Paramount City Council
May 19, 2026

Agenda
City Council
May 19, 2026
Adjourned Meeting - City Hall Council Chamber - 5:00 PM 16400 Colorado Avenue Paramount, CA 90723 (562) 220-2000 www.paramountcity.gov

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CALL TO ORDER: Mayor Brenda Olmos
PLEDGE OF ALLEGIANCE:

ROLL CALL OF
COUNCILMEMBERS:

Councilmember Isabel Aguayo
Councilmember Annette C. Delgadillo
Councilmember Peggy Lemons
Vice Mayor Vilma Cuellar Stallings
Mayor Brenda Olmos
Agenda May 19, 2026
Adjourned Meeting City Council Page 2

PUBLIC COMMENTS

OLD BUSINESS

1. CONTINUED

PUBLIC HEARING

ORDINANCE
1218

RESOLUTION
26:015

RESOLUTION
26:020

PUBLIC HEARING TO CONSIDER THE CLEARWATER SPECIFIC
PLAN PROJECT, INCLUDING: (1) ADOPTION OF THE SPECIFIC
PLAN; (2) CERTIFICATION OF THE PROJECT’S FINAL

ENVIRONMENTAL IMPACT REPORT, AND ADOPTION OF A

MITIGATION MONITORING AND REPORTING PROGRAM,

CEQA FINDINGS, AND A STATEMENT OF OVERRIDING
CONSIDERATIONS; (3) APPROVAL OF GENERAL PLAN
AMENDMENT NO. 26-1 FOR CONSISTENCY WITH THE
SPECIFIC PLAN; AND (4) APPROVAL OF ZONING ORDINANCE
TEXT AMENDMENT NO. 40 TO INCORPORATE THE

CLEARWATER SPECIFIC PLAN INTO THE MUNICIPAL CODE

AND TO REPLACE THE CLEARWATER EAST SPECIFIC PLAN
Recommended Action: 1) Adopt Resolution No. 26:020, certifying the Final Environmental Impact Report for the Clearwater Specific Plan, including Resolution No. 26:015/General Plan Amendment No. 26-1 and Ordinance No. 1218/Zoning Ordinance Text
Amendment No. 40; adopting findings of fact pursuant to the California Environmental Quality Act; approving a Mitigation Monitoring and Reporting Program; and adopting a Statement of Overriding Considerations; 2) Adopt Resolution No. 26:015, approving a General Plan Amendment No. 26-1 to the Paramount General Plan to provide consistency with new Mixed-Use Town Center, Town Residential, Flex District, and Neo Industrial Zones; and allow an increase in development capacity in the
comprehensive update to the Clearwater East Specific Plan in the City of Paramount; and 3) Read by title only, waive further reading, introduce Ordinance No. 1218, “AN ORDINANCE OF THE CITY

COUNCIL OF THE CITY OF PARAMOUNT APPROVING ZONING
ORDINANCE TEXT AMENDMENT NO. 40, ADOPTING THE

CLEARWATER SPECIFIC PLAN, REPEALING AND REPLACING
CHAPTER 17.88 OF THE PARAMOUNT MUNICIPAL CODE IN ITS

ENTIRETY TO INCORPORATE THE CLEARWATER SPECIFIC

PLAN INTO THE PARAMOUNT MUNICIPAL CODE, AND

REPLACING THE FORMER CLEARWATER EAST SPECIFIC
PLAN,” and place it on the May 26, 2026 agenda for adoption.

NEW BUSINESS

2. PRESENTATION INTRODUCTION OF THE FISCAL YEAR 2026-2027 PROPOSED BUDGET
Recommended Action: Continue the budget review and
consideration of adoption of the FY 2026-27 Proposed Budget to the regular scheduled City Council Meeting on June 9, 2026.

Agenda May 19, 2026
Adjourned Meeting City Council Page 3

SUCCESSOR AGENCY FOR THE PARAMOUNT REDEVELOPMENT AGENCY - NEW

BUSINESS
SA1. PRESENTATION INTRODUCTION OF THE FISCAL YEAR 2026-2027 PROPOSED

SUCCESSOR AGENCY BUDGET
Recommended Action: Continue the budget review and
consideration of adoption of the FY 2026-27 Proposed Successor Agency Budget to the Successor Agency meeting on June 9, 2026.

