and E. This Ordinance is adopted based upon the entirety of the administrative record including, without limitation, the staff reports submitted to the Planning Commission and City Council during the course of the public hearings.

SECTION 2: Zoning Amendments. Pursuant to MPMC § 21.38.050, the City Council finds as follows:

A. The MPMC amendments in this Ordinance are consistent with the goals, policies and objectives of the General Plan. Among other things, these regulations will provide housing opportunities for households in all income levels without constraining housing development in the City and implements Program 14 of the Housing Element.

B. This Ordinance will not adversely affect surrounding properties. Regulations adopted by the Ordinance govern all property within the City’s jurisdiction and will not affect a change in the use or the intensity of use of property in any zone.

C. This Ordinance promotes public health, safety, and general welfare and serves the goals and purposes of the MPMC’s zoning regulations. The density bonus regulations will continue to promote the public health, safety, and general

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welfare while serving the goals and purposes of the zoning regulations. Among other things, the regulations will facilitate creation of housing to address the Legislature’s determination regarding a statewide housing shortage for households of very low-, low-, and moderate-incomes, and bring the MPMC into compliance with State law.

SECTION 3: Environmental Review. The proposed Ordinance is exempt from additional environmental review under the California Environmental Quality Act (“California Public Resources Code §§ 21000, et seq ., “CEQA”) and its implementing guidelines (14 California Code of Regulations §§ 15000, et seq.; “CEQA Guidelines”) for the following reasons: (1) it will not result in a direct or reasonably foreseeable indirect physical change in the environment (CEQA Guidelines § 15060(c)(2)); (2) there is no possibility that the Ordinance itself may have a significant effect on the environment (CEQA Guidelines § 15061(b)(3)); and (3) the Ordinance, by itself, does not constitute a “project” as defined in the CEQA Guidelines (CEQA Guidelines § 15378). The Ordinance is for general policies and procedure-making; any project governed by the proposed Ordinance would receive a separate environmental evaluation and review. It can be seen with certainty that there is no possibility that the Ordinance may have a significant effect on the environment.

SECTION 4: Chapter 21.18 of the Monterey Park Municipal Code (“MPMC”) entitled “AFFORDABLE HOUSING INCENTIVES—DENSITY BONUS” is amended in its entirety to read as follows:
“Chapter 21.18
AFFORDABLE HOUSING INCENTIVES—DENSITY BONUS

21.18.010. Purpose and Intent

21.18.020. Procedures

21.18.030. Bonuses and Incentives

21.18.040. Amenities

21.18.050. Menu of Incentives

21.18.060. Request for Incentives

21.18.070. Additional Option for Affordable Units Located Near Transit Stop/ Major Employment Center

21.18.010. Purpose.

The purpose of this Chapter is to establish procedures for implementing density bonus requirements set forth in Government Code §§ 65915, et seq., as may be amended from time to time (the “Density Bonus Act”).

21.18.020. Procedure.

A. In addition to any other requirement, applications for a density bonus must be filed on a form approved by the Community Development Director, or

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designee (the “Director”). An application must be filed concurrently with any other land use application required by this code. At the time the application is submitted, the applicant must pay an application fee established by City Council resolution.

B. The Director will process the Density Bonus Act application in the same manner as all applications required by this code.

C. Applications filed under this chapter must include reasonable documentation to establish eligibility under the Density Bonus Act.

21.18.030. Bonuses and Incentives.

A. Housing developments qualifying under the Density Bonus Act may receive a bonus or concession pursuant to this chapter.

B. Terms and phrases used in this chapter have the same meaning as defined by the Density Bonus Act.

C. Where the density allowed under this code is inconsistent with the density allowed under the land use element of the general plan, the maximum density allowed controls.

D. Upon an applicant’s submission of reasonable documentation establishing eligibility, the City may not impose any development standard or parking standard that physically precludes a housing development qualifying under the Density Bonus Act.

E. Before the Building Official issues a building permit, an applicant receiving bonuses or concessions under this chapter must execute and record an agreement, in a form approved by the City Attorney, securing the continued affordability of all dwelling units in accordance with the Density Bonus Act and this chapter.

F. All dwelling units benefitting from the bonuses or concessions under this chapter must be concurrently built in the same manner as market rates. All affordable units must be integrated and reasonably distributed throughout the approved project with the market rate units to ensure a reasonable mix of affordable and market rate units.

21.18.040. Amenities.

Residents of affordable units may not be charged for amenities not charged to other residents including, without limitation, access to recreational facilities, parking, cable television, and interior amenities like dishwashers and microwave

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ovens. Optional services for all residents must be the same. Tenants of affordable units may not be required to purchase additional services.

21.18.050. Menu of Incentives.

Applicants with projects qualifying for incentives may request one or more of the following incentives the number of incentives being requested must be consistent to the Density Bonus Act unless otherwise authorized by the approving body:

A. Yard/Setback. Up to a 20% decrease in the required width or depth of any individual yard or setback, except along any property line that abuts a R-1 or more restrictively zoned property. A landscaping plan must be submitted to the Director for approval that incorporates screening as defined by this title.

B. Lot Width. Up to a 20% decrease from a lot width requirement. A landscaping plan must be submitted to the Director for approval that incorporates screening as defined by this title.

C. Floor Area Ratio.

1. A percentage increase in the allowable floor area ratio equal to the percentage of density bonus for which the project is eligible, not to exceed 35%; or

2. In lieu of the otherwise applicable floor area ratio, a floor area ratio not to exceed those identified in the General Plan governing the project site.

D. Height. Subject to Chapter 21.42, a percentage increase in the height requirement in feet equal to the percentage of density bonus for which the project is eligible. This percentage increase in height is applicable over the entire parcel regardless of the number of underlying height limits. For purposes of this subsection, height limits contained in this Title and adopted specific plans do not apply.

1. In any zone in which the height or number of stories is limited, this height increase will permit a maximum of 11 additional feet or one additional story, whichever is lower, to provide the affordable units.

2. No additional height can be permitted for that portion of a building in a project that is located within 50 feet of a lot classified in an R-1 or more restrictive zone.

3. No additional height is permitted for that portion of a building in a project that is located within 15 feet of a lot classified in the R-2 Zone.

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4. For each foot of additional height, the building must be set back one horizontal foot.

5. No additional height can be permitted for any portion of a building in a project located on a lot sharing a common lot line with or across an alley from a lot classified in an R-1 or more restrictive zone. This prohibition does not apply if the lot on which the project is located within 1,500 feet of a transit stop but no additional height can be permitted for that portion of a building in the project that is located within 50 feet of a lot classified in an R-1 or more restrictive residential zone.

E. Open Space. Up to a 20% decrease from an open space requirement. A landscaping plan must be submitted to the Director for approval that incorporates screening as defined by this title.

F. Density Calculation. The area of any land required to be dedicated for street or alley purposes may be included as lot area for purposes of calculating the maximum density permitted by the underlying zone in which the project is located.

G. Green Building. Density Bonus qualified projects that achieve compliance with Level 2 of the California Green Building Code may be provided with the following additional incentives that will not be counted toward the maximum incentives as permitted by California law:

1. Projects may be granted a density bonus of 20% additional units; or

2. Fifty percent of private open space may be credited toward satisfying common open space requirements if each dwelling unit, out of 50% of the total number of dwelling units, includes at least 50 square feet of private open space with a minimum width and length of 5 linear feet. Alternatively, the project may comply with common open space requirements by providing private open space areas that exceed the minimum private open space requirements in this title, provided the private open space is equal to or greater than the total common open space area required for the development in this title.

21.18.060. Request for Incentives.

A. For projects qualifying under the Density Bonus Act for which ministerial approvals are required, the following procedures apply:

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1. Application. An applicant must file a request on a form provided by the Director, accompanied fees established by city council resolution.

2. Director Authority. The Director may determine whether an application is consistent with this chapter.

B. Action. The Director must approve a density bonus and requested incentive(s) unless the Director makes one or more of the written findings provided for under Government Code § 65915(d)(1).

C. Written Decision. The Director must transmit a written decision by first class mail to the applicant and to all owners of properties abutting, and across the street or alley from the subject property.

21.18.070. Additional Option for Affordable Units Located Near Transit Stop/ Major Employment Center.

In lieu of providing the requisite number of affordable units in a project located in or within 1,500 feet of a transit stop or major employment center, as determined by the Director, that would otherwise be required under this Chapter an applicant may opt to provide a greater number of smaller units provided that:

A. The total number of units in the project, including density bonus units, do not exceed the maximum permitted by this chapter;
B. The square footage of the aggregate smaller affordable units is equal to or greater than the square footage of the aggregate affordable units that would otherwise be required under this chapter;
C. The smaller affordable units are distributed throughout the building and have proportionally the same number of bedrooms as the market rate units; and
D. The smaller affordable units meet the minimum unit size requirements established by the Low Income Housing Tax Credit Program (4 Cal. Code of Regs. § 10300, et seq.).”
SECTION 5: Electronic Signatures. This Ordinance may be executed with electronic signatures in accordance with Government Code § 16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature.

SECTION 6: Construction. This Ordinance must be broadly construed to achieve the purposes stated in this Ordinance. It is the City Council’s intent that the provisions of this Ordinance be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Ordinance.

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SECTION 7: Severability. If any part of this Ordinance or its Application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications and, to this end, the provisions of this Ordinance are severable.

SECTION 8: Recordation. The City Clerk, or designee, is directed to certify the passage and adoption of this Ordinance; cause it to be entered into the City of Monterey Park’s book of original ordinances; make a note of the passage and adoption in the records of this meeting; and, within 15 days after the passage and adoption of this Ordinance, and cause it to be published or posted in accordance with California law.

SECTION 9: Effective Date. This Ordinance will become effective 30 days after second reading and adoption.

PASSED AND ADOPTED this ____ day of _________, 2023.
____________________________
Jose Sanchez, Mayor
ATTEST:
________________________________
Maychelle Yee, City Clerk
APPROVED AS TO FORM:

KARL H. BERGER, CITY ATTORNEY
By: ________________________________
Justin A. Tamayo, Deputy City Attorney

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ATTACHMENT 3
Notice of Exemption
Staff Report
June 7, 2023

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Notice of Exemption Fr om: City of Monterey Park Planning 320 W. Newmark Avenue
To: Monterey Park, CA 91754
 Office of Planning and Research
1400 Tenth Street, Room 121
Sacramento, CA 95814
 Los Angeles, County Clerk
Environmental Filings
12400 Imperial Highway #1201
Norwalk, CA 90650
Attn: Business Filings and Registration
Project Title: Zoning Code Amendment No. 23-01 (ZCA-23-01) Density Bonus Ordinance Project Location - Specific: City-Wide
Project Location - City: Monterey Park
Project Location - County: Los Angeles
Description of Project:

Consideration and possible action to amend Monterey Park Municipal Code (MPMC) Title 21, Chapter 21.18 Affordable Housing Incentives – Density Bonus in its entirety.

Na
me of Public Agency Approving Project: City of Monterey Park Name of Person or Agency Carrying Out Project: City of Monterey Park E
xempt Status: (check one)
☐ Ministerial (Sec. 21080(b)(1); 15268);
☐ Declared Emergency (Sec. 21080(b)(3); 15269(a));
☐ Emergency Project (Sec. 21080(b)(4); 15269(b)(c));
☐ Categorical Exemption. State type and section number: ___ _______________________________ ☐ Statutory Exemptions. State code number:
☐ Other: C EQA Guideline §§ 15060(c)(2), 15061(b)(3), 15378 Rea
sons why project is exempt: The proposed Ordinance is exempt from additional environmental review under the California Environmental Quality Act (“California Public Resources Code §§ 21000, et seq., “CEQA”) and its implementing guidelines (14 C alifornia Code of Regulations §§ 15000, et seq.; “CEQA Guidelines”) for the following reasons: (1) it w ill not result in a direct or reasonably foreseeable indirect physical change in the environment (CEQA Guidelines § 15060(c)(2)); (2) there is no possibility that the Ordinance itself may have a significant effect on the environment (CEQA Guidelines § 1506 1(b)(3)); and (3) the Ordinance, by itself, does not constitute a “project” as defined in the CEQA Guidelines (CEQA Guidelines § 15378). The Ordinance is for general policies and procedure-making; any project governed by the proposed Ordinance would receive a separate environmental evaluation and review. It can be seen with certainty that there is no possibility that the Ordinance may have a significant effect on the environment.

Lead
Agency Contact Person: Beth Chow, AICP Telephone (626) 307-1315 If
filed by applicant:

1. Atta
ch certified document of exemption finding.

2. Has a notice of exemption been filed by the public agency approving the project?  Yes  No Si
gnature: _________________________________ Date: Title: Senior Planner  Signed by Lead Agency Date received for filing at OPR:
 Signed by Applicant

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City Council Staff Report
DATE: June 7, 2023
AGENDA ITEM NO:

TO: The Honorable Mayor and City Council
FROM: Jessica Serrano, Director of Community Development SUBJECT: A continued public hearing to consider introduction and first reading of Zoning Code Amendment No. 22-01 (ZCA-22-01), an ordinance adding the Monterey Park Municipal Code, Chapter 21.19, entitled “Inclusionary Housing” to implement the Monterey Park Housing Element.

RECOMMENDATION:

It is recommended that the City Council consider:

1. Opening a continued public hearing and taking testimonial and documentary evidence;

2. After closing the public hearing and considering the evidence submitted during that public hearing to introduce and waive first reading of Ordinance No. _____ adding Chapter 21.19 (Inclusionary Housing) to the Monterey Park Municipal Code to implement the Monterey Park Housing Element; and

3. Taking such additional, related, action that may be desirable.

CEQA (California Environmental Quality Act):

Pursuant to the California Environmental Quality Act (Public Resources Code § 21000, et seq.; “CEQA”) and its implementing regulations (14 Cal. Code of Regs. § 15000, et seq.; the "CEQA Guidelines”), the proposed Ordinance and Resolution (ZCA 22-01) are exempt from further CEQA review for the following reasons: (1) they will not result in a direct or reasonably foreseeable indirect physical change in the environment (CEQA Guidelines § 15060(c)(2)); (2) there is no possibility that the Ordinance may have a significant effect on the environment because any potential, future, housing projects would undergo separate environmental review (CEQA Guidelines § 15061(b)(3)); and (3) the Ordinance and Resolution, by themselves, do not constitute a “project” as defined in the CEQA Guidelines because they involve a policy action that is legislative implementing affordable housing policy and affects prospective future housing development to comply with Housing Element Program 15 (CEQA Guidelines § 15378).

BOARD/COMMISSION REVIEW:

The Planning Commission, at its April 25, 2023 meeting reviewed this ordinance, and recommended approval of the ordinance to the City Council, with a minor change. The Commission recommended that a change be made to the ordinance so that in cases Public Hearing - 4D

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Staff Report

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June 7, 2023
where a fractional unit is required of the developer, the process would require rounding up to the next whole number for units to be provided on-site or the in-lieu fees be paid. A redline version of the ordinance has been provided to demonstrate the language change recommended by the Commission (Attachment 1).

EXECUTIVE SUMMARY:

On May 17, 2023, the City Council by a unanimous vote, continued the item to June 7, 2022.

Program 15 of the Monterey Park Housing Element provides that the City Council will consider an inclusionary housing ordinance. The ordinance was originally presented to Council at its November 2, 2022 meeting, however the City Council recommended that a land dedication option be included in the ordinance, and referred the matter back to the Planning Commission for review.

The Ordinance (Attachment 1) would encourage the production of affordable units in new housing developments. This is accomplished by several methods, or a combination of methods: (1) require actual construction of affordable units; (2) payment of an in-lieu fee to the City that commensurate with the cost of a the “affordability gap” between the market and affordable rate for the new unit or the construction of off-site affordable units within the City; (3) construction of affordable units at an off-site location within the City, and/or (4) dedication of land for the purpose of constructing affordable units within the City.

BACKGROUND:

The City adopted the 2021-2029 Housing Element of the General Plan on January 19, 2022; it was certified on March 20, 2023. Housing Element Program 15 provides that the City Council will consider an inclusionary housing program. Such programs require certain residential and mixed-use developments to designate a percentage of units within the development as affordable housing. Alternatively, a developer may construct off-site units or pay a fee or dedicate land in the City for the creation of affordable units.

On September 7, 2022, the City Council discussed potential inclusionary housing standards. The Council generally supported inclusionary housing requirements and directed the City Manager to develop an ordinance.

On September 27, 2022, the Planning Commission adopted a resolution recommending that the City Council adopt the draft Ordinance, which was considered by City Council on November 2, 2022. At that meeting, the Council asked for more information on how the Affordable Housing Trust Fund monies would be utilized, allowing developers an option to dedicate land for the development of affordable units, and provide more information on density bonuses. Council directed the Director to make further changes to the Inclusionary Housing Ordinance and refer the matter back to the Planning Commission for review and recommendation.

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Staff Report

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June 7, 2023
The Director revised the proposed Ordinance by including language at the end of draft MPMC Section 21.19.050(A)(3) governing the use of the Affordable Housing Trust Fund monies, which can be used for additional uses as may be designated by City Council resolution; added subsection “c” to 21.19.050 regulating land dedication as an alternative manner of compliance; and is bringing revisions to the City’s Density Bonus regulations in conjunction with the Inclusionary Housing Ordinance. The option for developers to dedicate land works in tandem with the in-lieu fees that would create not only the capital to fund an affordable housing project, but also provides for land to create units. This item was considered by the Planning Commission on April 25, 2023. The Planning Commission adopted Resolution No. 02-23, recommending that the Council adopt the draft ordinance with the change noted in the above section. A fee resolution related to the in-lieu fee will be schedule with the second reading of this ordinance, should the ordinance be introduced and a first reading occur.

ANALYSIS
As part of the research conducted in the drafting of this Ordinance, several inclusionary housing ordinances were reviewed, including ordinances for nearby communities and for communities beyond the San Gabriel Valley. Attachment 3 contains a summary of some of the inclusionary housing ordinances that were reviewed.

The following table provides a summary of the major components of the proposed Ordinance:

Applicability Projects creating 5 or more dwelling units Affordability Levels* For rent projects:
- 9% Low-Income Households
- 6% Moderate-Income Households
For sale projects:
- 15% Moderate-Income Households
Alternative
Compliance Methods
- Inclusionary Housing In-lieu Fee before a final
certificate of occupancy
- Off-Site Units
- Land Dedication
For- Sale Unit
Standards
- Must be affordable for 45 years
- Must certify purchaser’s income
- City consent required prior to leasing or renting
inclusionary unit
- Purchaser of inclusionary units must occupy as “principal residence”
- Affordability restrictions must be disclosed to new owners Rental Units Standards - Must be affordable for 55 years - Must certify renter’s income
- Renter cannot sublease without City approval
- Affordability restrictions must be disclosed to new owners

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Staff Report

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June 7, 2023
Applicability Projects creating 5 or more dwelling units Standards - Inclusionary Housing Units must be comparable to market rate units and dispersed throughout development
- Certification of continuing occupancy of inclusionary unit by eligible households
Agreement Inclusionary Housing Agreement required between developer and City before the City issues a building permit
Modifications or
Waivers
- Modifications or waivers to requirements may be allowed under certain circumstances, subject to Director approval - Director’s approval may be appealed to Planning Agency * Income levels are established on an annual basis by the California Housing and Community Development Department (HCD).