PARAMOUNT HOUSING AUTHORITY - NEW BUSINESS
HA1. PRESENTATION INTRODUCTION OF THE FISCAL YEAR 2026-2027 PROPOSED

HOUSING AUTHORITY BUDGET
Recommended Action: Continue the budget review and
consideration of adoption of the FY 2026-27 Proposed Housing Authority Budget to the Housing Authority meeting on June 9, 2026.

CLOSED SESSION

ADJOURNMENT
To an adjourned meeting on May 26, 2026 at 5:00 p.m. in the Community Room at the Paramount Park Community Center, 14400 Colorado Ave., Paramount, CA Americans with Disabilities Act: In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk’s office at (562) 220-2225 at least 48 hours prior to the meeting to enable the City to make reasonable arrangements to ensure accessibility to this meeting.

Note: Physical hard copies of agenda items are on file in the City Clerk’s office and are available for public inspection during normal business hours. Materials related to an item on this Agenda submitted after distribution of the agenda packet are also available for public inspection during normal business hours in the City Clerk’s office. The office of the City Clerk is located at City Hall, 16400 Colorado Avenue, Paramount.

To: Honorable City Council
From: John Moreno, City Manager
By: John King, AICP, Planning and Building
Director
Date: May 19, 2026
SUBJECT: PUBLIC HEARING TO CONSIDER THE CLEARWATER SPECIFIC PLAN PROJECT, INCLUDING: (1) ADOPTION OF THE SPECIFIC PLAN; (2) CERTIFICATION OF THE PROJECT’S FINAL ENVIRONMENTAL

IMPACT REPORT, AND ADOPTION OF A MITIGATION MONITORING

AND REPORTING PROGRAM, CEQA FINDINGS, AND A STATEMENT
OF OVERRIDING CONSIDERATIONS; (3) APPROVAL OF GENERAL
PLAN AMENDMENT NO. 26-1 FOR CONSISTENCY WITH THE SPECIFIC PLAN; AND (4) APPROVAL OF ZONING ORDINANCE TEXT
AMENDMENT NO. 40 TO INCORPORATE THE CLEARWATER SPECIFIC

PLAN INTO THE MUNICIPAL CODE AND TO REPLACE THE

CLEARWATER EAST SPECIFIC PLAN

BACKGROUND
This item is a request for the City Council to consider approving the Clearwater Specific Plan, along with the implementing General Plan Amendment and Zoning Ordinance Text Amendment, and to certify the associated Environmental Impact Report and associated CEQA approvals. The specific plan site, approximately 71 acres, is in the northcentral portion of the City and is bound by Rosecrans Avenue on the north, Paramount Boulevard on the east, Somerset Boulevard on the south, and a Union Pacific Railroad, San Pedro Subdivision, rail line on the west.

The Clearwater Specific Plan project is an update to the existing Clearwater East Specific Plan, which was originally approved by the City Council in 1987 and has been periodically updated since that year. The most recent update (2019) allows housing at 22 homes per acre.

The Housing Plan Schedule of Actions/Programs (“Implementation Programs”) of the certified Paramount Housing Element (6th Cycle) includes a program (Program 8) that requires the City to prepare a revision to the Clearwater East Specific Plan. Program 8 requires the Clearwater East Specific Plan revision to include residential categories and development standards that increase the minimum housing density to 30 homes per acre.

The City must implement this program in order to ensure the City remains in compliance with the certified Housing Element and avoids unintended penalties.

Agenda Report May 19, 2026
CONSIDERATION OF THE CLEARWATER SPECIFIC PLAN Page 2
Through the development of the revision to the Clearwater East Specific Plan, the plan revision was renamed the Clearwater Specific Plan.

On January 28, 2025, the Planning and Building Department and MIG staff (a Citycontracted consultant for the project) provided an update to the City Council regarding the draft Clearwater Specific Plan. During the January 28, 2025 City Council meeting, the City Council requested a follow-up meeting.

On March 25, 2025, a joint meeting with the City Council and the Planning Commission was conducted to review options for the draft Clearwater Specific Plan. The joint City Council meeting with the Planning Commission on March 25, 2025 provided a brief discussion regarding transfer of development rights (TDR) and a summary of a preliminary land use plan as previously presented.

On April 1, 2025, the City Council considered options for higher density, reduced building setbacks, reduced minimum housing unit sizes, reduced parking requirements, and reduced open space requirements within the Clearwater Specific Plan.

On April 10, 2025, the City Council considered the selection of development zones, each with a particular housing density and number of floors, and a determination about allowing TDR as an option.

On April 22, 2025, the City Council came to a consensus regarding (1) increased housing density and height in specific areas of the Plan when accompanied with a height restriction at the front (street-facing) portion; and (2) the minimum setback from a rail corridor to ground-floor residential. The Council directed staff to incorporate its consensus into the draft specific plan for further study.

With the City Council’s direction, the project shifted to preparation of the environmental impact report (EIR) for the plan to meet California Environmental Quality Act (CEQA) requirements. The EIR is complete, and the Final EIR is ready for City Council certification with a Planning Commission recommendation of approval.

On March 4, 2026, the Planning Commission opened and continued the public hearing to the April 1, 2026 Planning Commission meeting.

On April 1, 2026, the Planning Commission adopted Resolutions No. PC 26:007, PC 26:008, and PC 26:009, approving recommendations to the City Council regarding the Clearwater Specific Plan, Clearwater Specific Plan EIR, a General Plan Amendment, and a Zoning Ordinance Text Amendment.

Specific Plan
A specific plan is a regulatory land use tool in California that implements the General Plan’s direction for a specific part of the City, including implementation of the Housing Element. In this case, the specific plan further implements a vision for a “sense of place.” Agenda Report May 19, 2026
CONSIDERATION OF THE CLEARWATER SPECIFIC PLAN Page 3
Title 17 of the Paramount Municipal Code includes the City’s zoning regulations also known as the “Zoning Code” or “Zoning Ordinance”. When the City Council adopts a completed specific plan by ordinance, the plan is integrated with the Zoning Code and becomes the official land use and zoning regulatory document for a particular area.

The extent to which the Specific Plan may be strictly implemented will ultimately depend upon the applicability of certain State laws, such as Density Bonus Law or Senate Bill (SB) 79, used for specific development projects proposed within the planning area.

DISCUSSION
The map on the following page represents the Clearwater Specific Plan area, which is shown in color within the dashed boundaries.

Agenda Report May 19, 2026
CONSIDERATION OF THE CLEARWATER SPECIFIC PLAN Page 4
Agenda Report May 19, 2026
CONSIDERATION OF THE CLEARWATER SPECIFIC PLAN Page 5
Plan Vision and Guiding Principles
The vision of the Specific Plan is as follows:

The Clearwater Plan Area is envisioned as the vibrant, family-oriented, social, and cultural heart of the City of Paramount. It will be a place for future residents to proudly call home, and over time, it will evolve into a unique destination – a “Friday Date Night” spot for all ages – serving the community through thoughtful design and distinctive shopping and dining experiences. This lively planned area will feature engaging activities in public gathering areas, a diverse mix of housing types, and an employment hub for artisan and creative manufacturing businesses.

Guiding principles include the following:

1. Create a Quintessential Vibrant Town Center for All of Paramount that Celebrates the City’s History and Culture

2. Serve as a Gateway between the City and the Region

3. Facilitate and Incentivize Thoughtful Development

4. Develop Pedestrian-Oriented Streets as a Model for an Active Transportation Hub

5. Foster Sustained and Stable Economic Growth

6. Include Green Infrastructure and Sustainable Design Approaches General Plan
The City Council most recently adopted a comprehensive Paramount General Plan update in 2007. The General Plan is made up of elements – land use, housing, transportation, resources management, health and safety, economic development, public facilities, and environmental justice. The Land Use Element of the General Plan serves as the long-term guide for development in Paramount and indicates the distribution, location, and land use for housing, business, industry, open space, recreation, and public facilities. California Government Code Section 65860 requires General Plan Land Use Map and Zoning Map consistency.

As the proposed plan includes new land use designations not currently in the Land Use Element, approving the Clearwater Specific Plan requires changing the Land Use Designation of the Land Use Element.