OPTIONAL IMPLEMENTATION METHODS AND OTHER DEVELOPMENT

INCENTIVES
The Director researched other mechanisms for implementation of inclusionary housing requirements and found that the City of Long Beach imposed the following:

1. Phased implementation over the course of 5 years, consisting of a gradual increase in the percentage of total project units that must be affordable, with the 4th year resulting the in the full percentage amount as follows:

2. Initial review of the program to be conducted at the end of the 3 rd year.

3. The entire program will be evaluated every 5 years.

This City of Long Beach also considered additional development incentives, such as:

1. Fee exemptions from Development Impact Fees for 100% low-income housing projects;

2. Priority plan check for projects including affordable units within a market-rate project or 100% affordable housing projects;

3. Projects with affordable units beyond the base number of units required by the inclusionary requirements shall be provided priority entitlement processing; and

4. Priority entitlements processing and building permit processing if that same design is used in another location in the City.

Year Rental (12%) Ownership (10%)
Required Percentage of Total Project Units
2020/2021 5% 4%
2022 6% 5%
2023 8% 7%
2024 12% 10%

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Staff Report

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June 7, 2023
FISCAL IMPACT:

There no identifiable fiscal impacts associated with adopting the Ordinance itself (other than administrative costs associated with codifying the Ordinance). A proposed in-lieu fee will be scheduled to coincide with a second reading of this ordinance.

Respectfully submitted by: Prepared by:

Jessica Serrano
Director of Community
Development
Beth Chow, AICP
Senior Planner
Approved by: Reviewed by:

Ron Bow
City Manager
Justin A. Tamayo
Deputy City Attorney
ATTACHMENTS:

1. Redlined Ordinance No. _____ amending Title 21 (Zoning) of the Monterey Park Municipal Code to add Chapter 21.19, entitled “Inclusionary Housing” (with Planning Commission recommendation)

2. Survey of Inclusionary Housing Ordinances in Surrounding Communities

3. Notice of Exemption

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ATTACHMENT 1
Redlined Ordinance No. _____ amending Title 21
(Zoning) of the Monterey Park
Municipal Code to add Chapter 21.19, entitled
“Inclusionary Housing” (with
Planning Commission recommendation)
Staff Report
June 7, 2023

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ORDINANCE NO.

AN ORDINANCE ADDING CHAPTER 21.19, ENTITLED
“INCLUSIONARY HOUSING,” TO THE MONTEREY PARK MUNICIPAL
CODE
The City Council of the City of Monterey Park does ordain as follows:

SECTION 1: The City Council finds and declares that:

A. On January 19, 2022, the City Council adopted the 2021-2029 Housing Element in accordance with California law. The Housing Element was certified on March 30, 2023.

B. Goal 4 of the City’s 2021-2029 Housing Element seeks to provide housing that meets the needs of all economic segments of the community.

C. Policy 4.1 of the Housing Element encourages the use of regulatory structures to facilitate affordable housing.

D. Program 15 of the Housing Element identifies Inclusionary Housing regulations as a method for increasing affordable housing.

E. To help implement the Housing Element, the City drafted the proposed Ordinance (“ZCA 22-01”) pursuant to Monterey Park Municipal Code (“MPMC”) § 21.38.020.

F. On September 7, 2022, the City Council discussed draft inclusionary housing regulations. At that meeting, the City Council gave direction to the Interim Community Development Director regarding how such regulations should be drafted.

G. On September 27, 2022, the Planning Commission conducted a duly noticed public hearing to assess the proposed MPMC amendments in ZCA 22-01.

H. On November 2, 2022, the City Council conducted a duly noticed public hearing regarding ZCA-22-01. Following the public hearing, the City Council referred the ordinance back to the Planning Commission for additional consideration, with direction to the Interim Community Development Director to include an option for land donation as part of the inclusionary housing regulations.

I. The City reviewed this Ordinance pursuant to the California Environmental Quality Act (Public Resources Code §§ 21000, et seq ., “CEQA”) and the regulations promulgated thereunder (14 Cal. Code of Regulations §§15000, et seq., the “CEQA Guidelines”). CEQA and the CEQA Guidelines are collectively referred to as “CEQA Regulations.”

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J. Notice of Public a Hearing before the Planning Commission was duly given and published in the time, form, and manner as required by law.

K. In Building Industry Association v. City of San Jose (2015) 61 Cal.4th 435, the California Supreme Court upheld cities’ ability to adopt inclusionary housing requirements utilizing their police powers.

L. Pursuant to Government Code §§ 65850 and 65850.1, cities may adopt ordinances requiring inclusionary housing requirements for rental residential developments so long as they offer alternative means of compliance.

M. On April 25, 2023, the Planning Commission conducted a duly noticed public hearing regarding ZCA 22-01. Thereafter, it adopted Planning Commission Resolution No. 02-23 recommending that the City Council adopt this Ordinance.

N. The findings in this Resolution are made based on the entire administrative record including testimony and evidence presented to the Planning Commission on September 27, 2022; the City Council at its November 2, 2022, public hearing; the April 25, 2023, public hearing before the Planning Commission; and the public hearing held by the City Council on including, without limitation, the staff reports submitted by the Community Development Director.

SECTION 2: Pursuant to MPMC § 21.38.050, the City Council finds as follows:

A. The MPMC regulations in this Ordinance are consistent with the goals, policies and objectives of the General Plan. Among other things, these regulations will provide housing opportunities for households in all income levels without constraining housing development in the City.

B. These regulations will not adversely affect surrounding properties. Such regulations will operate citywide and will not affect a change in the use or the intensity of use of property in any zone.

C. These regulations promote public health, safety, and general welfare and serve the goals and purposes of the MPMC’s zoning regulations. The inclusionary housing regulations will continue to promote the public health, safety, and general welfare while serving the goals and purposes of the zoning regulations. Among other things, the regulations will facilitate creation of housing to address the Legislature’s determination regarding a statewide housing shortage for households of very low-, low-, and moderate-incomes.

SECTION 3. Environmental Assessment. Pursuant to the California Environmental Quality Act (Public Resources Code § 21000, et seq .; “CEQA”) and its implementing regulations (14 Cal. Code of Regs. § 15000, et seq .; the "CEQA Guidelines”), the proposed Ordinance and Resolution (ZCA 22-01) are exempt from further CEQA review

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for the following reasons: (1) they will not result in a direct or reasonably foreseeable indirect physical change in the environment (CEQA Guidelines § 15060(c)(2)); (2) there is no possibility that the Ordinance may have a significant effect on the environment because any potential, future, housing projects would undergo separate environmental review (CEQA Guidelines § 15061(b)(3)); and (3) the Ordinance and Resolution, by themselves, do not constitute a “project” as defined in the CEQA Guidelines because they involve a policy action that is legislative implementing affordable housing policy and affects prospective future housing development to comply with Housing Element Program 15 (CEQA Guidelines § 15378).
.

SECTION 4: A new Chapter 21.19 is added to the MPMC to read as follows:
“Chapter 21.19

INCLUSIONARY HOUSING

21.19.010 Purpose.

21.19.020 Definitions.

21.19.030 Applicability; Exemptions.

21.19.040 Inclusionary Housing Unit Requirements.

21.19.050 Alternative Compliance.

21.19.060 Standards for Inclusionary Housing Units.

21.19.070 Eligibility Requirements.

21.19.080 Inclusionary Housing Plan.

21.19.090 Inclusionary Housing Agreement.

21.19.100 Modifications or Waivers.

21.19.110 Administration and Enforcement.

21.19.010 Purpose.

This Chapter is adopted in accordance with Article XI, § 7 of the California Constitution and Government Code §§ 65850 and 65850.1 for the purpose of establishing requirements, standards, and procedures to facilitate affordable housing development for a range of households with varying income levels.

21.19.020 Definitions.

Unless the contrary is stated or clearly appears from the context, the following definitions govern the construction of the words and phrases used in this chapter:

A. “Affordable housing” means dwelling units made available to low-, very low-, or moderate-income households.

B. “Affordable housing cost” has the same meaning as set forth in Health and Safety

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Code § 50052.5 and any successor statute or regulation.

C. “Affordable rent” has the same meaning as set forth in Health and Safety Code § 50053 and any successor statute or regulation.

D. “Area median income” means the median family income of a geographic area.

E. “Developer” means the person or persons seeking City approval of a project.

F. “Director” means the City Manager, or designee.

G. “Dwelling unit” means one or more rooms, designed, occupied, or intended for occupancy as separate living quarters, with full cooking, sleeping, and bathroom facilities for the exclusive use of a single household.

H. “Eligible household” means a household eligible to purchase or rent an inclusionary housing unit, as applicable.

I. “Health care facility” means a facility, place, or building, other than a hospital, which is maintained and operated as a residence for patients to provide them long-term medical care, and includes nursing homes, intermediate care facilities, extended care facilities, hospice homes, and similar facilities licensed by the California Department of Health Services pursuant to Health and Safety Code § 1200, et seq.

J. “HUD” means the United States Department of Housing and Urban Development.

K. “Inclusionary housing unit” means a dwelling unit built pursuant to the requirements of this chapter and made available to very low-, low-, or moderate-income households.

L. “Inclusionary housing in-lieu fee” is a fee adopted by city council resolution in accordance with this chapter the payment of which may satisfy a developer’s obligations in this chapter.

M. “Low-income household” means a household income that does not exceed 80% of area median income for Los Angeles County, as published periodically by HUD, pursuant to Health and Safety Code § 50079.5 and any successor statute or regulation.

N. “Market rate unit” means a dwelling unit where the rental rate or sales price is not restricted by applicable law.

O. “Moderate-income household” means a household income that does not exceed 120% of area median income for Los Angeles County, as published periodically by HUD, pursuant to Health and Safety Code § 50093 and any successor statute or regulation.

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P. “Project” means any residential or mixed-use proposal for the creation of five or more new dwelling units.

Q. “Very low-income household” means a household income that does not exceed 50% of area median income for Los Angeles County, as published periodically by HUD, pursuant to Health and Safety Code § 50105 and any successor statute or regulation.

21.19.030 Applicability; Exemptions.

A. This chapter applies to projects for rent or sale, including the residential portions of mixed-use developments. It may also be incorporated as a public benefit into any development agreement approved pursuant to this code.

B. The following are exempted from this chapter’s requirements:

1. Any eligible project for which the City enters into a development agreement that provides comparable community benefits, as determined by the City Council.

2. Any eligible project that is 100% affordable for very low-, low-, or moderate- income households that will be deed-restricted for a period of at least 55 years for rental units or 45 years for for-sale units.

3. Development of emergency shelters, community care facilities, or health care facilities.

4. Reuse of a designated landmark or contributing structure for housing within a historic district.

5. Accessory dwelling units, junior dwelling units, or units created pursuant to Government Code §§ 65852.21 and 66411.7, provided that the replacement or restoration does not increase the number of existing units by five or more.

6. Residential building additions, repairs, or remodels, provided the work does not increase the number of existing units by five or more.

7. Replacement or restoration of residential units damaged or destroyed by fire, flood, earthquake, or other disaster, provided that the replacement or restoration does not increase the number of existing units by five or more.

8. Any eligible project otherwise exempt under state or federal law.

21.19.040 Inclusionary Housing Unit Requirements.

A. Inclusionary Units for Rent. Developers proposing a rental project must rent 15% of the units to affordable households at an affordable rent, as follows:

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1. Nine percent to very low-income households or low-income households; and

2. Six percent moderate-income households.

B. Inclusionary Units for Sale. Developers with projects for sale must sell 15% of the units to moderate-income households at an affordable housing cost.

C. Calculation of Inclusionary Housing Units Fractional Units.

1. The percentage of inclusionary housing units required in this section will be applied to the project’s total number of proposed dwelling units.

2. If an inclusionary housing unit calculation in this section results in a fractional remainder, the developer may choose one of the following options: round up to the next whole number and provide the resulting unit onsite; or round up to the next whole number and pay the amount as an inclusionary housing in-lieu fee pursuant to this chapter.

21.19.050 Alternative Compliance.

A. Inclusionary Housing In-lieu Fee; Affordable Housing Trust Fund.

1. The inclusionary housing unit requirements of this chapter may be satisfied if the developer causes an inclusionary housing in-lieu fee to be paid to the City. This may be accomplished by providing some of the required inclusionary housing units onsite and paying an the in-lieu fee required under this section for any remaining, required inclusionary housing units.

2. The inclusionary housing in-lieu fee must be paid, in full, to the City before it issues a final certificate of occupancy for the project.

3. An affordable housing trust fund is created. All funds authorized in this chapter must be deposited into this inclusionary housing trust fund. The monies in such fund must be used exclusively for providing affordable housing in the City and for reasonable costs associated with the acquisition, development, maintenance, improvement, and oversight of affordable housing. Such additional uses may be designated by City Council resolution.

B. Off-site Units.

The Director may determine that a developer has met this chapter’s requirements if the developer develops, or causes a qualified third-party affordable housing developer to develop, allocated affordable housing units off-site on property located within the City’s jurisdiction in accordance with the following requirements:

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1. Any third-party (e.g., a nonprofit housing agency) the developer associates with to create off-site units under this section must agree, in writing, to all the provisions of this chapter and be a signatory to the inclusionary housing agreement required under this chapter.

2. The off-site affordable units developed must at least be equal to the inclusionary housing units required for the project and consistent with the standards set forth in this chapter.

3. To ensure the creation of the off-site affordable units, developer must provide a surety, in a form approved by the City Attorney, equal to 25% of the total estimated cost to construct the off-site affordable units to ensure performance. Examples of sureties that may be acceptable include the following: performance bonds; surety bonds; cash deposits; money orders; letters of credit; and certificates of deposit.

The Director will relinquish the surety at the time that the Building Official issues a final certificate of occupancy for the last of the off-site affordable units.

4. The developer must pay an in-lieu fee in an amount required by this chapter to the City in the event the off-site units are not timely completed.

C. Land Dedication or Conveyance.

The Director may determine that a developer met this chapter’s requirements if the developer dedicates off-site real property in accordance with all the following requirements:

1. The property must be fully within the City’s jurisdiction.

2. The developer must identify and offer for dedication or conveyance the property subject to this section at the time of project application and concurrently provide proof to the Director’s satisfaction evidencing the property’s value and developer’s transferable, unencumbered interest in the property.

3. The developer must provide evidence to the Director’s satisfaction that shows the property is free from environmental contamination, has access to public streets, and utilities, and suitable for affordable housing development pursuant to applicable law.

4. The land must be transferred to the City or City-approved developer specializing in affordable housing development.

5. The land and constructed units thereupon must be deed restricted, in a manner approved by the City Attorney, that secures the units’ continued affordability.

6. The City Manager will make a recommendation to the City Council whether to accept or deny the proposed dedication or conveyance. The City has no obligation

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to accept any proposed dedication or conveyance made in accordance with this subsection.

21.19.060 Standards for Inclusionary Housing Units.

A. Projects with inclusionary housing units are subject to the following requirements:

1. The developer must identify all contiguous property under common ownership or control in its project application. If the developer does not plan to develop all such property, then it must record a covenant, in a form approved by the City Attorney, requiring that such undeveloped property include inclusionary housing units or pay the in-lieu fee as required by this chapter at such future date that an application is filed for ministerial or discretionary approval of a residential development subject to this chapter. Such covenant must run with the land and be effective for at least 30 years pursuant to Civil Code § 885.030.

2. All inclusionary housing units must be reasonably dispersed throughout the project to avoid any concentration of inclusionary units within a project.

3. All inclusionary housing units must be comparable to market rate units included within a project in terms of number of bedrooms, design, materials, size, finished quality, appearance, or other material conditions.

4. All inclusionary housing units must be accessible to project amenities, utilities, and facilities available to market rate units at the same or lower cost chargeable, if at all, to market rate units.

5. All inclusionary housing units must be constructed before or concurrent with the construction of market rate units in the project, and in phased projects, inclusionary housing units may be constructed in proportion to the number of units in each phase of the residential development.

6. A developer must submit a written report to the Director, within 30 days of the Director’s written request, that identifies the income and family size of the occupants of the inclusionary unit. The City may impose a fee established by city council resolution to recover its associated regulatory costs pursuant to this chapter.

B. Inclusionary housing units for sale are subject to the following restrictions:

1. Such for-sale units must be deed restricted to the target household income group for a minimum of 45 years.

2. The developer, property owner, and all subsequent owners of an inclusionary housing unit offered for sale must certify, in a form and content acceptable to the Director, the purchaser’s income.

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3. An owner of such a for-sale unit is prohibited from leasing or renting the unit unless the City gives its prior written consent to such lease or rental based on economic hardship, shown by substantial evidence by the owner.

4. Except as otherwise provided, a purchaser of inclusionary housing units offered for sale must occupy the unit as a “principal residence” as such term is defined for federal tax purposes in the United States Internal Revenue Code. Upon good cause shown, supported by substantial evidence, the Director may allow a purchaser to rent inclusionary housing units to persons within the same household income category.

5. The City must approve subsequent owners of such for-sale units who must meet the same qualifications as the original owner.

6. Before the escrow closing for such a for-sale unit, the seller must provide written notice to the buyer of the affordability restrictions including, without limitation, resale price restrictions, in a document written in plain language and approved in writing by the Director.

7. Title in a for-sale unit may transfer because of changes in circumstance including, without limitation, death, marriage, and divorce. Except as otherwise provided, if such a changed circumstance results in a title transfer which causes a household to become ineligible for an inclusionary housing unit then the housing unit must be sold to an eligible household within nine months after such title transfer occurs.

8. Upon the death of one owner, title in the for-sale unit may transfer to the surviving joint tenant without respect to the joint tenant’s household income eligibility.

9. If a for-sale unit is sold for an amount more than the resale price authorized under this chapter, the buyer and seller are jointly liable to the City for the entire purchase price of the unit. Funds recovered by the Director must be deposited in the affordable housing trust fund. The foregoing notwithstanding, the Director may allow the buyer and seller up to 180 days to cure any violation of this chapter’s resale price restrictions upon the buyer and seller’s written request for such cure period.

C. Inclusionary housing units for rent are subject to the following restrictions:

1. Such rental units must be deed restricted to the target household income group for a minimum of 55 years.

2. The owner of the rental units must certify to the Director, in a form acceptable to the City Attorney, the income of the tenant at the time of the initial rental and annually thereafter.

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3. The renter of an inclusionary housing unit is prohibited from subleasing the unit unless the Director gave its prior written consent to such sublease based on demonstrated hardship by the renter as shown by substantial evidence. Any rent obtained through an unpermitted sublease of an inclusionary housing unit is forfeited to the City, and recovered funds must be deposited in the affordable housing trust fund.

4. The Director may require the execution and recording of whatever documents are necessary or useful in ensuring enforcement of this section, in a form approved by the City Attorney, which must be recorded against all applicable inclusionary units.

5. Before the escrow closing of an inclusionary housing unit for rent, the seller must provide written notice to the buyer of the affordability restrictions including, without limitation, to resale price restrictions in a document written in plain language and approved, in writing by the Director.

21.19.070 Eligibility Requirements.

A. Unless otherwise provided, only eligible households are authorized to occupy inclusionary housing units in this chapter.

B. Elected and appointed officials or employees of the City subject to the City’s conflict of interest code are ineligible to occupy an inclusionary housing unit created under this chapter.

21.19.080 Inclusionary Housing Plan.

No application for a project subject to this chapter’s requirements will be complete until the developer submits an inclusionary housing plan to the City in a form acceptable to the Director that contains all of the following, as applicable:

A. The number, type, and location of all inclusionary housing units for the project.

B. Any requested modifications or waivers and the basis therefore.

C. A detailed methodology for determining the rental rates or sale prices of all inclusionary housing units.

D. The affordability level and affordability term for each inclusionary housing unit.

E. Deed restrictions, including applicable sale and rent limitations set forth in this chapter.

F. A timeline of project phasing, including completion timelines for inclusionary housing units in relation to market rate units.