Agenda Report May 19, 2026
CONSIDERATION OF THE CLEARWATER SPECIFIC PLAN Page 6
Infrastructure
The Clearwater Specific Plan includes streets and open space guidelines in addition to other recommendations for public infrastructure. Open space requirements include private open space, common open space with the goal of assisting the City with bringing existing 1.8 acres of park and open space per 1,000 residents closer to the Los Angeles County average of 3.3 acres per 1,000 residents. Other infrastructure requirements include dedicated stormwater and habitat open space. Infrastructure investments and improvements consist of electric, stormwater, sewer, water, telecommunications, and natural gas.

Public Outreach
In addition to extensive analysis and land use modeling, public outreach and comments are fundamental aspects of the development of any specific plan. The Clearwater Specific Plan is no exception. The project team staffed informational tables at Friday Night Paramount on Jackson Street near City Hall. Outreach also included numerous social media posts and over a dozen one-on-one and focus group interviews with stakeholders and community groups. On February 8, 2024, a community workshop was conducted at the Clearwater Building to further listen to public comments and refine plan options.

Another meeting with Mujeres Unidas Sirviendo Activamente (MUSA) members took place on October 21, 2024. Staff also gave a presentation about the Clearwater Specific Plan at the June 2024 Public Safety Commission meeting and answered questions about the plan.

A dedicated Clearwater Specific Plan webpage was created and has been updated as the plan has progressed. The following is the webpage:
https://www.paramountcity.gov/government/departments/planning-andbuilding/planning/clearwater-specific-plan/ Finally, public hearing notices were mailed to property owners and tenants within 500 feet of the project area for the Planning Commission meeting earlier this year and the City Council meeting this evening.

Modern Development Company – Collaboration
Modern Development Company (MDC), the primary landowner in the Clearwater Specific Plan area with a sizable amount of vacant land, is looking ahead to future development of its property that would be governed by the Specific Plan. In early 2025, MDC requested and received additional City Council attention regarding a number of issues. • MDC requested the following key changes to the proposed development zones in the Clearwater Specific Plan Area.

Agenda Report May 19, 2026
CONSIDERATION OF THE CLEARWATER SPECIFIC PLAN Page 7
o Remove “Town Residential – 40” (TR-40) zone and replace with “Town Residential 65” (TR-65) for consistency in design and appearance from Paramount Boulevard o Increase “Mixed-Use Town Center” (MU-TC) zone density from 90 to 100 dwelling units per acre
o Increase TR-65 density from 65 to 85 units per acre
o Increase the “Flex District” (FD) zone density of 40 units per acre to align with TR65 density of 65 to 85 units per acre o Decrease the FD total area and allow all uses from FD and MU-TC in this zone o Replace the Quasi Public (QP) development standards with the standards for TR65 CITY COUNCIL RESPONSE – The City Council allowed for higher densities and building height at certain plan areas; allowed for more flexible zoning in some plan areas (a “flexible” area that can be either “Mixed Use Town Center” with housing up to 90 housing units per acre and up to six stories or “Flex District” that includes additional commercial uses). More specifically, the proposed version of the Specific Plan reflects the following:
o As requested, removed and replaced the “Town Residential – 40” (TR-40) zone with “Town Residential 65” (TR-65) for consistency in design and appearance from Paramount Boulevard
o Maintained the “Mixed-Use Town Center” (MU-TC) zone density at 90 units per acre
o Maintained the TR-65 density at 65 units per acre
o Maintained the “Flex District” (FD) zone density at 40 units per acre o As requested, decreased the FD total area and allowed all uses from FD and MUTC in this zone o Maintained the Quasi-Public (QP) development standards • Building setbacks.

CITY COUNCIL RESPONSE – The City Council allowed some reductions in setbacks (along Paramount or Rosecrans for ground-floor commercial uses; along new interior roads for ground-floor commercial uses; along rail corridors). City Councilmembers expressed concerns for the proximity of housing to more heavily trafficked roadways and felt a modicum of separation from bedrooms to public right-of-way would better serve the health and safety of future residents.
• Open space requirements.

CITY COUNCIL RESPONSE – The City Council supported some reductions in common open space requirements. The initial 100 to 200 square feet of required common open space per unit (varying by zone) was reduced to 100 to 150 square feet per unit. The City Council as a whole stated the importance of maintaining open space as a baseline for quality of life issues and as a relief for the potential housing density.

Agenda Report May 19, 2026
CONSIDERATION OF THE CLEARWATER SPECIFIC PLAN Page 8
• Minimum housing unit size.

CITY COUNCIL RESPONSE – The City Council reduced minimum housing unit size for all bedroom sizes. While the City Council partially accepted the market need for smaller unit sizes, the City Council weighed the reduction in unit sizes with livability concerns as evidenced by smaller housing units in the existing Town Center Terrace senior apartments and similar observations of other housing developments.
• Consideration of Transfer of Development Rights (TDR) as an option.

CITY COUNCIL RESPONSE – The City Council did not accept the suggested change. The City Council did not favor the unpredictability and uncertainty of TDR, which is not required by State law.
• Parking spaces per housing unit.

CITY COUNCIL RESPONSE – The City Council did not accept the suggested change. While the City Council acknowledged the upcoming light rail project and station and the future potential for a shift away from individual vehicle ownership, the example of highly impacted off-street parking throughout Paramount loomed more prominently in the more immediate term. Regardless, the there is an understanding that State law, namely Assembly Bill (AB) 2097, reducing parking mandates for residential, commercial, and other projects located within one-half mile of public transit stops.
• Parking spaces per every 1,000 square feet of commercial space.

CITY COUNCIL RESPONSE – The City Council did not accept the suggested change. Similar to the discussion regarding residential parking, the negatively impacted off-street parking throughout Paramount was more of a determinant for the City Council. Likewise, AB 2097 may apply to future development. AB 2097 limits the applicability of minimum parking requirements in qualifying developments near transit stops.

At the conclusion of the City Council meeting on April 22, 2025, the City Council shared positive words of collaboration and a hope for compromise. The City Council directed staff to incorporate the agreed upon changes into the Clearwater Specific Plan.

Furthering the collaborative spirit, the City has made the following additional revisions the Clearwater Specific Plan to further address MDC’s comments:
• Changed Office/Industrial zone on the south part of plan area to a “Neo Industrial” zone.
• Changed multifamily residential zone at center of plan area to a “Flex District” that allows for residential and artisanal manufacturing.

Agenda Report May 19, 2026
CONSIDERATION OF THE CLEARWATER SPECIFIC PLAN Page 9
• Eliminated a “Town Residential-40” zone north of All America City Way that would have allowed up to 40 units per acre and four stories and replaced it with a standardized Town Residential zone allowing increased density and height (65 du/ac and 6 stories).
• Allowed an expansion of the “Town Residential” area westward to Bianchi Way. • Removed the height restriction as a separate zone and included a front height restriction directly into the Town Residential zone.
• Changed Leadership in Energy and Environmental Design (LEED) gold requirement to “encourage” LEED-certified or Energy Star buildings. • Reduced requirement for travel and parking lanes to be pervious design such as cobblestones, permeable paver, or similar. (The enhanced materials of these areas will be accents to be maximized to the extent possible.) • Acknowledged the applicability of Density Bonus Law and Senate Bill (SB) 79 to the Plan Area.

In addition, while not a direct change to the Specific Plan, staff are reviewing special financing districts to possibility fund infrastructure in response to questions about financing parking facilities.

Modern Development Company – Recent Comments
Although staff and the City Council have revised the Clearwater Specific Plan in order to address many of MDC’s comments, MDC has provided additional comments about the Specific Plan and the procedure by which the City is processing the plan.

PARTICIPATION AGREEMENTS
In 1993 and 1996, the former Paramount Redevelopment Agency entered into certain agreements with MDC that resulted in the development of certain portions of the Specific Plan area into the swap meet, parking, and surrounding movie theatre (collectively, the “Participation Agreements”). The Participation Agreements provided significant benefits to MDC that led to the rezoning of the property through an amended “Redevelopment Plan,” development of the associated infrastructure, and ultimately buildout of the site as it exists today. The City is not a party to the Participation Agreements, although it is a third-party beneficiary for certain provisions, including the provisions requiring MDC to pay to the City a portion of its beer and wine sales from the development.

MDC’s attorney alleges that Section 7.1 of both the 1993 and 1996 Participation Agreements “requires MDC’s written consent for any amendments to the Redevelopment Plan that would change the uses or development permitted on the Site . . . .” City staff does not believe this provision applies to the City Council’s exercise of its police power to adopt the Specific Plan, which, as noted above, is intended to implement Housing Element programs embedded within the General Plan.