G. The financing for ongoing monitoring and administrative costs.

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Ordinance No.

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H. Enforcement mechanisms to ensure that inclusionary housing units are occupied by eligible households and are not sold, rented, leased, sublet, assigned, or otherwise transferred to non-eligible households.

I. The manner in which inclusionary housing units will be marketed and filled, including the screening and qualifying of prospective renters or purchasers of inclusionary housing units.

21.19.090 Inclusionary Housing Agreement.

A. A written inclusionary housing agreement, in a form approved by the City Attorney, must be entered into between the developer and the City for any project providing onsite inclusionary housing units or off-site inclusionary housing units pursuant to this chapter.

B. The inclusionary housing agreement must include the following:

1. All information required for an inclusionary housing plan.

2. A clause authorizing the recovery of City costs, including, without limitation, attorney’s fees, incurred in any action taken to enforce compliance with the inclusionary housing agreement.

3. Any additional reasonable information the Director requires in ensuring compliance with this chapter.

C. The Building Official will not issue a building permit for a project subject to this section’s requirements until all of this chapter’s applicable requirements of are satisfied, including, without limitation, full execution of an inclusionary housing agreement.

D. The inclusionary housing agreement must be recorded with the Los Angeles County Recorder and will run with the land, binding any developer successor in interest, including bona fide purchasers.

21.19.100 Modifications or Waivers.

A. The Director may modify or waive this chapter’s requirements if the developer demonstrates for good cause shown and by substantial evidence to the Director that this chapter’s application would constitute a violation of applicable law or a taking of property in violation of the United States or California Constitutions.

B. Any developer requesting an adjustment or waiver of this chapter’s requirements must submit documentation concurrently with filing the project application that presents substantial evidence to support the adjustment or waiver request. This documentation

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Ordinance No.

Page 12 of 13 ends

must set forth in detail the factual and legal basis for any such claim.

C. Before or in conjunction with a decision on the proposed project, the Director must render a written decision on the proposed adjustment or waiver of this chapter’s requirements. The Director’s decision may be appealed to the Planning Agency in a manner provided in this code.

21.19.110 Administration and Enforcement.

A. The City Council may establish fees or regulations by resolution for the City’s ongoing administration of this chapter.

B. Any public official, employee, or agent’s failure to fulfill this chapter’s requirements does not excuse any person, owner, household, or other party from complying with such requirements.

C. The Building Official may not issue a final certificate of occupancy for a project subject to this chapter’s requirements until all of this chapter’s applicable requirements are satisfied, unless otherwise provided in an inclusionary housing agreement.

D. In addition to the general remedies provided in this code and other applicable law, the City Attorney is authorized to take any appropriate enforcement action to ensure compliance with this chapter, including, without limitation:

1. Actions to revoke, deny, or suspend any permit, including a building permit, certificate of occupancy, or discretionary approval.

2. Actions to recover civil fines, restitution to prevent unjust enrichment for violating this chapter, and/or enforcement costs, including attorney’s fees.

3. Eviction or foreclosure.

4. Any other appropriate action for injunctive relief or damages.” SECTION 5: Electronic Signatures. This Ordinance may be executed with electronic signatures in accordance with Government Code § 16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature.

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Ordinance No.

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provisions of this Ordinance are severable.

SECTION 9: Effective Date. This Ordinance will become effective 30 days after second reading and adoption.

PASSED AND ADOPTED this ____ day of _________, 2023.
____________________________
Jose Sanchez, Mayor
ATTEST:
________________________________
Maychelle Yee, City Clerk
APPROVED AS TO FORM:

KARL H. BERGER, CITY ATTORNEY
________________________________
Justin A. Tamayo, Deputy City Attorney

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ATTACHMENT 2
Survey of Inclusionary Housing Ordinances in
Sur
rounding Communities
Staff Report
June 7, 2023

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Survey of Inclusionary Housing Ordinances

Jurisdiction Threshold
Units
Inclusionary
Percentage
In
Lieu
Fee
Other
Alternatives
Rental-Units Income
Category
For-Sale Units Income
Category
Term of
Affordability
Monterey
Park
(Proposed)
5+ unit
residential
development
15% Yes • Off-site units • 9% low-income
households
• 6% moderate-income
• Moderate-Income
households
45 years
Alhambra 5+ unit
residential
development
15% Yes • Off-site units
• Land donation
• 9% low-income
households
• 6% moderate-income
households
May be reduced if:
• Very low-income units in
lieu of low-income =
credit of 1.5 units/unit
• Very low-income units in
lieu of moderate-income
= credit of 2 units/unit
• Low-income units in lieu
of moderate-income =
credit of 1.5 units/unit
• 9% low-income
households
• 6% moderate-income
households
May be reduced if:
• Very low-income units
in lieu of low-income =
credit of 1.5 units/unit
• Very low-income units
in lieu of moderate-
income = credit of 2
units/unit
• Low-income units in
lieu of moderate-
income = credit of 1.5
units/unit
45 years
Duarte 4+ unit
residential
development
15% Yes NA • very low, low or
moderate-income
households
• 40% of inclusionary units
must be for very low-
income households
May be reduced if:
• Very low-income units in
lieu of moderate-income
= credit of 2 units/unit
• Low-income units in lieu
of moderate-income =
credit of 1.5 units/unit
• Moderate-Income
households
May be reduced if:
• Very low-income units
in lieu of moderate-
income = credit of 2
units/unit
• Low-income units in
lieu of moderate-
income = credit of 1.5
units/unit
• Rental
Units: 55
years
• For-Sale
Units: 45
years

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Survey of Inclusionary Housing Ordinances

Jurisdiction Threshold
Units
Inclusionary
Percentage
In
Lieu
Fee
Other
Alternatives
Rental-Units Income
Category
For-Sale Units Income
Category
Term of
Affordability
La Habra* 10+ unit
residential
development
15% Yes • Off-site units
• Land donation
• Acquire and
reconstruct
existing units
• Combination
of options
allowed
• 6% low-income
households
• 9% moderate-income
households

Households earning no
more than 110% AMI**
• Rental
Units: 55
years
• For-Sale
Units: 45
years
Los Angeles
County
5+ unit
residential
development
Rental (< 15 units):
• 40% AMI or less =
5%
• 65% AMI or less =
7%
• 80% AMI or less =
10%
Rental (15 units or >):
• 40% AMI or less =
10%
• 65% AMI or less =
15%
• 80% AMI or less =
20%
For-Sale (< 15 units):
• 135% AMI or less =
7%
For-Sale (15 units or
>):
• 135% AMI or less =
15%
No • Off-site units

Extremely low, very low,
low or moderate-income
households
Moderate or middle
income households
• Rental
Units: in
perpetuity
• For-Sale
Units:
determined
by equity-
sharing
agreement

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Survey of Inclusionary Housing Ordinances

Jurisdiction Threshold
Units
Inclusionary
Percentage
In
Lieu
Fee
Other
Alternatives
Rental-Units Income
Category
For-Sale Units Income
Category
Term of
Affordability
Pasadena 10+ unit
residential
development
20% Yes • Off-site units
• Land donation
• Off-site units
when very low,
low or
moderate-
income
households
are displaced
• 5% very low-income
households
• 5% very low or low-
income households
• 10% very low, low or
moderate-income
households
very low, low or
moderate-income
• Rental
Units: in
perpetuity
• For-Sale
Units: 45
years
South
Pasadena
3+ unit
residential
development
20% Yes • Off-site units
• Rehabilitation/
conversion of
equivalent
number of
existing units
to affordable
units
• Land donation
• ≤10 Units – 2 units lower
income, or 1 very low &
1 non-above moderate
income
• 11+ Units – 50%
extremely low or very
low and 50% lower
income
Moderate-income 55 years
* Outside of the San Gabriel Valley.
** AMI = Area Median Income means the median family income of a geographic area.

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ATT
ACHMENT 3
Notice of Exemption
Staff Report
June 7, 2023

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Project Title: Zoning Code Amendment No. 22-01 (ZCA-22-01) Inclusionary Housing Ordinance Project Location: City-Wide
Project Location - City: Monterey Park
Project Location - County: Los Angeles

Description of Project:

An amendment to Title 21 of the Monterey Park Municipal Code to establish ing inclusionary housing requirements. The amendment is a legislative policy action intended to increase the availability of affordable housing stock by requiring developers who create five or more units to make a percentage of the units available to lower- and moderate-income households.

Name of Public Agency Approving Project: City of Monterey Park Name of Person or Agency Carrying Out Project: City of Monterey Park

Exempt Status: (check one)

☐ Ministerial (Sec. 21080(b)(1); 15268); ☐ Declared Emergency (Sec. 21080(b)(3); 15269(a)); ☐ Emergency Project (Sec. 21080(b)(4); 15269(b)(c));

☐ Categorical Exemption. State type and section number :
__________________________________
☐ Statutory Exemptions. State code number: ☒ Other: Sections 15060(c)(2), 15061(b)(3)

Reasons why project is exempt:

Pursuant to CEQA, this Ordinance is not subject to exempt from further CEQA review under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq.; “CEQA”) for the following reasons: (1) it will not result in a direct or reasonably foreseeable indirect physical change in the environment (14 Cal. Code Regs. CEQA Guidelines § 15060(c)(2); (2) there is no possibility that this Ordinance may have a significant effect on the environment (14 Cal. Code Regs. because this is review of proposed legislation and any potential housing projects that would be affected by the proposed regulations would undergo independent environmental review (CEQA Guidelines § 15061(b)(3); and (3) this Ordinance, by itself, does not constitute a “project” as defined in the CEQA Guidelines (14 Cal. Code Regs.by CEQA because it involves a policy action affecting prospective future development to comply with Housing Element Program 15 (CEQA Guidelines § 15378).

Lead Agency Contact Person: Beth Chow, AICP Telephone (626) 307-1315

If filed by applicant:

1. Attach certified document of exemption finding.

2. Has a notice of exemption been filed by the public agency approving the project?  Yes  No

Signature: _________________________________ Date: Title: Senior Planner

 Signed by Lead Agency Date received for filing at OPR:
 Signed by Applicant

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City Council Staff Report
DATE: June 7, 2023
AGENDA ITEM NO:

TO: The Honorable Mayor and City Council
FROM: Jessica Serrano, Director of Community Development SUBJECT: A public hearing to consider the following: 1) Zoning Code Amendment (ZCA-23-03) to adopt the Market Place Specific Plan (SP-23-01); 2) Zone Change (ZA-23-01) to re-zone properties from the Regional Specialty Center (R-S) zone with the Planned Development Overlay (P-D) zone to the Market Place Specific Plan (MPSP) zone; and 3) Development Agreement (DA-23-01) to amend in its entirety a Development Agreement between Monterey Park Retail Partners, LLC and the City of Monterey Park for properties collectively operating as the Monterey Park Market Place, located at 2000-5500 Market Place Drive, also identified by Assessor’s Parcel Numbers 5275-003-024, 025, 027, 029, 030, 031, 037, and 038.

RECOMMENDATION:

It is recommended that the City Council consider:

1. Opening a public hearing and taking testimonial and documentary evidence;

2. After closing the public hearing and considering the evidence submitted during that public hearing:
a. Introducing and waiving first reading of an Ordinance implementing a Zone Change (ZA-23-01) from the Regional Specialty Center (R-S) zone with the Planned Development Overlay (P-D) zone to the Market Place Specific Plan (“MPSP”) zone (Exhibit B);
b. Introducing and waiving first reading of an Ordinance approving a Development Agreement (DA-23-01) for the subject property (Exhibit C); and

3. Taking such additional, related, action that may be desirable.

EXECUTIVE SUMMARY:

The Monterey Park Market Place development was originally approved through a Precise Plan (PP-12-01) that was intended to redevelop a brownfield site to help stimulate the local economy and create jobs while preserving the environment and public safety of the area. Since the creation and implementation of PP-12-01, Phase 1 is complete, but Phases 2 and 3 remains unbuilt. Phase 2 includes the wrap-around road south of the Leachate Treatment Plant (LTP) and Thermal Destruction Facility (TDF), and Phase 3 is the built-out of the area west of the LTP/TDF.

Public Hearing - 4E

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Staff Report

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June 7, 2023

In recent years, market forces changed the way in which consumers conduct business: a decreased need for traditional brick-and-mortar stores and an increased demand for last mile facilities, warehouses, auto dealerships, and sound stages for the entertainment industry emerged since the beginning of the COVID-19 pandemic. The applicant seeks to create flexibility to allow for land uses that help address the changing landscape of the commercial/service sector by providing a framework through the proposed Market Place Specific Plan (“MPSP”) to allow for such uses. No immediate construction or development is proposed at this time.

The Project includes the proposed adoption of the MPSP to address the eventual build- out of the Market Place; it supersedes the existing Precise Plan. The Specific Plan will be identified within the Monterey Park Municipal Code (“MPMC”) and the entire Market Place Project site will be re-zoned from the Regional Specialty Center with Planned Development Overlay, to the MPSP. Further, the amended and restated Development agreement between the City and the Applicant will help ensure that the eventual build- out of the Market Place will provide a public benefit to the community.

Most recently, the City Council consider ed a similar proposal of the site that was not approved at its April 19, 2023 meeting. Following that date, on May 15, 2023, the applicant submitted a new application. That application includes a revised Specific Plan that includes new uses that would be permitted at the site for additional Council consideration.

CEQA (California Environmental Quality Act):

The Project is consistent with the Supplemental Environmental Impact Report (“SEIR”) and Statement of Overriding Considerations certified (and adopted) by the City Council on December 19, 2012 via Resolution No. 11548 (State Clearinghouse No. 1999051058).

None of the elements set forth in Public Resources Code § 21166 or CEQA Guidelines § 15162 exists. Accordingly, no subsequent or supplemental Environmental Impact Report, Mitigated Negative Declaration or Addendum is required to be prepared before adopting the Project. The Notice of Consistency is attached as Exhibit “B” to the draft Ordinances.

Implementation of mitigation measures identified in the SEIR will be monitored as called for in the Mitigation Monitoring and Reporting Program adopted on December 19, 2012.

TYPE OF ACTION (LEGISLATIVE; QUASI-JUDICIAL; OR ADVISORY)

Legislative: The proposed Ordinances are legislative policy actions that, combined, would allow completion of the Market Place development . For this project, the City Council is the Planning Agency in accordance with MPMC § 2.56.020(c). In considering the proposed actions, the City Council acts in its legislative capacity. For any proposed zone changes, the City Council must make these findings (MPMC § 21.38.050):

• That the proposed zone change is consistent with the goals, policies, and objectives of the General Plan;

• That the proposed zone change will not adversely affect surrounding properties; and

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Staff Report

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June 7, 2023

• That the proposed zone change promotes public health, safety, and general welfare and serves the goals and purposes of the MPMC’s zoning regulations.

These findings are included in the draft Ordinances; the facts upon which these findings rely are also included with the draft documents. Approving the proposed Development Agreement is completely within the City Council’s legislative discretion.

BACKGROUND:

The City Council approved the Market Place development on December 19, 2012 by adopting PP-12-01 to regulate its development. The Market Place property is comprised of 63.68 acres, with a General Plan land use designation of Commercial and zoning of Regional Specialty Center (R-S), with a Planned Development (P-D) overlay. Ten parcels make up the site that includes all current commercial development anchored by Costco and Home Depot, with several other retail and service businesses, and multiple commercial eating establishments or restaurants, some of which include drive-throughs.

The developed areas are accessed from Market Place Drive which is off Potrero Grande Drive in the city and Paramount Boulevard in Montebello. There are also existing Leachate Treatment Plant (LTP) and Thermal Destruction Facility (TDF) facilities (which are not part of the Monterey Park Market Place commercial development), but contained within the subject site and the MPSP. The western portion of the site, west of the LTP/TDF operations, remains vacant (Phase 3). The subject site is surrounded by Southern California Edison facilities to the north, west, and east, and the 60 Freeway to the south (see Figure 1).

Figure 1: Monterey Park Market Place Specific Plan Aerial

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Staff Report

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June 7, 2023

Zoning Code Amendment

The applicant requests that the City Council approve Zoning Code Amendment (ZCA-23- 03) to adopt the MPSP (SP-23-01). This will establish a Specific Plan Zone in the Municipal Code and include the regulatory document of the Specific Plan, that will govern development within the subject site. The MPSP represents a tool for development to systematically implement the General Plan and the individual development proposals in the Market Place Phase 3 project area.

Contained within the MPSP are development standards permitted within the subject site, including the additional development of Phase 3 to allow for uses which were not previously permitted or contemplated as part of PP-12-01. As identified in the Specific Plan, the uses listed below for Phase 3 of the project may include:

• Construction of a last mile distribution center of up to 97,000 square feet of floor area;
• Construction of a warehouse of up to 175,000 square feet of floor area; • Construction of an automobile dealership with a collision or service center totaling up to 100,000 square feet of floor area; or
• Construction of up to 150,000 square feet of floor area of retail uses.

When the PP 12-01 was approved, the anticipated build-out of Phase 3 included retail uses, which remains on the list of development options. However, as the commercial and retail market has changed in the last 10 years, the developer’s ability to build out with retail uses has become less easily achieved. The additional uses of a last-mile distribution center, a warehouse, or an automobile dealership are proposed alternate uses. The proposed Specific Plan sets up the framework to allow the above listed uses.

With the additional alternative uses proposed in the Market Place Specific Plan, the applicant has included a Level of Service and Vehicle Miles Traveled Screening Analysis to support an auto dealership which will result in fewer trips generated than the build-out of Phase 3 with retail uses analyzed as part of the FEIR and SEIR for the overall project.

In a case where, a last mile distribution center or warehouse use is proposed, a similar traffic analysis will be necessary to ensure that those developments are not exceeding the traffic that was contemplated in the SEIR.

The proposed Specific Plan is consistent with the applicable General Plan Elements of the Land Use, Circulation, Safety and Community Service, Resource, and housing Goals and Policies as analyzed in the General Plan. Overall, the Specific Plan contains unique development standards and design guidelines to ensure that commercial development will be compatible with the site and existing development around the Specific Plan Area.

This is accomplished through the inclusion of design guidelines addressing the architectural design for the future development at the Market Place.

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Staff Report

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June 7, 2023

Zone Change

With the creation of the MPSP Zone and its Specific Plan as described above, it is proposed that the entire site that includes 10 parcels and is 63.68 acres in size be rezoned from its current zoning of Regional Specialty Center (R-S), with a Planned Development (P-D) overlay, to the MPSP Zone (ZA-23-01). This new MPSP Zone is consistent with the General Plan Land Use Designation of Commercial, since the underlying uses permitted within the MPSP are a broad range of retail and service commercial uses. All uses that are currently existing at the site or have been previously approved will remain as permitted uses, with the additional uses listed in the Specific Plan being permitted as well.

Development Agreement

Chapter 21.44 of the MPMC requires Development Agreements (DA) for large scale projects that require multiple entitlements and long-term commitment of both public and private resources. The original approval of the Market Place included a DA that was approved in 2013. However, with the new scenarios presented in Phase 3 of the project, a new DA (DA-23-01) is proposed to allow for the uses proposed and an updated public benefit payment. While the MPMC generally imposes a term of five years for development agreements – which is intended to facilitate the prompt development of approved projects – the City Council may change the term in its discretion. Here, the draft DA proposes an initial term of five years with two automatic renewals of two years each; these renewals would occur unless the DA were terminated not later than 90 days before the anniversary date (Section 20 of the DA). As a result, the applicant would have an extended time within which to construct improvements and the City would receive additional public benefit payments as contemplated by Section 6(c) of the DA. Assuming that the DA were in effect for the full nine-year term and the development was fully built out, the City could receive up to approximately $1.6M in public benefit payments.