Agenda Report May 19, 2026
CONSIDERATION OF THE CLEARWATER SPECIFIC PLAN Page 10
This provision is not applicable to the City’s adoption of land use regulations under its police powers, which cannot be contracted away in perpetuity. Further, the land use provisions of the Redevelopment Plan expired no later than 2020 and are of no further force or effect. Therefore, the City is not amending the Redevelopment Plan because there is no longer a Redevelopment Plan to amend. Instead, the City is considering the adoption of a standalone Specific Plan as a legitimate exercise of the City’s land use authority.

The City Council does not breach Section 7.1 of the Participation Agreements by adopting the Specific Plan because that section is not applicable where (1) the Redevelopment Plan has expired; (2) the City has a legal obligation to implement its General Plan and State housing laws. It should also be noted that the Participation Agreements are contracts with the former Redevelopment Agency (now the Successor Agency) and not the City. Importantly, the purpose of Section 7.1 was to protect MDC’s investment in the site as the swap meet and movie theater, which have been built and are allowed to remain on the site until MDC voluntarily elects to develop the site with other uses.

PARKING REQUIREMENTS
MDC is again asking for parking requirements to be reduced. As noted above, the City Council carefully deliberated the request for reduced parking and ultimately determined a need for more onsite parking. Property owners and other developers can also turn to AB 2097 (Parking Requirements Near Transit) of 2022 to assist with their requests for reduced parking.

OPEN SPACE REQUIREMENTS
MDC is requesting a revamping of the plan to relieve property owner or developer responsibility for maintaining and operating for required open space. Similar to the notation on the previous page, staff are reviewing special financing districts to possibility fund infrastructure in response to questions about financing open space.

Environmental Assessment
As lead agency, the City of Paramount retained MIG to conduct the environmental assessment of the Clearwater Specific Plan Project. An EIR was prepared for the Project.

Below is a summary of the environmental analysis contained in the EIR.

The Final EIR concluded that, even with application of feasible mitigation measures, three impacts cannot be entirely avoided or reduced to less than significant levels. Adoption of a Statement of Overriding Considerations would be necessary to approve the Clearwater Specific Plan Project. The Final EIR identifies impacts in Air Quality, Greenhouse Gas Emissions, and Noise for environmental effects which are considered unavoidable.

Several mitigation measures will serve to reduce these impacts, but even with the inclusion of these conditions, the impacts cannot be reduced to “less than significant” Agenda Report May 19, 2026
CONSIDERATION OF THE CLEARWATER SPECIFIC PLAN Page 11
levels. Staff recommends that the City Council therefore adopt the attached Statement of Overriding Considerations which warrants approval of the Clearwater Specific Plan Project notwithstanding that all identified effects on the environment are not fully mitigated. The Statement of Overriding Considerations is summarized below.

With respect to the significant environmental effect of the Project noted above, the City finds that the stated benefits of the Clearwater Specific Plan Project outweigh the significant effects on the environment. Pursuant to Public Resources Code Section 21081(b) and CEQA Guidelines Sections 15043, 15092, and 15093, any remaining significant effects on the environment are acceptable due to these overriding considerations:

1. The project would create a complete street system paved and improved for all mobility types and that includes accessible, safe sidewalks, and pedestrian crosswalks.

2. The project would maintain the City’s economic viability and productivity over the long term by encouraging efficient and sustainable use of the overall site, a large portion of which at present is underutilized surface parking associated with the swap meet and drive-in theater.

3. The project would support the economic viability of Paramount by maintaining existing industrial and manufacturing uses and introducing a new neo-industrial use with ready access to Interstate 710, Interstate 605, Interstate 105, State Route 91, and other major transportation arterial roadways.

4. The project would result in a number of new employment generating uses thereby increasing employment opportunities within Paramount.

5. The project would extend the life of the Paramount Swap Meet into perpetuity as a small business incubator, major revenue-generating land use, and cultural hub for the City.

6. The project would result in reliable water and sewer infrastructure systems sized and maintained to meet current and future demands and to minimize risks to public health and safety.

7. The project provides significant new public open space and recreation opportunities that would not be possible without the project given the built-out nature of Paramount; new open space and recreation opportunities within Paramount would have the added effect of benefiting public health and fostering community.

8. The project would result in improved housing supply and expanded housing opportunities that result in high-quality living environments, with access to employment, transit, and services.

Agenda Report May 19, 2026
CONSIDERATION OF THE CLEARWATER SPECIFIC PLAN Page 12

9. The project promotes attractive and safe housing opportunities for a full range of housing types and affordability levels and with equal access and opportunity for all.

10. The project promotes multimodal mobility that creates safe travel ways for motorists, pedestrians, and cyclists and encourages transit use.

11. The project would be located within walking distance of the planned Southeast Gateway Light Rail station, providing residents and employees with easy access to the Metro rail network.

12. The project promotes the use of transit within the City as a means of reducing local traffic congestion, achieving greenhouse gas reduction targets, and connecting the community physically and socially.

13. The project includes energy efficiency and conservation measures, as well as vehicle miles traveled reduction measures, that would reduce air pollution, greenhouse gas emissions, and congestion.

AIR QUALITY MITIGATION
Proposed air quality mitigation measures include a project-level construction assessment for new development proposed under implementation of the Clearwater Specific Plan and requiring the use architectural coatings that meet the South Coast Air Quality Management District (SCAQMD) “Super Compliant” VOC standard of 10 grams/liter or less for all interior and exterior primer, sealer, paint, and other coating applications for which a super compliant product is commercially available.

Additionally, new residential units developed under the Specific Plan would comply with the California Building Code, which is adopted by reference into the Paramount Municipal Code. California Building Code standards require that attached multifamily dwelling units and common use areas have air filters with an efficiency greater than or equal to Minimum Efficiency Reporting Value (MERV) 13. The 2025 Building Energy Efficiency Standards also contain requirements for the installation of balanced and supply ventilation systems, including that indoor air quality filters are required to be accessible for service from within occupiable spaces, basements, garages, balconies, mechanical closets or accessible rooftops, or, if located behind access panels, access doors, or grilles, no more than ten feet above a walking surface inside the space. These requirements provide easier access to filters. All HVAC systems would be monitored, serviced, and filters replaced consistent with manufacturer recommendations, to ensure continued functioning. The potential impacts from operation of future HVAC systems were analyzed in the DEIR, including emissions from truck trips necessary to service the systems (which are expected to be negligible), as truck trips for deliveries and similar activities were found to be less than significant.

Agenda Report May 19, 2026
CONSIDERATION OF THE CLEARWATER SPECIFIC PLAN Page 13

GREENHOUSE GAS MITIGATION
Greenhouse gas mitigations include all buildings in the Planning Area shall be designed to have a total energy design rating that is at least 5% less than the standard building design for “Climate Zone 8”; and all developer-installed refrigerators, dishwashers, clothes washers and dryers, and room air conditioners must be Energy Star-certified products.

NOISE MITIGATION
Noise mitigations include providing notification of construction activities, restricting work hours, controlling construction traffic and site access, the installation of temporary noise barriers, and the prohibition of vibratory equipment.

FISCAL IMPACT
None.

VISION, MISSION, VALUES, AND STRATEGIC OUTCOMES
The City’s Vision, Mission, and Values set the standard for the organization, establish priorities, uniformity, and guidelines; and provide the framework for policy decisionmaking. The Strategic Outcomes were implemented to provide a pathway to achieving the City’s Vision. This item aligns with all Strategic Outcomes.

RECOMMENDED ACTION
1) Adopt Resolution No. 26:020, certifying the Final Environmental Impact Report for the Clearwater Specific Plan, including Resolution No. 26:015/General Plan Amendment No. 26-1 and Ordinance no. 1218/Zoning Ordinance Text Amendment No. 40; adopting findings of fact pursuant to the California Environmental Quality act; approving a Mitigation Monitoring and Reporting Program; and adopting a statement of overriding considerations; 2) Adopt Resolution No. 26:015, approving a General Plan Amendment No. 26-1 to the Paramount General Plan to provide consistency with new Mixed-Use Town Center, Town Residential, Flex District, and Neo Industrial Zones; and allow an increase in development capacity in the comprehensive update to the Clearwater East Specific Plan in the City of Paramount; and 3) Read by title only, waive further reading, introduce Ordinance No. 1218, AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PARAMOUNT APPROVING ZONING ORDINANCE TEXT AMENDMENT NO. 40,

ADOPTING THE CLEARWATER SPECIFIC PLAN, REPEALING AND REPLACING CHAPTER 17.88 OF THE PARAMOUNT MUNICIPAL CODE IN ITS ENTIRETY TO

INCORPORATE THE CLEARWATER SPECIFIC PLAN INTO THE PARAMOUNT

MUNICIPAL CODE, AND REPLACING THE FORMER CLEARWATER EAST SPECIFIC PLAN,” and place it on the May 26, 2026 agenda for adoption.