Previous Application

As the Council is aware, it previously considered this matter in April 2023. On April 19, 2023, the City Council voted 2-1-1 (Mayor pro tem Wong declared a conflict and was not counted as part of the quorum) to adopt the draft ordinances that would have approved a previous version of this project. California law requires an affirmative three votes to adopt an ordinance. Consequently, the ordinances were not adopted.

Ordinarily, when an application for a discretionary permit is denied, a new application cannot be filed for one year from the date of denial (MPMC § 21.32.140). Both this application – and its previous version – seek only legislative actions by the City Council.

Consequently, the one year moratorium on a substantially similar project for the same site does not apply.

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Staff Report

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June 7, 2023
FISCAL IMPACT:

Fiscal impacts associated with adopting the DA includes a public benefit payment during the term of the DA which could amount to a total amount of approximately $1.6M. This public benefit payment is separate from anticipated sales tax revenue generated from development within the Project site. Sales tax revenue generated from the Market Place is shared with the City of Montebello via a Sharing Sales Tax Agreement. Sales tax revenue payments are payable by Monterey Park to Montebello at a rate of 18% from the generated sales tax. There is no sunset to the sharing agreement.

Respectfully submitted by: Prepared by:

Jessica Serrano
Director of Community
Development
Beth Chow, AICP
Senior Planner
Reviewed by:

Martha Garcia
Director of Finance
Approved by:

Ron Bow
City Manager
Karl Berger
City Attorney
ATTACHMENTS:

1. Zone Change (ZA-23-01) - Adopting Rezoning of the Market Place from Regional Specialty Center with Planned Development Overlay to the Market Place Specific Plan Ordinance

2. Market Place Development Agreement (DA-23-01) Ordinance

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ATTACHMENT 1
Zone Change (ZA-23-01) - Adopting Rezoning of the Market Place from Regional Specialty Center with Planned Development Overlay to the Market Place Specific Plan Ordinance
Staff Report
June 7, 2023

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ORDINANCE NO.

AN ORDINANCE AMENDING THE ZONING MAP ( ZA-23-01) TO

CHANGE THE ZONING FROM REGIONAL SPECIALTY CENTER (R-

S) ZONE WITH THE PLANNED DEVELOPMENT OVERLAY (P-D) TO

THE MARKET PLACE SPECIFIC PLAN (MPSP) TO ALLOW

CONSTRUCTION OF THE FINAL PHASE OF THE MARKET PLACE
DEVELOPMENT.

The City Council for the City of Monterey Park does ordain as follows:

SECTION 1: The City Counci
l finds and declares that:

A. On May 15, 2023, Monterey Park Retail Partners , LLC, a California Limited Liability Company (the “Applicant”) , submitted an application pursuant to Ti tle 21 of the Monterey Park Municipal Code (“MPMC”) requesting approval of Zone Change ( ZA-22-01) to rezone the properties collectively operating as the Monterey Park Market Place, located at 2300 Greenwood Avenue and 2000- 5500 Market Place Drive, also identified by Assessor’s Parcel Numbers 5275- 003-024, 025, 026, 027, 029, 030, 031, 037, 038, and 039 from the Regional Specialty (R-S) zone with the Planned Development Overlay (PD) zone to the Market Place Specific Plan (“MPSP”) zone allow the development of its final phase with retail, auto dealership, last mile distribution, and/or warehouse uses, parking, and related improvements, along with an Amended And Restated Development Agreement (“Project”);

B. The proposed Project was reviewed by the City Planner for, in part, consistency with the General Plan and conformity with the MPMC;

C. In addition, the City reviewed the Project’s environmental impacts under the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., “CEQA”) and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., the “CEQA Guidelines”);

D. The City Council reviewed the proposed Project and related environmental aspects of the proposal as required by the MPMC at the June 7, 2023, public hearing; and

E. The City Council has carefully considered all pertinent testimony and the staff report offered in the case as presented at the public hearing of June 7, 2023.

SECTION 2: Factual Fin
dings and Conclusions. The City Council finds as follows:

A. The Applicant is seeking to change the zone regulating the Project from the Regional Specialty (R -S) zone with the Planned Development Overlay (PD) zone to the Market Place Specific Plan (“MPSP”) zone. The Zone Change is desirable to allow construction of the proposed Project.

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ORDINANCE NO.

PAGE 2 of 7

B. The property is 63.38 acres (2,760,617 square feet ) in size and irregularly shaped with access from Potrero Grande Drive on the west and Paramount Boulevard to the east. Currently developed on the Project site, the Monterey Park Market Place is a multi -tenant, regional shopping center featuring both large and small tenant spaces, including a gas station and various drive- through restaurants. The area west of the leachate treatment plant, is vacant and ready for development to complete the build- out of the Monterey Park Market Place.

C. The General Plan designation for the P roject site is Commercial . This allows for a broad range of retail and service commercial uses, hospitality, entertainment, medical and professional offices, including those uses existing and contemplated within the Monterey Park Market Place.

SECTION 3: Planni
ng Agency. Pursuant to MPMC § 2.56.020(C), the City Council is the Monterey Park Planning Agency for purposes of this Ordinance.

SECTION 4: Envir
onmental Assessment . The environmental analysis set forth in Ordinance No. ___, considered in conjunction with this Ordinance, is incorporated by reference as if fully set forth including, without limitation, the Notice of Consistency. The City Manager, or designee, is directed to file a notice of determination in accordance with CEQA §§ 21152, 21167(f); CEQA Guidelines § 15094; and any other applicable law.

SECTION 5: Approval
s. The zoning for the Project site is changed from the Regional Specialty (R-S) zone with the Planned Development Overlay (PD) zone to the Market Place Specific Plan (“MPSP”) zone. Accordingly, the Zoning Map is amended as set forth in attached Exhibit “ A,” and incorporated by reference. The Market Place Specific Plan attached as Exhibit “B,” and incorporated by reference, is approved as zoning for the Project site.

SECTION 6: Constr
uction. This Ordinance must be broadly construed in order to achieve the purposes stated in this Ordinance. It is the City Council’s intent that the provisions of this Ordinance be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Ordinance.

SECTION 7: Enforc
eability. Repeal of any provision of the Monterey Park Municipal Code does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before this Ordinance’s effective date. Any such repealed part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Ordinance.

SECTION 8: Relianc
e on Record. Each and every one of the findings and determinations in this Ordinance are based on the competent and substantial evidence, both oral and

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ORDINANCE NO.

PAGE 3 of 7

written, contained in the entire record relating to the matter. The determinations constitute the independent findings and determinations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole.

SECTION 9: Limit
ations. The City Council’s analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project will not exist. One of the major limitations on analysis of the project is the City Council’s lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework.

SECTION 10:

Severability. If any part of this Ordinance or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications and, to this end, the provisions of this Ordinance are severable.

SECTION 11:

Electronic Signatures . This Resolution may be executed with electronic signatures in accordance with Government Code §16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature.

SECTION 12:

Publications. The City Clerk is directed to certify the passage and adoption of this Ordinance; make a note of the passage and adoption in the records of this meeting; and, within 15 days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law.

SECTION 13:

Recording. The City Clerk is directed to certify the passage and adoption of this Ordinance, cause it to be entered into the City of Monterey Park’s book of original ordinances, make a note of the passage and adoption in the records of this meeting, and, within fifteen days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law.

SECTION 14:

Effective Date. This Ordinance becomes effective on the 30 th day following its passage and adoption.

ORDINANCE NO
. ___ HAD ITS FIRST READING ON JUNE 7 , 2023, ITS
SECOND READING ON ____, AND WAS DULY PASSED, APPROVED, AND

ADOPTED BY THE CITY COUNCIL OF THE CITY OF MONTEREY PARK AT ITS REGULAR MEETING OF ______.

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ORDINANCE NO.

PAGE 4 of 7

Jose Sanchez, Mayor
ATTEST:

________________________________
Maychelle Yee, City Clerk

APPROVED AS TO FORM:

________________________________
Karl H. Berger, City Attorney

Exhibit A: Zoning Map
Exhibit B: Specific Plan

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EXHIBIT A
Zoning Map

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Exhibit A

Existing Zoning

Proposed Zoning

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EXHIBIT B
Market Place Specific Plan

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June 2023

MARKET PLACE SPECIFIC PLAN

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A. COVER PAGE

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TABLE OF CONTENTS

I. INTRODUCTION .................................................................................................................. 1 A. SPECIFIC PLAN AREA ............................................................................................... 1 B. BACKGROUND ......................................................................................................... 3 C. RELATIONSHIP OF THE SPECIFIC PLAN TO PRIOR APPROVALS AND THE ZONING REGULATIONS ......................................................................................................... 4 D. DEFINITIONS ............................................................................................................ 4 II. SPECIFIC PLAN OVERVIEW .................................................................................................. 6 A. PURPOSE AND AUTHORITY OF THE SPECIFIC PLAN ................................................ 6 B. SPECIFIC PLAN SCOPE AND GOALS ......................................................................... 6 C. CONSISTENCY WITH THE GENERAL PLAN ............................................................... 7 D. SPECIFIC PLAN IMPLEMENTATION MEASURES ..................................................... 10 III. OVERVIEW OF LAND USE PLAN ....................................................................................... 11 A. DEVELOPMENT CONCEPT ..................................................................................... 11 B. LAND USE PLAN ..................................................................................................... 12 C. GRADING CONCEPT ............................................................................................... 12 IV. EXISTING UTILITIES AND INFRASTRUCTURE ..................................................................... 13 A. CIRCULATION ........................................................................................................ 13 B. WATER SERVICE .................................................................................................... 13 C. RECLAIMED WATER ............................................................................................... 13 D. WASTEWATER ....................................................................................................... 14 E. DRAINAGE ............................................................................................................. 14 F. GAS/ELECTRIC/TELECOMMUNICATIONS .............................................................. 14 G. SOLID WASTE DISPOSAL ........................................................................................ 14 H. FIRE PROTECTION.................................................................................................. 14 I. POLICE SERVICES ................................................................................................... 14 V. DEVELOPMENT STANDARDS ............................................................................................ 14 A. PERMITTED USES .................................................................................................. 15 B. OUTDOOR DISPLAYS AND SEASONAL SALES ........................................................ 16 C. ON-SALE AND OFF-SALE ALCOHOL USES .............................................................. 17 E. SITE PLANNING STANDARDS ................................................................................. 18 F. ARCHITECTURE AND DESIGN REVIEW .................................................................. 19 G. LANDSCAPING ....................................................................................................... 20 H. SIGNS ..................................................................................................................... 26 I. REFUSE FACILITIES ................................................................................................. 28 J. ACCESS AND CIRCULATION ................................................................................... 29 K. TRIP REDUCTION AND TRAVEL DEMAND MEASURES .......................................... 29

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L. PARKING ................................................................................................................ 32 M. TRIP GENERATION ................................................................................................. 32 VI. INDIVIDUAL PROJECT APPROVALS .................................................................................. 33 A. PROJECT CLEARANCES AND ADMINISTRATIVE DESIGN REVIEW .......................... 33 B. DIRECTOR’S REVIEW ............................................................................................. 34 C. ADVISORY DETERMINATION ................................................................................. 34 D. RIGHTS GRANTED UNDER PROJECT CLEARANCE .................................................. 34 E. PROJECT CLEARANCE EXPIRATION ....................................................................... 34 VII. ADMINISTRATION OF SPECIFIC PLAN ............................................................................. 34 A. DIRECTOR AUTHORITY .......................................................................................... 34 B. AMENDMENTS ...................................................................................................... 35 C. ADMINISTRATIVE MODIFICATIONS....................................................................... 35 D. TIME LIMITS .......................................................................................................... 36 VIII. APPEALS ....................................................................................................................... 36 A. APPEALS ................................................................................................................ 36 IX. CONDITIONS OF APPROVAL AND MITIGATION MEASURES .............................................. 36 A. CONDITIONS OF APPROVAL AND MITIGATION MEASURES ................................. 36 LIST OF FIGURES AND EXHIBITS ............................................................................................ 38

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1 I. INTRODUCTION
This Monterey Park Market Place Specific Plan ( Specific Plan) was prepared in conformity with Government Code § 65451, et seq . Together with zoning regulations adopted by the Monterey Park Municipal Code ( MPMC) and other A pplicable Law (defined below), this Specific Plan sets forth the regulations for the development and operation of the Monterey Park Market Place project (Project or the Market Place).

Pursuant to Government Code § 65450, a specific plan must include text and a diagram or diagrams, which specify all of the following in detail:
• The distribution, location, and extent of the uses of land, including open space within the area covered by the plan.
• The proposed distribution, location, 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 land area covered by the plan and needed to support the land uses described in the plan. • Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. • A program of implementation measures , including regulations, programs, public works projects and financing measures necessary to carry out the above items. • A discussion of the relationship of the Specific Plan to the General Plan.

This Specific Plan is compatible and consistent with the goals and policies outlined in the City of Monterey Park’s General Plan (General Plan). This Specific Plan will further the goals and policies of the General Plan as more fully described below.

This Specific Plan was prepared to provide the essential relationship between the policies of the General Plan and actual development in the Project area. By functioning as a regulatory document, the Specific P lan provides a means of implementing the General Plan. All future development within the Specific Plan boundaries must be consistent with the standards set forth in this document.

A. SPECIFIC PLAN AREA
This Specific Plan regulates real property (a triangular-shaped parcel consisting of approximately

63.68 acres) located in the southeast portion of the City of Monterey Park, in the County of Los Angeles, State of California, immediately north of the Pomona Freeway, State Route 60 (Pomona Freeway), and west of Paramount Boulevard as shown on Figure 1 (Specific Plan Area).

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2 Figure 1: Specific Plan Area
Regional access to the Specific Plan Area is provided via the Pomona Freeway south of the Site.

Paramount Boulevard provides the major access route to and from the Pomona Freeway in both eastbound and westbound directions. Local access is provided through Market Place Drive via Potrero Grande Drive ( See Figure 2). The Specific Plan Area is bounded by Southern California Edison (SCE) property to the northwest and northeast, and by the Pomona Freeway to the south.

Figure 2: Market Place Aerial – Local Access

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3 Other surrounding land uses include the SCE Mesa substation to the northwest and a cemetery and residential use to the northeast. The approximately 145 -acre Operating Industries Incorporated (OII) landfill, also referred to as the “South Parcel” landfill, is located south of the Pomona Freeway.

B. BACKGROUND
On or about December 19, 2 012, the Monterey Park City Council adopted (a) Resolution No. 11549 approving the Monterey Park Market Place Precise Plan (PP-12-01) and Tentative Tract Map No. 071549 (TM-12-01) and certifying the Supplemental Environmental Impact Report (SCH NO. 1999051058); and (b) Resolution No. 11548 a statement of overriding considerations for the Monterey Park Market Place Precise Plan. On or about January 16, 2013, the City Council adopted Ordinance No. 2094, approv ing a Development Agreement between the City of Monterey Park and Monterey Park Retail Partners, LLC to allow the development of the Monterey Park Market Place. The Monterey Park Market Place Precise Plan covered the same geographical location as the Specific Plan Area.

Although part of the USEPA -designated OII landfill superfund site, t he Monterey Park Market Place does not contain any hazardous materials and consists of two distinct area s. The Market Place portion that is to the east and north of Market Place Drive (which Drive is currently designated as APN 5275-003-026 and - 027) is comprised of various tax parcels that have been largely developed with approximately 310,000 square feet of retail floor area:

1. APN 5275-003-030 and -031: A retail warehouse and gas fueling depot.

2. APN 5275-003-038: A retail home improvement center.

3. APN 5275-003-029, -037 and -039: Various retail uses.

The Market Place portion that is to the west of Market Place Drive and north of Pomona Highway (SR 60) is currently designated as APN 5275-003-025 and was not redeveloped. Between the two areas of the Market Place development, APN 5275 -003-024 is the existing Leachate Treatment Plant (LTP) and Thermal Destruction Facility (TDF) facilities (which are not part of the Monterey Park Market Place development) but contained within the Specific Plan The Monterey Park Market Place area also includes various easements on the adjacent SCE parcel for grading, utilities, parking, drainage , and other permitted uses (collectively, the SCE Easements).

The Precise Plan allowed up to 500, 000 square feet of floor area , but permitted the Planning Director or Planning Commission to approve modifications allowing up to 600,000 square feet.

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4 C. RELATIONSHIP OF THE SPECIFIC PLAN TO PRIOR APPROVALS AND THE ZONING

REGULATIONS
This Specific Plan supersedes other development regulations and standards set forth in the MPMC (MPMC Title 21) for the Specific Plan Area. Except where the provisions of this Specific Plan expressly provide otherwise, the provisions of this Specific Plan are applied in lieu of the provisions of the zoning regulations . For development standards not established as part of the Specific Plan, the standards in the zoning regulations apply. Terms used in this Specific Plan have the meanings as set forth in Section 1.D, below. Further, any terms used in this Specific Plan that are not defined or described herein have the meanings set forth for them in the MPMC.

Nothing in this Specific Plan is intended to, nor does it, revoke or modify any permits, approvals, or entitlements previously granted for the Specific Plan Area, except the Precise Plan , which is superseded in its entirety. All existing improvements and uses in the Specific Plan Area as of the effective date hereof are deemed to be in full compliance with this Specific Plan.

D. DEFINITIONS
Unless the contrary is stated or clearly appears from the context, the following definitions govern the construction of the words and phrases used in this Specific Plan. Words and phrases not defined by this chapter have the meaning set forth in the MPMC or Applicable Law. “Applicable Law” means, in addition to federal and state laws and regulations, the ordinances, rules, regulations, fees and official policies of the City governing the Specific Plan area including, without limitation, the City’s zoning regulations and General Plan. “Applicant” means the applicant for an Individual Project. “Conceptual Development Plans ” mean the conceptual development plans set forth in Section V.D.2, below.
“Data center ” means facility used primarily for the storage, management, processing, and transmission of digital data, which houses computer and/or network equipment, systems, servers, appliances and other associated components related to digital data operations. Such facility may also include air handlers, power generators, water cooling and storage facilities, utility substations, and other associated utility infrastructure to support sustained operations at a data center.
“Director” means the Director of Community Development, or designee. “Floor area” means the sum of the gross areas of the floor or several floors of a building or buildings measured from the exterior faces of walls, including elevator shafts or stairwells at each

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5 floor, floor space in penthouses and attic space with headroom of eight feet or more, and excluding basement space, open balconies, or vehicle parking or storage. “General Plan” means the Monterey Park General Plan.
“Last Mile Distribution Center” means a warehouse and distribution facility, fulfillment center, or sortation center, that receives goods and merchandise from manufacturers or warehouses for direct delivery to purchasers, and may include customer pick-up and drop-off. “Individual Project” means the construction, erection, addition to, or structural alteration of any building or structure, or use of building or land or change of use of a building or land, on a lot located in whole or in part within the Specific Plan Area , which requires a grading permit or building permit, but does not include the following:

Interior or exterior remodeling of an existing building, or the change of use of an existing building unless the remodeling/change of use increases the number of total a.m., p.m., or Saturday peak hour or daily trips exceeding the respective Trip Cap, as determined by the Director.

The rehabilitation or reconstruction of an existing building or structure, which was damaged or destroyed by fire, flood, wind, earthquake or other disaster, or the public enemy.

Demolition of any existing building or structure with a validly issued demolition permit. “Project” means the Monterey Park Market Place.
“Project Clearance” means the Director’s ministerial review and verification of an Individual Project’s conformance with the requirements of this Specific Plan. “SEIR” means the Supplemental Environmental Impact for the Monterey Park Market Place (SCH No. 1999051058).
“SCE” means Southern California Edison.
“Trip Cap” means the maximum number of projected a.m., p.m., and Saturday peak hour and daily trips that may be generated cumulatively by all existing and future development within the Specific Plan Area, as set forth in Section V.D.3, below.
“Warehouse” means a commercial or manufacturing unit used for the storage of goods and merchandise, together with ancillary office and other support spaces.

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6 II. SPECIFIC PLAN OVERVIEW
A. PURPOSE AND AUTHORITY OF THE SPECIFIC PLAN
This Specific Plan is intended to provide for the orderly and efficient development of the Specific Plan Area in accordance with the provisions of the General Plan. In conjunction with the General Plan, the Specific Plan implements the plan for the physical development of the Specific Plan Area and a guide to all future development within the plan area.

A Specific Plan may be prepared for any defined geographic area , which might benefit from specialized land use regulations and development standards.

The Specific Plan provides for development within the Specific Plan Area and establishes the permitted uses, development intensit y, site planning and development standards, design and architecture, landscaping, signs, refuse facilities, access and circulation, parking , and trip reduction measures of the Project.

B. SPECIFIC PLAN SCOPE AND GOALS
Implementation of General Plan goals and policies will occur through the establishment of land use designations, traffic circulation patterns, development policies, and the identification of backbone infrastructure necessary to support the planned intensity of development.

To achieve this purpose, the Specific Plan has the following goals:

1. Establish the planning concept, design theme, development regulations, and procedures necessary to achieve an orderly and compatible development;

2. Implement the goals, policies, and objectives of the General Plan;

3. Establish a framework to create a successful Project with a mix of predominantly retail uses with retail-supporting uses, such as Last Mile Distribution Center and Warehouse uses;

4. Meet changing market demands for more home delivery by allowing car sales, Last Mile Distribution Center and Warehouse uses;

5. Facilitate the full build-out of the Specific Plan Area; and

6. Provide clear design guidelines and standards to allow for flexibility in the implementation and build-out of planned development within the Specific Plan area.

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7 C. CONSISTENCY WITH THE GENERAL PLAN
The General Plan serves as the long-term planning guide for future development throughout the City. The General Plan operates as a guide to the type of community desired for the future and provides the means to accomplish that goal. California Law and the MPMC require a Specific Plan to be consistent with the General Plan. This Specific Plan is consistent with the General Plan and advances the goals and policies identified below.

1. Land Use Element : The Specific Plan is consistent with the Land Use and Urban Design Element of the General Plan and the following goals and policies:
• Goal 1: Commercial districts that allow a variety of retail, service, and entertainment uses and that accommodate flexibility over time.
• Policy 1.1: Flexibility. Ensure zoning regulations provide flexibility regarding allowed uses.
• Goal 2: Dynamic mix of businesses, uses, and employment that sustains a strong local economy and contributes to a fiscally sustainable tax base. • Policy 2.1 : Flexibility. Provide flexible and clear development standards to allow commercial, professional, industrial, institutional, and hospitality businesses and uses to expand and thrive economically.
• Policy 2.2: Business Growth. Facilitate the growth of a diverse business sector resilient to change over time and compatible with a broad range of skills and workers. • Goal 12: High design quality in all new commercial developments and rehabilitation projects.
• Policy 12.1 : Compatibility. Require new, infill, and rehabilitation projects in commercial districts be compatible with existing contexts in terms of site design, scale, building design, materials, and architectural approaches. • Policy 12.2: Comprehensive Design. Provide for comprehensive design review of new commercial development.
• Goal 14: The Market Place as a regional destination for diverse shopping, dining and entertainment experiences.
• Policy 14.1: Flexibility. Ensure that zoning regulations applicable to the Market Place properties provide focus for the uses the City looks to attract, while providing ﬂexibility to accommodate emerging new uses and markets over time. • Policy 14.2: Traffic. Work with property owners and property managers to address and manage traffic associated with the Market Place , so that visitors avoid traveling through adjacent residential neighborhoods.

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8 • Policy 14.3: High Design Quality. Insist upon high design quality and landscape treatments upon establishment and over time.

The land uses allowed under the Specific Plan are consistent with the Land Use P olicy Map (Land Use and Urban Design Element, Figure LU -1) and the building intensity/heights are consistent with the Regulating Plan (Land Use and Urban Design Element, Figure LU -4). The Specific Plan will allow for a variety of retail and service uses, plus Last Mile Distribution Center and Warehouse uses that will facilitate home delivery of retail goods. The Specific Plan will provide flexibility by expanding the range of uses permitted in the Specific Plan Area, which will also promote a more dynamic mix of businesses and uses, create jobs, and contribute to the tax base. The expanded uses will provide a more diverse business sector and a broader range of job opportunities. The Specific Plan’s architectural and landscaping standards are of high quality and are compatible with surrounding development currently existing and proposed in the vicinity of the Specific Plan Area. The Specific Plan will require the comprehensive design review of all new buildings. The Specific Plan requirements and design review will further the policy of high design quality . Consistent with the City ’s urban design plan, this Specific Plan requires a landscaping plan that will provide for an organized and consistent landscaping design for the Specific Plan Area , including dense plantings and mature plant materials. The Specific Plan provides requirements for circulation and for a Trip Cap, which will further the policy to manage traffic to and from the Market Place and avoid traffic in adjacent residential neighborhoods.

2. Economic Development Element: The Specific Plan is consistent with the Land Economic Development Element of the General Plan and the following goals and policies:
• Policy 1.1: Encourage a pattern of development that balances revenue -generating land uses in phase with other uses that demand services. • Policy 1.2: Encourage the gr owth or relocation of industries that generate local tax and employment advantages.
• Goal 2.0: Attract new businesses to the commercial Focus Areas identified in the Land Use Element.
• Policy 2.2: Concentrate development in sectors where growth is forecast in the short- to mid-term. Focus efforts on retail and hospitality uses in the short- term and light industrial uses subsequently.
• Goal 7.0: Create a major regional- serving commercial center north and south of Potrero Grande Drive, north of the Pomona Freeway.
• Policy 7.1: Work with the City of Montebello to ensure good access to the Focus Area via Paramount Boulevard.
• Policy 7.2: Encourage development of retail businesses within the OII/Edison area,

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9 which serve a regional market and maximize tax revenue potential. • Policy 7.3: Work closely with SCE to create a reuse plan for SC E properties that optimizes potential for retail commercial and complementary development. • Policy 7.4: Pursue public infrastructure improvements that will support and facilitate redevelopment of the OII/Edison area.
• Policy 7.5 : Work with Ca ltrans to enhance the appearance of Pomona Freeway frontage bordering the Oll/Edison area.

The Specific Plan continues the transformation of the closed OII landfill area adjacent to the Pomona Freeway into a major retail center that includes regional retail uses intended to bring additional shoppers from outside the City , or needed warehouse or distribution facility , any of which will raise additional tax revenue. The Specific Plan is anticipated to continue to attract additional national and regional retail and supporting uses to the City, thereby creating additional employment opportunities for City residents. For analysis of Goal 7.0 and Policies 7.1 through 7.5, see the discussion of the Land Use Element, above.

3. Circulation Element: The Specific Plan is consistent with the Circulation Element of the General Plan and the following goal and policies:
• Policy 4.5: Work with the Los Angeles County Metropolitan Transportation Authority to establish bus routes and stops at appropriate locations throughout the City to adequately serve retail, employment, and other public gathering areas. • Policy 5.1: Provide for a citywide Class III bicycle path system consistent with Figure C-4 of the Circulation Element.
• Policy 5.2: Require that bicycle racks and adequate pedestrian facilities be incorporated into new commercial development projects.
• Goal 6.0: Ensure that all development projects provide well-designed parking facilities that are safe, convenient, and attractive.

As further described in Section V. K below, the Specific Plan area includes a bicycle path system, bike racks, an on -site bus stop, and on-site bicycle and pedestrian facilities to encourage mass transit and bicycle transportation and to reduce vehicular trips to the Site .

This Specific Plan also requires landscaped parking lots with adequate lighting and pedestrian circulation plans that ensure that parking facilities will be safe, convenient, and attractive.

4. Safety and Community Services Element : The Specific Plan is consistent with the Safety and Community Services Element of the General Plan and the following goal and policy:
• Goal 7: Minimize the potential damage to structures and loss of life that could result from earthquakes.

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10 • Policy 7.1: Continue to implement California Building Code seismic safety standards for construction of new buildings. This contains the most recent seismic requirements for structural design of new development and redevelopment to minimize damage from earthquakes and other geologic activity.

All new buildings would comply with current California Building Code seismic safety standards.
• Goal 16: Protect the community from soil, groundwater, and leachate contamination from the OII site.
• Policy 16.2: Encourage commercial development on the north parcel.

This Specific Plan does not disturb, regulate, or otherwise affect the ongoing remediation and cleanup efforts on the site. The existing Leachate Treatment Plant ( LTP) and Thermal Destruction Facility (TDF) facilities (which are not part of the Monterey Park Market Place) will continue to operate to p rocess contaminants from the South Parcel of the OII site and are exempted from the regulations of this Specific Plan. This exemption applies to both the current LTP and TDF location and any other location in the Specific Plan Area where such facilities may be relocated. This Specific Plan will facilitate developing the Market Place property (north parcel) to a beneficial use by permitting the continued development and operation of a regional retail center and encouraging development of commercial and retail- supporting uses, including warehouse and distribution uses, on the existing underutilized site. • Policy 19.5 : Require that all non -residential developments provide adequate exterior lighting to promote visibility to deter crime and support law enforcement surveillance efforts.

As set forth in Section V.K. below, development in the Specific Plan area would provide such adequate exterior lighting.

D. SPECIFIC PLAN IMPLEMENTATION MEASURES

1. Introduction. This Section addresses Government Code § 65451, which requires that specific plans include a program for implementation , including regulations, conditions, programs, and additional measures necessary to implement the Specific P lan. The responsibilities and procedures required for implementing the Specific Plan are identified in this Section, including responsibility for capital improvements and financing and the regulations that will govern its implementation.

The Applicant(s) will finance and/or construct a ll public and private infrastructure improvements to support new development in the Specific Plan area including , without limitation, water mains, sewer trunk lines, dry utilities, and drainage.

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11 Each Applicant for an Individual Project must make any unpai d contributions toward maintaining Transportation, Fire, Police, and Library services by paying development impact fees consistent with the requirements of the Specific Plan and Applicable Law.

2. Implementation Schedule . The infrastructure improvements, as determined by the Public Works Director and per the Finance Plan in this S ection, will be matched to meet the needs of each Individual Project.

3. Infrastructure and Public Facilities. Consistent with Applicable Law, this Section provides an overview of the parties involved in the implementation, ownership, and long -term maintenance responsibilities for the private infrastructure and public facilities required to support the Specific Plan Area. Conceptual plans are set forth in Figure 3 (Concept Infrastructure).

4. Financing Plan . The financing and maintenance plan for the Specific Plan ensures the timely completion of public facilities, streets, utilities, and other necessary capital improvements, as well as the proper maintenance of these facilities. The Applicant(s) of Individual Projects will fund needed infrastructure and public facilities , through the following activities:
a. Fund new on-site and off-site public infrastructure and services needed to support the Specific Plan development;
b. Utilize the existing Monterey Park Transportation Improvement Program ( TIP) fee programs to fund required off-site street infrastructure; c. Pay applicable development impact fees to fund other necessary infrastructure and public facilities;
d. Phase on -site improvements to ensure they are constructed when necessary and when funds are available to construct public improvements; and e. Provide for reasonable r eimbursements from other development for infrastructure costs that the Specific Plan area is required to advance.

III. OVERVIEW OF LAND USE PLAN
A. DEVELOPMENT CONCEPT
The Specific Plan provides a framework for developing approximately 63.68-acres in the southeast portion of Monterey Park and an additional nine-acre area of easements owned by SCE. The development is a highway oriented commercial project consisting of approximately 600,000 square feet of commercial uses and/or distribution and warehouse uses, with adequate supporting parking spaces and associated landscaping, inclusive of existing an d proposed

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12 development within the Specific Plan Area. Collectively, the Specific Plan Area and SCE easement areas are referred to as the “Site.”
Development may be based on four Conceptual Development Plans, set forth in Section V .D.2, below, or as otherwise allowed under the Specific Plan.

Build-out of the Specific Plan would provide a range of economic, fiscal, and quality of life benefits to the City.

B. LAND USE PLAN
This Specific Plan provides a framework of infrastructure and urban design t hat will accommodate the wide range of commercial/industrial uses anticipated over the life of the Project while remaining consistent with Monterey Park’s suburban character.

New development of Individual Projects may be based on one of the Conceptual Development Plans ( see Figures 4A, 4B, 4 C, and 4D ). Development options other than the Conceptual Development Plans are permissible as set forth in the Specific Plan.

C. GRADING CONCEPT
Grading plans for an Individual Project’s building pads, roadways, pedestrian paths, water, sewer, and other utilities will be developed as needed for each Individual Project . Grading may consist of over excavation of soils beneath proposed buildings, to a depth of three to four feet, to remove unsuitable building material.

Limited import for Individual Projects may be necessary , and is permissible , to stabilize soils depending upon the final geotechnical recommendations of a soils engineer.

All grading must be accomplished pursuant to a Grading Plan that contains the following:
a. Best management practices (BMPs).
b. Non-paved areas must be revegetated or restored promptly after installation of utilities using drought- resistant, fast -growing vegetation that would quickly stabilize exposed ground surfaces. Alternative materials rather than reseeding (e.g., gravel) may be used in accordance with the Director’s direction.
c. Runoff must be conveyed in accordance with the approved site drainage plans. d. Energy dissipaters or similar devices may be r equired at the end of drainpipe outlets to minimize erosion during storm events.
e. Grading cannot occur during the wet season (November 1-April 15) unless erosion control devices acceptable to the City are implemented.

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13 f. Grading must be completed such that permanent drainage away from foundations and slabs is provided and so that water does not pond near proposed structures or pavements.

IV. EXISTING UTILITIES AND INFRASTRUCTURE
The intent of this S ection is to ensure that the Specific Plan Area is developed to support development of the proposed land uses and that on-site and off-site infrastructure systems have adequate capacity to serve the Project at build-out.

Development of Individual Projects may require improving existing infrastructure and services in the Specific Plan Area. Basic utilities, including, water, sewer, and other utilities already exist on- site.

The Government Code requires that a specific plan include text and diagrams that specify “ 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.”
This Section of the Specific Plan fulfills this requirement and meets the MPMC requirements for the preparation of specific plans. In addition, this S ection facilitates orderly development by identifying “backbone” utility infrastructure needed to support the proposed development.

A. CIRCULATION
The Specific Plan Area is accessible from Market Place Drive , Potrero Grande Drive , and Paramount Boulevard off the Pomona Freeway. Internal vehicular circulation within the Specific Plan Area is set forth in the conceptual plans (see Figures 4A, 4B, 4C, and 4D).

B. WATER SERVICE
Water service is provided by the Monterey Park Water Utility Division and San Gabriel Valley Water District. New development within the Specific Plan Area will be served a s shown in the Concept Infrastructure Plan (see Figure 3).

C. RECLAIMED WATER
Currently there are no recycled water systems in the Specific Plan vicinity.

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14 D. WASTEWATER
Wastewater service is currently provided by Sanitation Districts of Los Angeles County. There is adequate sewer treatment capacity to serve build -out of the Specific Plan Area. The Concept Infrastructure Plan is attached as Figure 3.

E. DRAINAGE
The onsite storm drain system is designed to provide 100% capture during a 25-year storm event (see Figure 3). Detention basin outlets is designed for five-year through 100-year events.

Stormwater conveyance and treatment requirements must meet City and State Water Resources Control Board MS4 Requirements. The treatment types include bioswales, bioretention cells, infiltration trenches, permeable pavement, and/or detention basins , as needed based on the proposed site plan layout.

F. GAS/ELECTRIC/TELECOMMUNICATIONS
Dry utilities are provided by SCE and the Southern California Gas Company (see Figure 3) .

Telecommunications will be provided by Verizon , AT&T, Cox Communications, and/or similar communications entity. No capacity issues are identified by these service providers that would interfere with the build-out of the Specific Plan area.

G. SOLID WASTE DISPOSAL
Solid waste disposal and recycling will be accomplished consistent with the Section V.I below .

Solid waste disposal is provided by Athens Services.

H. FIRE PROTECTION
The Monterey Park Fire Department provides fire protection services in the Specific Plan Are a and has adequate personnel, equipment, and facilities to serve the Specific Plan Area.

I. POLICE SERVICES
The Monterey Park Police Department provides police protection services in the Specific Plan Area and has adequate personnel, equipment, and facilities to serve the Specific Plan Area.

V. DEVELOPMENT STANDARDS
The purpose of this Section is to provide development standards for review and approval by the Director of Individual Projects proposed for construction within the Specific Plan Area. Such

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15 standards include permitted uses, materials , tenant storefronts, l ighting, landscaping, signs , colors, parking, setbacks, building height, as well as access and circulation.

A. PERMITTED USES
The uses in Table 1 are permitted within the Specific Plan Area.

TABLE 1
Permitted Uses(1)
(Numbered footnotes are explained below the table)
Alcohol Sale and Service for on- or off-site consumption Art / Collectibles (galleries, sales, and supplies)
Automotive (2)
Banks (3, 4)
Beauty/Health Spa (5)
Bicycle shops (rentals, sales, and repair)
Blueprinting and photocopying (mailbox , UPS, or FedEx
type)
Boat / Marine Supplies , Motorcycle, Motor Scooter Sales (new or used)
Book or Stationary Store, including Newsstand
Catering Service, Food (not truck catering)
Cellular Phone Store, including Accessories
Cleaners (with no hazardous materials]
Clothing, Shoe, and Accessories (sales and services)
Computer / Software / Technology (7)
Data Center
Department Stores
Drugstore / Pharmacy w/Drive-through (8)
Electronic sales & services, such as Radio Shack
Fitness Center / Gym/ Health Club(9)
Florist / Nurseries
Furniture Store
Gas station
Grocery /Food Store/ Supermarket
Hardware / Home Improvement Store
Hobby /Specialty Store

Indoor Amusement/Entertainment/Arcades (10)
Jewelry, Watches (sales and repair)
Last Mile Distribution Center
Medical/Professional/Administrative/Service Office (11) Music Shop (sales, services, and instruction)
Music/Movie Sale and Rental
Nutritional / Weight Loss Center (12)
Outdoor Dining
Parking (13)
Party Supplies
Pet shop / Pet Super Stores (14)
Photovoltaic Systems, including solar arrays and related infrastructure
Public Utility Substation/Battery Energy Storage System (15)
Restaurants (sit-down & drive-through)
Retail Eating Establishment (6)
Specialty Retail (16)
Sporting goods
Temporary / Seasonal stores & kiosks
Retail warehouse stores & discount club stores
Wholesale and Distribution Warehouse
Wireless Telecommunications Facilities Communications,
such as Cellular Sites
Motion picture, television, or video production, including sound stages, in a completely enclosed building

Such other uses that the Director may determine are no
more impactful than the above uses and that are otherwise consistent with the Specific Plan.

1. Including all related and accessory uses from time to time and evolution of such uses over time.

2. Automotive uses include automobile (car and truck) dealerships for new or used vehicles (conventional or delivery such as Tesla or Carvana), including automobile preparation, storage, collision and service centers, automobile rentals, automotive parts sales such as AutoZone, O’Reilly Auto Parts, and other similar retail stores, accessory vehicle maintenance and repair located in the interior of a structure or on a surface lot, electrical vehicle charging stations and supporting infrastructure.

3. Maximum of one freestanding bank. Other bank (s) may be permitted if integrated into the premises and operation of retail tenant permitted herein. A bank building and remote ATM is considered one bank and not considered as a separate ATM.)

4. ATM Kiosk (Maximum of two).

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16 5. Beauty/Health Spa inclu des other related uses such as barbershop, hair salon, nail salon, waxing, and eyebrow salons.

6. Retail Eating Establishments include without limitation bakeries, delicatessens, coffee shops, juice bars, and ice cream, frozen yogurt, and candy shops and may contain ancillary drive-through windows.

7. Computer/Software/Technology include s without limitation retail sale/service shops for cable and internet provider companies such as Xfinity, Comcast, AT&T, Dish, Time Warner Cable, T-Mobile, Verizon, Boost Mobile, and others.

8. Drug stores include without limitation cosmetics/beauty supplies/vitamin store.

9. Maximum of one big -box fitness user such as 24 -Hour Fitness, LA Fitness, Crunch Fitness, etc. No limit on small boutique fitness operators such as Soul Cycle, Orange Theory Fitness, CorePower Yoga and other small gyms offering group fitness exercises which are permitted uses.

10. Indoor Amusement/Entertainment/Arcades include without limitation small shops such as internet café, painting, ceramics, and escape room, and larger shops such as indoor trampoline park, go -karting/driving ranges, mini-golf, and movie theaters.

11. Medical/ Professional/ Administrative/ Service Office includes without limitation 1) Professional, service, and administrative offices such as financial, legal, real estate, insurance office s and travel agency office s; 2) Medical offices including without limitation veterinarian, dental, optometry, urgent care, hospital/acute or urgent car e, wellness, plastic surgery, medical clinic, weight loss clinic, and 3) tutoring/education establishments.

12. Nutritional/Weight Loss Center includes instructional classes for yoga, martial arts, music, dance, vitamin/supplement retail stores, and similar uses. The number of establishments is not limited by the number of “fitness centers” as noted in footnote 9 above.

13. Parking and Loading uses include surface, subsurface and structured parking for vehicles, parking and staging for trucks and tractor trailers, bicycle racks and lockers and any parking or loading for on- or offsite uses as a primary use or accessory to a permitted use.

14. Retail Pet Store including an ancillary veterinarian facility (veterinarian facility floor area not to exceed 1,000 square feet).

15. Public Utility Substation Use includes interconnected Battery Energy Storage Systems provided by the CPUC.

16. Specialty Retail includes retail sales not associated with another permitted use, including without limitation a limited range of products or specialty items.

B. OUTDOOR DISPLAYS AND SEASONAL SALES

1. A Home Improvement use may include outdoor displays (maximum total of 4,250 square feet adjacent to the front entrance of the building), truck rentals (maximum of 10 parked on-site at one time) , and seasonal sales (maximum total of 10,300 square feet adjacent to the east side of the outdoor garden center, a total of 150 days annually).

2. Tenants greater than 50,000 square feet are permitted to include outdoor displa y areas (not to exceed 5% of their leased square footage) and seasonal sales (not to exceed 10% of their leased square footage , a total of 120 days annually). Specific location , duration and size of such areas are subject to the approval of the Director, provided that such areas otherwise comply with the requirements of this Specific Plan and MPMC regulations.

3. All other high-quality tenants with at least 20 stores in California or 50 stores nationally of a similar quality as stores found in other high-quality shopping centers, as determined by the Director are permitted to include outdoor display areas. Specific location, duration and size of such areas are subject to the approval of the Director, provided that such areas

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17 otherwise comply with the requirements of this Specific Plan, and MPMC.

4. Other exceptions, such as outdoor display areas or mall -wide seasonal sales, may be granted as determined by the Director.

5. Material staging areas are permitted at the rear of major tenants (75,000 square feet or larger), provided that such staging areas do not encroach in the required 30-foot setback from the property line required pursuant to Section V.E.2.

C. ON-SALE AND OFF-SALE ALCOHOL USES
Within the Specific Plan Area, restaurants serving alcoholic beverages are limited to five alcohol licenses upon approval by the Department of Alcoholic Beverage Control. A maximum of six drive-through uses are permitted within the Specific Plan Area, provided that such establishments meet all other design guidelines and restrictions provided in this Specific Plan.

D. DEVELOPMENT INTENSITY

1. Maximum Permitted Floor Area . The maximum total permitted floor area within the Specific Plan Area may not exceed 600,000 square feet of the land uses described in Table 1.

2. Conceptual Development Plans. Indiv idual Projects in the area that are undeveloped as of the effective date of the Specific Plan (Phase III) may be developed in accordance with one of the following Conceptual Development Plans:
a. Option A invo
lves construction of a Last Mile Distribution Center of up to 97,000 square feet of Floor Area (see Figure 4A).
b. Option B involves construction of a Warehouse of up to 175,000 square feet of Floor Area (see Figure 4B).
c. Option C involves construction of an automobile dealership with a collision and/or service center totaling up to 100,000 square feet of Floor Area (see Figure 4C). d. Option D involves construction of up to 150,000 square feet of Floor Area o f retail uses (see Figure 4D).

Any Individual Project may include different uses permitted by the Specific Plan, provided that the Trip Cap is not exceeded. Additional study or analysis, as required by the Director to ensure that the Trip Cap is not exceeded will be provided by project applicant.

The location and distribution of the buildings and parking must be substantially as shown on the Conceptual Development Plans or as otherwise approved by the Director in connection with an Individual Project.

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18 3. Trip Cap. The maximum development for the entire Specific Plan Area is limited to 1,213 projected a.m. peak hour, 1,490 projected p.m. peak hour, 2,460 projected Saturday peak hour, and 22,936 projected weekday daily trips from all existing and proposed development.

E. SITE PLANNING STANDARDS
Site Planning Standards are those provisions that affect the site planning of an Individual Project. The categories that relate to this Specific Plan are building height, setback, and parking.

1. Building Height – Bu ilding height within the Specific Plan Area is limited to 80 feet, as measured from the adjacent grade. Architectural features are allowed to project an additional 15 feet above the roof line.

2. Floor Area Ratio – Floor Area Ratio (FAR) is limited to 0.65.

3. Setback – The Site is surrounded by SCE’s right-of-way and the Pomona Freeway. The Site must maintain a 30 -foot setback from property lines adjacent to a public Right-of-Way and the Freeway . The Specific Plan Area is allowed to have zero-foot setback from property lines adjacent to the SCE Easement Areas. All setbacks must be clear to the sky but may include roadways, utility infrastructure, loading, parking, landscaping, and fences and walls.

4. Aisle Width – Parkin g areas must use a minimum of 24 -foot aisle widths for two -way configurations and a minimum of 12-foot widths for one-way configurations. Parking area aisle widths must be a minimum provide for a minimum 25-foot back-out area for parking spaces. Standard parking stalls must be a minimum 9’ x 18’ stall size. Compact parking spaces are permitted pursuant to Section V.E.5 below.

5. Parking Standards – The Site must comply with Applicable Law f or handicapped parking area. All such parking stalls must be located reasonably near the storefronts for easy access and be striped and signed in a manner clearly showing the layouts of each parking space.

6. Compact Spaces – The
Site may include compact parking spaces. Compact spaces are those reduced from the standard 9 ’ x 18’ to 7 ‘ 6 “ x 16’. Compact stalls may not total more than 22% of the total required parking space on the site and must be clearly marked as “COMPACT,” with a site layout design approved by the Director.

7. Loading Standards – Eve ry warehousing/storage/light industrial tenant space must be provided with at least one off-street loading dock, bay, or space for every 25,000 square feet of gross floor area. The loading space must be a minimum of 12’ width x 40’ length x 14’ height. Loading docks or bays must be provided for users that require truck loading spaces and that contain more than 50,000 square feet of floor area. Truck loading bays or docks must be located to allow for trucks to back into bays. All loading bays must be screened from sight from the public right-of-way.

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19 F. ARCHITECTURE AND DESIGN REVIEW
Architectural plans for Individual Projects that are determined by the Director to be consistent with following design requirements of the Specific Plan will, if otherwise compliant with Applicable Law, be approved by the Director as part of the Project Clearance.

1. Storefronts – Th e design standards require tenant storefronts for all retail buildings intended for more than one tenant that will ensure high quality design and use of materials consistent with that of the Specific Plan c oncept and will produce a variety of designs that are individually unique and are consistent with the overall design concept , subject to the Director’s approval. Such storefronts must be created in a variety of volumes and spaces, to maximize each store’s visibility. Storefront design may include awnings, canopies, overhangs, decorative wall treatment, pilasters, lighting fixtures, and other primary architectural elements associated with the overall design concept.

Storefronts are not required for Last Mile Delivery/Warehouse uses or, as determined by the Director, any other use the design or functional requirements of which would be inconsistent with inclusion of a storefront. All storefront improvements and designs must comply with this Specific Plan as determined and approved by the Director.

2. Materials – The a pproved materials for the Specific Plan Area include, without limitation, simulated wood, steel, metal, cement, plaster, aluminum, manufactured stone, bricks and /or stucco or Exterior Insulation Finishing Systems. Typically, the buildings will be blo ck, concrete or masonry tilt-up, wood or steel-framed structures.

3. Colors – B uilding colors are guided by , but not restricted to, the surrounding developments and environments. Potential colors for basic building structures within the Specific Plan Area will be, without limitation, as follows:
a. Light shades of earthy tones – whites, browns, and oranges. b. Other potential accent colors that include greens , browns, oranges, blues, and rust/burgundy tones.
c. Colors related to tenant’s branding and/or trademarks. d. Changes to the color palette of the development must be approved by the Director.

4. Mechanical Equi pment
a. All mechanical rooftop and structure equipment must be fully screened and enclosed in architecturally treated parapets from view of Market Place Drive and the Site ’s parking areas, as required by sight lines.
b. It is prohibited for m echanical equipment to be exposed on the wall surface of a building.
c. Screening materials and color must be compatible with the overall building design.

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20 d. It is prohibited for at grade backflow devices, electrical transformers , and other mechanical equipment to be located within the front or street -side setbacks or landscaping, unless located underground, with the exception of public safety features or as may be required by any utility.

5. Building / Fire Standards – The Project must comply with Applicable Law.

6. Wireless Communication Facilities – Any facilities that are used for wireless communication facilities may not exceed the allowable building height and are required to be screened from view or integrated architecturally into the structure they support and shall be subject to the Director’s approval.

7. Approval of Tena nt Plans –Applicants must submit all proposed tenant building plans to the Director for rev iew. The Director may approve such plans including, without limitation, such additional changes that may be recommended by the Public Works Director, or designee, if they are consistent with this Specific Plan , any previously approved architectural plans for the building, and any prior project approvals relevant to the tenant space.

G. LANDSCAPING
Landscape selections must accentuate the design style of nearby buildings, but matters such as life span of the trees, drought tolerance, colors , and maintenance requirements should also be incorporated into the overall design. Landscape plans require the Director’s approval. All landscaping must comply with the City’s Water Efficient Landscape Regulations.

1. Plant Materials -All plant s must be drawn from the list of suitable plant materials provided in the following table. Exceptions for using other plant materials is allowed subject to the Director’s approval. Interior trees must be at eight feet tall during installation, measured to the top of branches from ground service at tree trunk , with maximum growth height of approximately 30 feet. Exterior trees located along the entryways of the Site must be at least 10 feet tall during installation, and a maximum growth height of approximately 50 feet. There is 15 -foot height limit for any plant material under SCE owned overhead power lines.

Table 2
Plant Pa
lette
Botanical Name Common Name
Tree Selections
Eucalyptus citriodora Lemon Gum

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21 Platanus acerifolia London Plane
Brachychiton populneus Bottle Tree
Koelreuteria bipinata Chinese Flame Tree
Acacia smallii Acacia
Lagerstroemia indica Crape Myrle
Albizia julibrissin Silk Tree
Magnolia Grandiflora Southern Magnolia
Pinus canariensis Canary Pine
Liquidambar styraciflua Sweet Gum
Geijera parviflora Australian Willow
Ulmus parvifolia Chinese Elm
Prosopis Glandulosa Honey Mesquite
Magnolia grandiflora Southern Magnolia
Quercus virginiana Live Oak
Pinus taeda Lobolly Pine
Shrub Selections
Abelia grandiflora Abelia
Carissa grandiflora Natal Plum
Cistus purpureus Rockrose
Lantana montevidensis Lantana
Mahonia aquifolium Oregon Grape
Pennisetum setaceum Fountain Grass

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22 Pittosporum varieties Mock Orange
Tecomaria capensis Cape Honeysuckle
Trachelospermum jasminoides Star Jasmine
Xylosma Congestum “Compacta” Shiny Xylosma
Viburnum tinus Laurustinus
Rhaphiolepis varieties Hawthorn
Juniperus varieties Juniper
Hemerocallis ‘Happy Returns’ Happy Returns Daylily
Hex cornuta ‘Burfordii Nana’ Dwarf Burford Chinese Holly Hex vomitoria ‘Nana’ Dwarf Yaupon Holly
Juniperus conferta ‘Blue Pacific’ Blue Pacific Juniper
Lantana montevidensis Gold & Purple Lantana
Rhaphiolepis indica Indian Hawthorn
Groundcover Selections
Fragaria chiloensis Strawberry
Gazania varieties Gazania
Vinca minor Periwinkle

2. Planting Design – Landsc aping must be provided along Site roadways to accent the entrance and create a framework that flows through the entire Site. Various trees must be planted for aesthetic value and shade in the parking areas . Additional landscaping must be placed near proposed buildings to accentuate architecture style. All undeveloped areas must comply with the City’s Vacant Lot regulations (MPMC § 4.30.060). Landscaping and irrigation plans signed by a landscape architect and/or landscape contractor must be submitted, and approved by the Director . Any variations to the approved plant palette requires Director approval.

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23 The design patterns of the Site ’s landscaping must provide both formal and informal groupings of deciduous and evergreen shade trees, flowering shrubbery , and ground cover. The following measures incorporate the landscape design character and visual qualities for development of the Site:
a. Landscaping in the interior of the parking area must be at least 10% of the total area of the parking area. A m inimum of three-foot-wide landscaped planter and/or grass area must be located adjacent to all rights-of-way and continuously maintained. b. Landscape plans must include plans for the Landfill Cap area, where no water percolation is permitted. Raised planters and pots must be used for trees, shrubs, and floral materials in this area. Raised planters must be designed to drain into Director approved drainage systems.
c. All landscaping plans must show the location of turf, trees, shrubs, walks, fences, and any ponds, fountains, or other decorative landscaping features:
 Indicate soils preparation, where necessary;
 Provide a typical planting detail for trees and shrubs;  List the botanical and common names of all plants with the quantity of each and their container size;
 Clearly portray the location, coverage , and specifications of the permanent automatic irrigation system.
d. Landscaping and irrigation systems must be installed as required in plans approved by the Director.
e. An automatic irrigation system must be installed in all landscaped areas to ensure proper annual irrigation. The Applicant must construct all irrigation systems . These will be segregated into metering zones with individual meters and timers that will provide appropriate irrigation for landscaping throughout the Site. These systems will also have rain and moisture detectors to prevent over irrigation . All systems will be standard in design with typical pop-up heads and flexible raisers. f. Seasonal landscape colors must be provided as necessary , creating a livelier feel to the Site. Potential accent colors, i.e., marigolds, petunias, calendulas, must be placed at accent areas to provide additional color throughout the Site. g. Water features must be surrounded with landscaping. Flower bowls are to be placed at the corners of the fountain to blend with the landscaping and the design style.

3. Site Furnishings – Pe
destrian friendly and landscape enhancing improvements must be placed or constructed throughout the pedestrian walkways in front of the main retai l storefronts and the restaurants (except in front of a home improvement store).

Improvements may include benches, tables, and flowerpots that will complem ent the

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24 buildings and landscaping of the Site. Other furnishings may include trash cans enclosed within holders that are also similar in design style and colors that blend in with the overall building style.

4. Screening - A six-fo ot high wall will be maintained to screen the LTP/TDF parcel from all public visibility. Screening of this parcel requires an approximately 20-foot retaining wall along the eastern side and portions of the northern sides of the LTP /TDF parcel boundaries. A heavy landscape treatment of ground cover, shrubs, and tall growing dense trees will be maintained around the LTP/TDF parcel, as permitted by site constraints.

5. Fences - If pe rmitted under the SCE Easements, a six-foot high screen will be installed and maintained along the boundary and/or outer edge of the Site, subject to the approval by SCE and the Director. A six-foot fence will be installed and maintained along the Pomona Freeway Right-of-Way, as required per CalTrans standards and subject to CalTrans review and approval. Landscaping with informal groupings of trees, plants, and grass areas shall complement this portion of the Site.

6. Lighting - Ligh ting will create a strong , attractive night identity for the Site. Selected elements within the Site will be highlighted with illumination . These elements are selected for the ability to enhance the dim ension and character of the building architecture, as well as to promote public safety. Lighting fixtures, including lighted signs, shall be state-of-the-art and energy-efficient and shall be focused down on buildings and in parking lot areas.

All proposed decorat ive and shoebox light ing fixture placements must be designed to reflect best building practices regarding illumination, visibility, safety , security, and overall presentation for the night identity of the Site. Particular attention must be paid to the illumination of all sidewalks and connecting walkways. Lighting fixtures and standards shall be consistent with respect to design , materials, colors, and the established architectural building. All lighting shall be confined within the Site and the east access road. Lighting requires approval by the Police Chief, or designee, in addition to the Director.
a. Style – Lighting fixtures in the areas of building structures, eaves, and pedestrian areas will give support to the architectural elements.
b. Interior Parking Lot, Greenwood Avenue , and Market Place Drive – Lighting must be provided by the combined use of up to 1,000 -watt, 4-Way, 3-Way, 2-way, or 1- way entablature with 40-foot-high poles (measured from the bottom of the concrete base) with “shoebox” style fixtures to flow with the style of the buildings. W ithin the main interior parking areas, these lighting poles are to be placed in every other row of parking aisles . All poles will have a sufficient illumination radius area to cover the aisles and to provide visibility.

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25 c. Parking Aisles – The restaurant pads and the home improvement center may have up to 1,000-watt 3-and 2-way or 1-way entablature with 40-foot shoebox poles that are positioned to properly illuminate these areas . Positioning of the interior lights will create an average of three footcandles and not less than two footcandles within all areas of the interior aisles and not less than one footcandle at exterior aisles. d. Boundaries – The use of 400-watt 1-way entablature with 30-foot shoebox poles shall be situated and maintained along the boundaries of the Site or a 2 -way entablature along the main drive aisle that connects Market Place Drive and Greenwood Avenue to serve both the main drive aisle and the adjacent parking. The illumination will not only identify the Project perimeter but also support security measures within the retail center and the parking areas that are located along the boundary of the Site. e. Freeway Boundary – Proper lighting will be placed and maintained along the Pomona Freeway edge of the Site to enhance the development.
f. Illumination Intensity – Light spill beyond parking lots or roadways on the perimeter of the Site may not be greater than 0.5 footcand les. Light sources must be shielded and focused to reduce visibility from residential areas and the adjacent Pomona Freeway, while maintaining public safety and adequate lighting to ensure sign visibility.
g. Security – All buildings and structures must provide proper lighting fixtures to illuminate the areas at the back of each store and the side of each building to assure proper visibility and security. Except as otherwise expressly provided in the Specific Plan, the minimum lighting level for the Specific Plan Area is one footcandle. h. Indirect lighting – Indirect illumination of building and landscaping will be utilized to accentuate architectural features , to create interest on large wall sections , and to uplight trees and water features. The lighting plan requires Director approval. i. Illumination Levels – Use of a variety of lighting height levels at entries, plazas, parking lots, landscaping , fountains, and other areas where evening activity is expected to create an exciting nighttime environment.
j. Decorative Lighting – Decorative light poles with ornamentation associated with the design style will be installed and maintained in pedestrian areas and walkways .

Decorative wall lights must also be incorporated into storefront designs at regular intervals.
k. Entryway – Decorative light poles will be located along Market Place Drive to accent the roadways leading into the main interior retail area and provide a smooth transition of decorative lighting to standard interior lighting fixtures. Along with other amenities, these lighting designs and locations are formulated to promote pedestrian friendliness, as well as safety and security.

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26 H. SIGNS
A Master Sign Program (MSP) must be submitted for Phase III for Director approval, and must incorporate the MSP for Phase I and II of the development. The MSP must include all exterior signs including the location, type, height, and size of such signs for Phase III. This Section of the Specific Plan sets forth some overall design concepts and philosophy to be further refined by the MSP. The total sign age is the Specific Plan Area must substantially conform the following standards.

1. Freestanding Signs – A c ombination of freestanding signs varying in size and height are proposed to create the initial identity for the Site and the identification of major tenants.

They are located to provide direction for the Specific Plan Area. All characters, letters, logos, and other information on signs must be coordinated in placement, colors, size, and location in conformance to the Specific Plan’s design theme and compatible signage that is comparable with typical regional retail centers. Table 3 reflects the types, numbers and the sizes of the freestanding signs associated with the Project.

Table 3
Free St
anding Signs
Type: Area / Face
Pylon Signs (Up to 3) Tenant: 900 SF each, 5,400 SF total Property Identification: 200 SF each , 1,600 SF Total:
7,000 SF
Maximum Height: 75 feet
Tenant Freeway Obelisk Signs (Up to 8) 75 SF each, 1,200 SF total Maximum Height: 25 feet Monument Identity Signs (Up to 4) 200 SF each, 1,600 SF total Maximum Height: 17 feet
Entry Identity Signs (2) 250 SF each, 1,000 SF total
Maximum Height: 17 feet
Signs over LTP/TDF
Flares (1)
Tenant: 2,500 SF
Property Identification: 1,200 SF
Total: 3,700 SF Maximum
Height: 65 feet

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27 2. To identify the Site, the following types of signage and their locations reflect the development design concept:
a. Entry Identity Sign – The entry identity signs will be located at the “ grand entrances” leading into the Site. These signs consist of t enant identification, as well as Project identification. Two entry identity signs , one placed at the main entry located at the southwest corner of Market Place Drive and Paramount Boulevard, and one placed at Potrero Grande Drive and Greenwood Avenue, will highlight the Site entry areas. b. Monument Identity Sign – Up to four monument identity signs will be us ed as key entry signs:
 Up to two monument identity signs will be located at each side of the Market Place Drive entry near Neil Armstrong Street, near the retaining wall and the sidewalks.

These signs will be similar in design , color, and material to the pylon signs described below.
 Up to two more monument identity signs will be positioned close at the western end of the Site.
 Up to eight tenant obelisk signs will be evenly spaced at the Site boundary along the Pomona Freeway. The design and location of these signs is to promote store and Project awareness . The major tenants of the Specific Plan Area may display their own name and /or logo on these signs. These signs may also include directional information to the Site. Signs will be internally illuminated and may contain accent lighting.
c. Up to three pylon signs will be placed near the southern Site boundary . They will be located approximately 1,000 feet apart from each other. The p ylons may accent the major tenants’ identities for visibility from both sides of the Pomona Freeway. The overpass, the Pomona Freeway curves, and the Pomona Freeway ’s changes in elevation warrant the height of these three signs.
d. One sign is proposed to cover the existing LTP /TDF 60-foot flares. The flares are 10 feet in diameter and are separated b y approximately 20 feet. The sign will have four sides and will reach across both flares. The look of the sign will be consistent with the other proposed project signs . Although the flares are 60 feet tall, the sign will only cover approximately the top 50 feet, given that the grade of the LTP/TDF site will be five to 20 feet below the proposed grade.

3. Wall Signs –Pha
se III wall signs will be designed to conform to tenant design standards for color. Wall signs will be located on the front elevations of each building and in some instances on secondary elevations.

4. Digital Displays. Any sign permitted by the Specific Plan may include a digital display or electronic message board.

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28 5. Sign Limitations – The purpose of the MSP is to ensure that sign designs are appropriate for the buildings, stores , and the surrounding context, contribute to the Specific Plan Area’s identity, and are visually attractive. The following limitations denote the Site’s sign approaches and types:
a. Tenant identification signa ge may not extend above structure rooflines. b. Freestanding signs must be constructed of both individual channel letters and canned signs (only as tag line s). Wall signs will be constructed of individual channel letters with logos and tag lines, which may be constructed of canned signs with approval by the Director.
c. Signs may display only corporate identity. Secondary signs are allowed to display tenant’s general products or services offered such as: Garden Center, Installation, Pharmacy, etc.
d. Banners are limited to the first 30 days of a store opening within the Specific Plan Area. Additional special event and seasonal sales banners are permitted for a maximum of three times per year for a duration of 45 days each and once per year for a duration of 60 days per tenant. Banners may be approved by sign permit. e. Absent voter approval, all Offsite Signs including , without limitation , b illboards, outdoor advertising structures, and electronic message boards, are prohibited pursuant to MPMC § 21.24.220.
f. All signs must comply with the lighting standards above.

I. REFUSE FACILITIES
For proper waste management practices, trash enclosures and/or equipment will be strategically located in the rear of each building, if feasible. Gates must be six-foot-high. Major tenants may have their own waste management areas within their building footprints to maintain the proper visual aesthetics of the Specific Plan Area. Public waste management wi ll be accomplished by placing on -site furniture , such as waste receptacles and ash urns, throughout the Site . To minimize solid waste generated by the Project, the following measures must be implemented:

1. Construction Phase – Duri
ng Project construction, the following practices must be implemented to the maximum extent feasible:
a. Off-site loc ations for construction waste exported from the Site and options for disposal of excess material should be identified. These option s may include recycling of materials on-Site, sale to a broker or contractor, sale to a project in the vicinity, or transport to an environmentally cleared landfill.

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29 b. Individual Project applicant s should offer recyclable building materials , such as asphalt or concrete for sale or removal by private firms or public agencies for use in construction of other projects, if all cannot be reused on the Site.

2. Operation Phase – Du ring Project operations, the following practices must be implemented, to the maximum extent feas ible, by the Project tenants within their buildings and will be specified in lease agreements between the Applicant and individual tenants:
a. Recovery of materials such as aluminum and cardboard; b. Collection of office paper for recycling;
c. Collection of polystyrene (foam) cups for recycling; d. Collection of glass , plastics, kitchen grease , laser printer toner cartridges, oil, batteries, and scrap metal for recycling or recovery.

3. Design Features – Th e Applicant(s), tenants, and/or owner(s) of the Specific Plan Area are required to implement design features to support solid waste reduction programs, such as:
a. Identifying the loca tion and design of on-site recycling facilities; b. Providing on-site recycling receptacles to encourage recycling; c. Facilitating cardboard recycling (especially in retail areas) by providing adequate space and centralized locations for collection and bailing; d. Providing trash compactors for non-recycling materials to reduce the total volume of solid waste and the number of trips required for collection; and e. Providing on-site recycling receptacles in feasible locations accessible to the public to encourage recycling for all businesses, employees, and patrons.

J. ACCESS AND CIRCULATION
The Specific Plan Area is accessible from Potrero Grande Drive, and Paramount Boulevard off of the Pomona Freeway. Market Place Drive serves as the main public/private roadway through the Specific Plan Area. See Figure 2.

K. TRIP REDUCTION AND TRAVEL DEMAND MEASURES
Reduction of trip and travel demand measures are provided in accordance with Applicable Law .

Before any development is approved within the Specific Plan Area, Applicant(s) must provide for all of the following applicable transportation demand management and trip reduction measures to promote better air quality. The Project must comply with the Development Standards for

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30 Nonresidential Development of 100,000 square feet and also provide all of the following measures to the satisfaction of the Director and Public Works Director:

1. Displayed Information – A bulletin board, display case, or kiosk displaying transportation information located where the greatest number of employees are likely to see it.

Information must include, without limitation, the following:
a. Current maps, rout es and schedules for public transit serving the Site; b. Telephone numbers for referrals on transportation information, including numbers for regional ridesharing agency and local transit operators; c. Ridesharing promotional materials supplied by commuter-oriented organizations; d. Bicycle route and facility information , including regional/local bicycle maps and bicycle information;
e. A list of facilities available for car -poolers, vanpoolers, bicyclists , transit riders and pedestrians at the Site.

2. Van Pool – No t less than 10% of employee parking area must be located as close as is practical to the employee entrance(s) , and be reserved for use by potential carpool/vanpool vehicles, without displacing handicapped and customer parking needs.

A statement that preferential carpool/vanpool spaces for employees are available and a description of the method for obtaining such spaces must be included on the required transportation informati on board. Spaces will be signed/striped as demand warrants .

Adequate turning radii and parking space dimensions shall also be included in van pool parking areas.

3. Bicycles – Bicyc
le racks or other secure bicycle parking must be provided:
a. To accommodate four bicycles per the first fifty thousand square feet of nonresidential developments;
b. One bicycle per each additional fifty thousand square feet of nonresidential development. Calculations, which result in a fraction of 0.5 or higher, shall be rounded up to the nearest whole number;
c. Bicycle facilities, such as showers, lockers, and changing spaces, must be provided for every tenant employing more than 80 employees per shift, and separate facilities for all genders must be provided for t enants employing more than 160 employees per shift;
d. A bicycle parking facility may also be fully enclosed space or locker accessible only to the owner or operator of the bicycle, which protects the bike from inclement weather, e.g., racks, lockers, or locked room, must be provided.

Page 313 of 410 ends

31 4. Safety – A safe and convenient zone in which vanpool and carpool vehicles may deliver or board their passengers.

5. Sidewalks – Sidew alks or other designated pathways following direct and safe routes must be maintained from the external pedestrian circulation system to each building in the development.

6. Circulation – Safe and convenient access must be maintained from the external circulation system to bicycle parking facilities on Site.

7. Employee Parking – Emp loyee parkin g must be adequately provided within the total number of parking spaces planned for the Site . During peak shopping periods, off- site parking for employees may be instituted.

8. Roadway and Intersection Improvements –
Applicant(s) are responsible for on- site roadways and intersection s improvements and off-site improvements (collectively, the Traffic Improvements) as required by the Director.

The Applicant(s) must seek approval for timely construction of the Traffic Improvements from all affected public entities, including the City of Montebello and CalTrans. Before the City issues a building permit for an y Individual Project, the Applicant must establish assurances, to the satisfaction of the City Engineer and/or other approving agencies, for the construction of the T raffic Improvements. Before the City issues a final certificate of occupancy, the Applicant must provide improvement design plans satisfactory to the City Engineer and/or other approving agencies and construct all the Traffic Improvements. For any Traffic Improvements under the jurisdiction of the City of Montebello and/or CalTrans that have not been completed before the Applicant seeks its first certificate of occupancy for an Individual Project , the C ity may issue a temporary certificate of occupancy, provided that the Applicant first provides to the City written documentation confirming that another party committed sufficient funds for the construction of the Traffic Improvements required to be constructed at that time. Should the Applicant fail to provide such confirmation, the Applicant must place adequate funds (as mutually agreed upon by the Project applicant and the applicable entity) to fully construct such improvements in an escrow account to be used only for construction of the o ff-site improvements. Should the applicable entity does not approve plans to construct the off- site improvements within five years from the date the Applicant deposits such funds, any funds not being used to complete planned improvements will be returned to the Applicant.

Page 314 of 410 ends

32 L. PARKING

1. Supersedes MPMC Requirements. Where this Specific Plan contains language or standards that require more parking or permit less parking than the MPMC , this Specific Plan supersedes the MPMC.

2. Parking Requirements . Individ ual Projects must provide parking in accordance with MPMC requirements for each proposed use, taking into account opportunities for shared parking with other proposed and existing uses and existing parking spaces.

3. Alternative-Fueled Vehicles. Preferential parking spaces for alternative-fueled vehicles, including electric vehicles and/or compressed natural gas, must be provided in the Site as required by Applicable Law. A minimum of two spaces must be equipped with vehicle recharging stations with both conductive and inductive charging capabilities. In no event, however, may the Site provide fewer vehicle charging stations than required by Applicable Law.

M. TRIP GENERATION
The Director must confirm that the number of a.m., p.m., and Saturday peak hour and daily trips for a proposed Individual Project , based on a trip generation memorandum prepared by the Applicant’s transportation engineer, to determine whether or not such trips would cause the Trip Cap to be cumulatively exceeded . The Applicant may receive a t rip credit for an existing or previous entitlement and/or use that was or will be discontinued.

Trips for an Individual Project having more than one use will be calculated by adding together the trips generated by the portion of floor area of the Project devoted to each use unless the Director, based on reasonable methods, determines otherwise.

The Applicant’s trip generation memorandum will be based on the then-current Institute of Transportation Engineers (ITE) Trip Generation Handbook , or such alternative rates determined to be appropriate by the Applicant’s transportation engineer and approved by the Director. The determination of trips will reflect diverted and pass-by traffic trips, the effect of interaction of on-site mixed -use development, the proximity of the Project to mass transit facilities, and implementation of other transportation demand management measures.

If the Director disagrees with any of the trip generation factors as applied to an Individual Project, the Applicant may submit a proposed alternative trip generation factor for the Project, along with a traffic generation study prepared by transportation engineer, for review by the Planning Agency. Upon receiving such a study from the Applicant, the Director will cause the City Clerk to schedule a public hearing before the Monterey Park Planning Agency in accordance with the MPMC. Within 45 days after conducting a public hearing, the Planning Agency will issue written

Page 315 of 410 ends

33 findings that approve, disapprove , or conditionally approve the proposed alternative Trip generation factor as the Trip generation factor for the Individual Project.

VI. INDIVIDUAL PROJECT APPROVALS
A. PROJECT CLEARANCES AND ADMINISTRATIVE DESIGN REVIEW

1. Unless otherwise exempt, an Applicant must obtain a Project Clearance from the Director before the City issues any permit for an Individual Project.

2. The Director will issue a Project Clearance if the Individual Project is in substantial conformance with applicable provisions of this Specific Plan and other Applicable Law and the applicable mitigation measures from the SEIR in Appendix A.

3. The Applicant must pay the necessary fees consistent with the provisions of this Specific Plan and other Applicable Law.

4. The Director will approve, without change or modification, an Individual Project if it is substantially consistent with a Conceptual Development Plan and the design requirements of this Specific Plan. An Applicant may submit an alternative site plan, which the Director will review as provided in Section A.2 above.

5. The Director’s approval of an Individual Project also constitute s an administrative clearance of design review pursuant to MPMC § 21.36.060.

6. Should the Director determi ne that an Individual Project is in consistent with the Conceptual Development Plans or other requirements of the Specific Plan other than design requirements, the Director must provide detailed written findings as to any inconsistency to the Applicant. The Applicant may revise and resubmit the application or appeal the Director’s decision as provided in Chapter VIII below.

7. If the Director determines that an Individual Project is inconsistent, or is unable to determine consistency, with the design requireme nts of the Specific Plan, the Director may refer the matter to the Design Review Board or Planning Commission to consider in accordance with the design review provisions of the MPMC . The Design Review Board may make recommendations to the Planning Commission , or the Planning Commission may, on its own authority, determine consistency with the design requirements of the Specific Plan. The Applicant may revise and resubmit to the Director for reconsideration of any design found to be inconsistent or appeal the decision as provided in Chapter VIII below

Page 316 of 410 ends

34 B. DIRECTOR’S REVIEW
The Director’s review and approval of a Project Clearance is an administrative clearance . The Director will act within 30 days after receiving an application for an Individual Project. If the Director fails to act within 30 days, the Individual Project is deemed approved. In approving a Project Clearance , the Director may impose conditions of approval as deemed necessary and those conditions of approval and SEIR mitigation measures set forth in Exhibit 1 that are applicable to the Individual Project. None of the actions by the Director under this Section VI are considered to be discretionary or require any CEQA review.

C. ADVISORY DETERMINATION
An Applicant may request, at the Applicant’s cost, that the Director conduct a preliminary review of an Individual Project application for an advisory non-binding determination of compliance with the provisions contained in this Specific Plan.

D. RIGHTS GRANTED UNDER PROJECT CLEARANCE
A Project Clearance indicates compliance with this Specific Plan and the Applicable Law.

E. PROJECT CLEARANCE EXPIRATION
A Project Clearance, including a design review consistency approval granted in accordance with the MPMC for an Individual Project, expires 36 months after the approval date unless within such period physical construction of the Individual Project is commenced and/or the beginning of the authorized use commenced, or the City grants a time extension in accordance with this Section.

The Director may grant a one-year extension, for good cause shown, before the initial time period expires.

VII. ADMINISTRATION OF SPECIFIC PLAN
A. DIRECTOR AUTHORITY

1. The Director may implement this Specific Plan in accordance with Applicable Law.

2. The Director may interpret this Specific Plan. In the event that a specific use or type of use is not listed as a permitted use, the Director may determine whether the proposed use is similar to a permitted use and whether the use is permitted, permitted subject to conditions, permitted as a temporary use, or prohibited. In determining “similarity,” the Director must make all of the following findings:

Page 317 of 410 ends

35 a. The proposed use meets the intent of, and is consistent with, the goals, objectives and policies of the general plan and the Specific Plan;
b. The proposed use does not adversely impact the public health, safety , and general welfare of the City’s residents; and
c. The proposed use shares characteristics common with, and is not of greater intensity or density or does not generate more env ironmental impacts than, those uses listed in the permitted uses section.

B. AMENDMENTS

1. This Specific Plan may be amended in the same manner as required for the adoption of Specific Plan.

2. The following changes to a Specific Plan require a Specific Plan amendment:
a. Changes to the text or maps other than (i) the addition of information that does not change the effect of any regulation , or (ii) changes to a Conceptual Plan that are in substantial conformance with the Specific Plan.
b. Changes in any Specific Plan Area boundary.
c. Increases in the specified density for the Specific Plan Area , except as expressly authorized under the Specific Plan.
d. Increases in Trip Caps.
e. Changes in standards or regulations, including landscaping and design standards , exc
ept to the extent the changes constitute a Minor Modification, as set forth in MPMC § 21.32.030.

C. ADMINISTRATIVE MODIFICATIONS

1. The Director is authorized to make technical corrections, in a form approved by the City Attorney, to maps, diagrams, tables, and other similar documents that may be required to reconcile the changes made by this Specific Plan and Applicable Law.

2. In addition, the Director is authorized to make the following technical amendments, in a form approved by the City Attorney:
a. Realignment or modifications to internal streets serving the project, lot lines, easement locations, and grading adjustments, if approved by the City Engineer. b. Minor modification to design criteria such as paving treatments, architectural details, and related criteria.
c. Minor modification to landscape treatments, fencing, lighting, pedestrian paths , and entry treatments, provided the modifications are in substantial conformance with the

Page 318 of 410 ends

36 purpose and intent of the specified design criteria.

D. TIME LIMITS
Any time limit established by this Specific Plan may be extended by mutual agreement between the applicant and the Director, the Planning Agency, or the City Council, as the case may be. Any time limit must be extended to the extent of force majeure events.

VIII. APPEALS
A. APPEALS

1. Appeal of Director actions. The Applicant may appeal any final action or decision of the Director regarding design review to the Planning Agency.

2. Appeal of Planning Commission actions . The Ap plicant may appeal any final action or decision of the Planning Commission to the City Council.

IX. CONDITIONS OF APPROVAL AND MITIGATION MEASURES
A. CONDITIONS OF APPROVAL AND MITIGATION MEASURES
The conditions of approval, and the Mitigation Monitoring and Reporting Program adopted for the Specific Plan, both of which are included in Exhibit 1, are incorporated by reference, and are part of this Specific Plan, as if set forth in full in this Section IX.

Page 319 of 410 ends

37 LIST OF FIGURES AND EXHIBITS

Figures
Figure 1: Specific Plan Area
Figure 2: Market Place Aerial – Local Access
Figure 3: Concept Infrastructure
Figure 4A: Option A – Last Mile Distribution Center
Figure 4B: Option B – Warehouse
Figure 4C: Option C – Automobile Dealership
Figure 4D: Option D – Retail
Figure LU-1: Land Use Planning Area (2020 Land Use Element) Figure LU-4: Land Use Policy Map (2020 Land Use Element Figure C-4: Bicycle Route Plan (2001 Circulation Element)

Exhibits
Exhibit B: Mitigation Monitoring Program

Page 320 of 410 ends

ENTRANCE
EXIT
A1

COMPACTOR

COMPACTOR
T

NO PARKING
SOP
RETAIL "A"FUEL CENTER
156,450 S.F.

FF=398.50
RETAIL "A"

EXISTING LTP

TO REMAIN
BUS
VAN
VAN
TSOP
MPPD
64SF
40SF
89SF
28SF
86SF
35SF

EMPLOYEECARPOOL AND

VANPOOL
48SF
40SF
VAN
SDMH
SDMH
SDMH
SDMH
25SF
MPPD
40SF
40SF
40SF
51SF
63SF

EMPLOYEECARPOOL AND

VANPOOL
145SF
145SF
130SF
50SF
34SF
VAN
60SF

CARPOOL/

VANPOOL/
EV
CVEV

CARPOOL/VANPOOL/
EV
CVEV

CARPOOL/VANPOOL/
EV
CVEV
CVEV

CARPOOL/VANPOOL/
EV

CARPOOL/VANPOOL/
EV
CVEV

CARPOOL/

VANPOOL/
EV

CARPOOL/VANPOOL/
EV
CVEV

CARPOOL/

VANPOOL/
EV

CARPOOL/VANPOOL/
EV
CVEV

CARPOOL/

VANPOOL/
EV
CVEV

CARPOOL/VANPOOL/
EV
CVEV

CARPOOL/

VANPOOL/
EV
CVEV

CARPOOL/

VANPOOL/
EV
CVEV

CARPOOL/

VANPOOL/
EV
CVEV

CARPOOL/

VANPOOL/
EV
CVEV

CARPOOL/

VANPOOL/
EV
CVEV

CARPOOL/VANPOOL/
EV
CVEV

CARPOOL/VANPOOL/
EV
CVEV
CVEV

CARPOOL/VANPOOL/
EV
CVEV

CARPOOL/

VANPOOL/
EV
CVEV

CARPOOL/

VANPOOL/
EV
CVEV
CVEV

CARPOOL/VANPOOL/
EV
CVEV

CARPOOL/VANPOOL/
EV
CVEV
CVEV
CVEV

CARPOOL/

VANPOOL/
EV
CVEV

CARPOOL/VANPOOL/
EV
CVEV

CARPOOL/VANPOOL/
EV
FEV
FUTURE

ELECTRICVEHICLE
FEV
FUTURE

ELECTRICVEHICLE
FEV
FEV
FUTURE

ELECTRICVEHICLE
FUTURE

ELECTRICVEHICLE FEV
FUTURE

ELECTRICVEHICLE FEV
FEV
CVEV
FUTURE

ELECTRICVEHICLE FEV
FUTURE

ELECTRICVEHICLE FEV

CARPOOL/VANPOOL/
EV
FUTURE

ELECTRICVEHICLE FEV
FUTURE

ELECTRICVEHICLE

CARPOOL/

VANPOOL/
EV

CARPOOL/

VANPOOL/
EV
CVEV

CARPOOL/VANPOOL/
EV
CVEV
CVEV

CARPOOL/

VANPOOL/
EV

CARPOOL/

VANPOOL/
EV
CVEV

CARPOOL/

VANPOOL/
EV
CVEV

CARPOOL/

VANPOOL/
EV
CVEV

CARPOOL/

VANPOOL/
EV
CVEV
CVEV

CARPOOL/VANPOOL/
EV

CARPOOL/VANPOOL/
EV
CVEV
CVEV

CARPOOL/VANPOOL/
EV
CVEV

CARPOOL/

VANPOOL/
EV
CVEV

CARPOOL/

VANPOOL/
EV

CARPOOL/VANPOOL/
EV
CVEV

CARPOOL/

VANPOOL/
EV
CVEV

CARPOOL/

VANPOOL/
EV
CVEV
CVEV

CARPOOL/VANPOOL/
EV
FEV
FEV
FEV
FUTURE

ELECTRICVEHICLE
EV
AEV
AEV
FEV
FUTURE

ELECTRICVEHICLE
FEV
FUTURE

ELECTRICVEHICLE FEV
FUTURE

ELECTRICVEHICLE
FUTURE

ELECTRICVEHICLE
T.E.

RETAIL "B"10,982 S.F.

FF=394.50
FEVFEV

FAEVFEV

UP LOBBYASR
45 SF
ELEC. RM.
210 SF
UP

RESTROOM
MEN'S

RESTROOM

WOMEN'S

MARKET PLACE DRIVECL
JOB NO:

DATE:

REVISION #:

CHECKED:

DATE:

OF
NO. DESCRIPTION BY DATE CHK DRAWN:

REVISIONS
NO. DESCRIPTION BY DATE CHK 701 N. Parkcenter Drive
Santa Ana, CA 92705
p: 714/560/8200 f: 714/560/8211
www.tait.com
Since 1964
Los Angeles
Ontario
Sacramento
San Diego
San Francisco
Boise
Dallas
Denver
Phoenix
Portland
701 N. Parkcenter Drive
Santa Ana, CA 92705
p: 714/560/8200 f: 714/560/8211
www.tait.com
Since 1964
Los Angeles
Ontario
Sacramento
San Diego
San Francisco
Boise
Dallas
Denver
Phoenix
Portland
2 MONTEREY PARK MARKETPLACE

GREENWOOD AVE AND MARKETPLACE DR

MONTEREY PARK, CA

MONTEREY PARK RETAIL PARTNERS, LLC
1260 STELTON ROAD
PISCATAWAY, NEW JERSEY 08854
N

OVERALL UTILITY EXHIBIT
1 MATCH LINE - SEE SHEET 2 MATCH LINE - SEE SHEET 2

UTILITY LEGEND
FIGURE 3 (PAGE 1 OF 2)

Page 321 of 410 ends

RETAIL "D"

OUTDOOR

GARDEN CENTER
YIELD
MPPD
106,299 S.F.

FF=400.75
28,118 S.F.

RETAIL "A"FUEL CENTER
Tectonic Copyright 2007
Tectonic Copyright 2007
VAN
VAN
VAN
PAD 4
3,867 S.F.

RESTAURANTFF=411.00
BUS
86SF
MPPD
19SF
50SF
48SF
64SF
66SF
52SF
30SF
125SF
47SF
44SF
45SF

EMPLOYEE

CARPOOL ANDVANPOOL

EMPLOYEE

CARPOOL ANDVANPOOL

EMPLOYEE

CARPOOL ANDVANPOOL

EMPLOYEE

CARPOOL AND

VANPOOL

EMPLOYEE

CARPOOL AND

VANPOOL

EMPLOYEE

CARPOOL AND

VANPOOL

EMPLOYEE

CARPOOL AND

VANPOOL
VAN
SDMH
SDMH
SDMH
SDMH
FF=395.50PAD=394.67
MPPD
52SF
19SF
50SF
66SF
38SF
165SF
185SF
40SF
44SF
40SF
50SF
246SF
135SF

EMPLOYEE

CARPOOL ANDVANPOOL

EMPLOYEE

CARPOOL AND

VANPOOL

EMPLOYEE

CARPOOL AND

VANPOOL
20SF
40SF
95SF
44SF
NO

PARKING
19SF
4,526 S.F.

PAD 3

RESTAURANT
FF=408.60
19SF
YIELD
VAN
FEV
FUTURE

ELECTRICVEHICLE
FUTURE

ELECTRICVEHICLE
FEV
FUTURE

ELECTRICVEHICLE
FEV
FEV
FUTURE

ELECTRICVEHICLE
FEV
FUTURE

ELECTRICVEHICLE
FUTURE

ELECTRICVEHICLE
FEV
FUTURE

ELECTRICVEHICLE
FEV
FEV
FUTURE

ELECTRICVEHICLE
FUTURE

ELECTRICVEHICLE
FEV
FEV
FUTURE

ELECTRICVEHICLE
FUTURE

ELECTRICVEHICLE
FEV
FUTURE

ELECTRICVEHICLE FEV
FUTURE

ELECTRICVEHICLE
FUTURE

ELECTRICVEHICLE
FEV
FEV
FUTURE

ELECTRICVEHICLE FEV
FUTURE

ELECTRICVEHICLE FEV
FEV
69SF

EMPLOYEE

CARPOOL AND

VANPOOL
PAD 2B2,700 S.F.

EMPLOYEE

CARPOOL AND

VANPOOL
VAN
CA/EV
CA/EV
CA
CA
30SF
25SF
SBX
290 S.F. PATIO
1050 S.F.PATIO
CA
CA/EV
CA/EV
CA/EV
FEV
FUTURE

ELECTRICVEHICLE
CA/EV
AEV
CA/EV
CA/EV
CA/EV
FEV
CA/EV
CA/EV
CA/EV
CA CA
CACA
CA/EV
CA/EV
CA/EV

LOADING ZONE

NO PARKING
CA/EV
CA/EV
CA/EV
CA
CA
CA
CA/EV
CA/EV
CA/EV
CA/EV
CA/EV
CA/EV
CA/EV
CA/EV
CA/EV
27SF

LOADING ZONE

NO PARKING

LOADING ZONE

NO PARKING
FUTURE

ELECTRICVEHICLE
KEEP
CLEAR
KEEP
CLEAR

RIGHTTURN
ONLY
FEV

VEHICLE
FUTURE

ELECTRICVEHICLE
FEV
FUTURE

ELECTRICVEHICLE
VAN
PAD 2A4,300 S.F.
16SF
PAD 1
VAN
9,777 S.F.

FF=404.25
BWW
VAN
15,000 S.F.

FF=400.50
RETAIL "C"

FEVFEVFAEV
FEV
FAEV
FEV
FEV
FEV
FEV
FEV
FEV
FEV
FEV
FEV
FAEV
FAEV
FEV
FEV
FEV
PAD=409.92
PAD=407.60
T.E.

RESERVED

RESERVED
FF=405.00
FF=405.35

DO NOT ENTER
KEEP
CLEAR
KEEP
CLEAR
66SF
84SF

FEVFEVFEV

EMPLOYEECARPOOL AND

VANPOOLEMPLOYEECARPOOL AND

VANPOOLMPPD
KEEP
CLEAR
JOB NO:

DATE:

REVISION #:

CHECKED:

DATE:

OF
NO. DESCRIPTION BY DATE CHK DRAWN:

GREENWOOD AVE AND MARKETPLACE DR

MONTEREY PARK, CA

MONTEREY PARK RETAIL PARTNERS, LLC
1260 STELTON ROAD
PISCATAWAY, NEW JERSEY 08854
N

OVERALL UTILITY EXHIBIT
2 MATCH LINE - SEE SHEET 2 MATCH LINE - SEE SHEET 2

MATCH LINE - SEE BOTTOM LEFT

MATCH LINE

SEE TOP RIGHT

UTILITY LEGEND
FIGURE 3 (PAGE 2 OF 2)

Page 322 of 410 ends

TSOP

EXISTING LTPTO REMAIN
TSOP
64SF
35SF
48SF
40SF
60SF
CVEV
CVEV

CARPOOL/VANPOOL/
EV

CARPOOL/VANPOOL/

EV CVEV

CARPOOL/VANPOOL/
EV
CVEV
CVEV

CARPOOL/VANPOOL/
EV

TSOPTSOP
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'

XXXXXXXXXXXXXXX XXXXXX XXXXXX
261'-3"
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'
Armada Van
24' x 8'

DO NOT ENTER
57'-0"47'-0"50'-0"58'-0"47'-0"47'-0"59'-0" 57'-0"
UP
UPDN
UP
UPDN
UP
UP DN
UP
UP DN
190
25 375'-0"
140'-0"
60'-0" 80'-0"
6 32
26 23
15 12
3 18
15 5
12 VAN
23 FIRE LANE

FIRE LANE
OFFICE
DO NOT
ENTER
UP
DN
WB-67
WB-67
WB-67
WB-67
WB-67
WB-67
WB-67
WB-67
WB-67

MARKET PL DR
1 26'-0"18'-0"18'-0"26'-0"18'-0"18'-0"26'-0"18'-0"18'-0"26'-0" 8'-0"
18'-0"
18'-0"
6'-6"
26'-0"
18'-0"
26'-0"
18'-0"
18'-0"
26'-0"
20'-0" 26'-0"
9'-0" TYP.
8'-0"8'-0"
30'-0" 27'-0"27'-0"
11'-0" TYP.

SIDEWALK
(VAN DRIVER ACCESS TO BUILDING)
30'-0"
42'-0"
40'-0"
35'-0"
27'-4"
11'-4"
24'-0"24'-0"
54'-0"
30'-0"
49'-6"40'-0"48'-2"
29'-8"
13'-0"
13'-6"
30'-0"
100'-0"Ø
13'-6"
30'-0"
30'-0"
2 38'-10"
12'-4"
24'-0"
3 4

ASSOCIATE TRAFFIC FLOW DIRECTION

DSP/FLEX TRAFFIC FLOW DIRECTION

DSP/FLEX RETURN TRAFFIC FLOW DIRECTION

TRUCK TRAFFIC FLOW DIRECTION

VAN PERSONAL TRAFFIC FLOW DIRECTION
ASSOCIATE DRIVE AISLE = 26'-0" PER CITY STANDARDS
(24'-0" TYPICAL)
CLEARANCE BEHIND LAST QUEUING PAD = 49'-6" DUE TO SITE CONSTRAINTS. (±71'-0" TYPICAL)
CLEARANCE IN FRONT OF FIRST LAUNCH PAD = 48'-2" DUE TO SITE CONSTRAINTS. (70'-2" TYPICAL)

ALTERNATE BYPASS LANE/QUEUING CONFIGURATION USED DUE TO SITE CONSTRAINTS.
1 2
3 4
MARKETPLACE DR.

MONTEREY PARK, CA 91755
Project Number:
© 2020 Architects Orange, LLP dba AO These plans are copyright protected. Under such protection unauthorized use is not permitted. These plans shall not be reproduced or used without written permission by AO.

Plan Check Number:

SEAL
v6.6

CONSULTANT

MONTEREY PARK

DELIVERY STATION
dellacJun/28/2021 10:53 PMborder last saved: by:
2021-241xxxx

MONTEREY PARK
SCALE: 1" = 40'-0"
This conceptual design is based upon a preliminary review of entitlement requirements and on unverified and possibly incomplete site and/or building information, and is intended merely to assist in exploring how the project might be developed. 1 SITE CONCEPT - OVERALL SITE PLAN1"=40'-0"
N
0 5' 20' 40' 60'10'80'
40'
dellacJun/28/2021 10:53 PMdwg last saved: by:

S H E E T
sheet plotted:
drawing file name:

Jun/28/2021 @ 10:54 PM
p:\2021-241 jmp - monterey park\design\site design\monterey park_multi level layout_2021-06-24.dwg FIGURE 4A
(Page 1 of 2)
2 TRAFFIC FLOW LEGENDN.T.S.
3 SITE DESIGN INFORMATIONN.T.S.
4 PARKING BREAKDOWNN.T.S.
5 DEVIATIONS FROM PROTOTYPE STANDARDSN.T.S.

Page 323 of 410 ends

ONE-WAY RAMP (UP) ONE-WAY RAMP (DN)
DN
DO NOT
ENTER
DO NOT
ENTER
UP
UP DN
UP
UPDN
UP
UP
UPDN
14'-6 wide
transition
zone/ramp
14'-6 wide
transition
zone/ramp
UP
UP DN
UP
DN
30'-0"27'-0"
4'-0"
27'-0"33'-1012"27'-0"
4'-0"
27'-0"30'-0"27'-0"
4'-0"
27'-0"30'-0"27'-0"
4'-0"
30'-0" 27'-0"
4'-0"
30'-0"
30'-0"30'-0"
24'-0"30'-0"30'-0"
4'-0"
21'-0"
21'-0"

ONE-WAY RAMP (UP) ONE-WAY RAMP (DN)
DN
DO NOT
ENTER
DO NOT
ENTER
UP
UP DN
UP
UPDN
UP
UP
UPDN
14'-6 wide
transition
zone/ramp
14'-6 wide
transition
zone/ramp
UP
UP DN
27'-0"30'-0"27'-0"
4'-0"
4'-0"
27'-0"30'-0"27'-0"
4'-0"
27'-0"30'-0"27'-0"
4'-0"
27'-0"
4'-0"
30'-0"27'-0"
4'-0"
30'-0"
30'-0"
24'-0"
24'-0"
30'-0"
21'-0"
21'-0"
27'-0"30'-0"
11'-0" TYP.

ONE-WAY RAMP (UP) ONE-WAY RAMP (DN)
UP
DN
DO NOT
ENTER
DO NOT
ENTER
61 UP
UPDN
UP
UPDN
UP
UP DN
UP
UP DN
UP
DN
27'-0" 30'-0" 27'-0"
11'-0" TYP.
24'-0"
21'-0"
31'-2" 30'-0"
21'-0"
4'-0"
4'-0"

ASSOCIATE TRAFFIC FLOW DIRECTION

DSP/FLEX TRAFFIC FLOW DIRECTION

DSP/FLEX RETURN TRAFFIC FLOW DIRECTION

TRUCK TRAFFIC FLOW DIRECTION

ALTERNATE BYPASS LANE/QUEUING CONFIGURATION USED DUE TO SITE CONSTRAINTS.
1 2
3 4
MARKETPLACE DR.

Plan Check Number:

SEAL
v6.6

CONSULTANT

MONTEREY PARK

DELIVERY STATION
dellacJun/28/2021 10:54 PMborder last saved: by:
2021-241xxxx

MONTEREY PARK
SCALE: 1" = 40'-0"
This conceptual design is based upon a preliminary review of entitlement requirements and on unverified and possibly incomplete site and/or building information, and is intended merely to assist in exploring how the project might be developed. 1B VAN PARKING LEVEL 21"=40'-0"
N
0 5' 20' 40' 60'10'80'
40'
dellacJun/28/2021 10:54 PMdwg last saved: by:

S H E E T
sheet plotted:
drawing file name:

Jun/28/2021 @ 10:56 PM
p:\2021-241 jmp - monterey park\design\site design\monterey park_multi level layout_2021-06-24.dwg 1A VAN PARKING LEVEL 11"=40'-0"
1C VAN PARKING LEVEL 3 (ROOF)1"=40'-0"
2 TRAFFIC FLOW LEGENDN.T.S.
3 SITE DESIGN INFORMATIONN.T.S.
4 PARKING BREAKDOWNN.T.S.
5 DEVIATIONS FROM PROTOTYPE STANDARDSN.T.S.

FIGURE 4A
(Page 2 of 2)

Page 324 of 410 ends

Monterey Park City CouncilJune 7, 2023

Monterey Park City Council
June 7, 2023