CITY OF PARAMOUNT

LOS ANGELES COUNTY, CALIFORNIA
RESOLUTION NO. 26:020

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PARAMOUNT

TO CERTIFY THE FINAL ENVIRONMENTAL IMPACT REPORT FOR THE CLEARWATER SPECIFIC PLAN, INCLUDING RESOLUTION NO.
26:015/GENERAL PLAN AMENDMENT NO. 26-1 AND ORDINANCE NO. 1218/ZONING ORDINANCE TEXT AMENDMENT NO. 40; ADOPT

FINDINGS OF FACT PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT; APPROVE A MITIGATION
MONITORING AND REPORTING PROGRAM; AND ADOPT A

STATEMENT OF OVERRIDING CONSIDERATIONS
WHEREAS, on August 8, 1987, the City Council adopted Ordinance No. 708, adopting the Clearwater East Specific Plan for the area bounded by Rosecrans Avenue to the north, Paramount Boulevard to the east, Somerset Boulevard to the south, and a Port of Long Beach/Union Pacific Railroad rail line right-of-way to the west; and WHEREAS, the City Council has approved amendments over time to the Clearwater East Specific Plan since 1987, including most recently on May 21, 2019 with the adoption of Ordinance No. 1114, which allowed housing uses in the Plan Area; and WHEREAS, in 2023 the City initiated a project for the comprehensive update to the Clearwater East Specific Plan to modernize the Plan and implement the 2021-2029 Housing Element (6th Cycle) as required by the State of California; and WHEREAS, the updated Clearwater Specific Plan inclusive of revised uses, development standards, and related rules, regulations, and policies, is herein referred to as the “Project.”
WHEREAS, the Project includes the renaming of the Clearwater East Specific Plan to the Clearwater Specific Plan; and
WHEREAS, under Section 21067 of the Public Resources Code and Section 15367 of the California Environmental Quality Act (CEQA) Guidelines, the City of Paramount is the lead agency for the Project; and
WHEREAS, in accordance with CEQA and the State CEQA Guidelines, the City concluded that there was substantial evidence that the Project might have a significant environmental impact on one or more resources and determined that an environmental impact report (EIR) must be prepared for the Project in order to analyze the Project’s potential impacts on the environment; and
RESOLUTION NO. 26:020

WHEREAS, pursuant to CEQA Guidelines Section 15082, on January 6, 2025, the City published a notice of preparation (NOP) of a Draft EIR for the Project, and circulated the NOP and notice of the scoping meeting to the Office of Land Use and Climate Innovation (former Office of Planning and Research), the Los Angeles County Clerk, responsible and trustee agencies, governmental agencies, organizations and persons who may be interested in the Project for a 30-day review period between January 7, 2025 to February 6, 2025; and
WHEREAS, after providing notice to the required tribes under AB 52 and SB 18, the City initiated consultation with the Gabrielino Tongva and the Gabrieleno Band of Mission Indians - Kizh Nation; and
WHEREAS, on October 27, 2025, pursuant to CEQA, a notice of availability was posted with the Office of Land Use and Climate Innovation, City Clerk, Los Angeles County Clerk, Paramount Library, and sent to responsible agencies and a Draft Environmental Impact Report (DEIR) was prepared and made available for public review and comment from October 30, 2025 to December 16, 2025. During the public review period, the City received comment letters on the Draft EIR, and the City has prepared responses to each comment; and
WHEREAS, on October 29, 2025, a Notice of Completion and Availability of a Draft EIR was posted; and
WHEREAS, an electronic copy of the Draft EIR was also posted on the Environmental Documents webpage on the City’s website:
https://www.paramountcity.gov/government/departments/planning-andbuilding/planning/environmental-documents/ ; and WHEREAS, on March 2, 2026, the Final Environmental Impact Report, State Clearinghouse No. 2025010201 (Final EIR) and Mitigation Monitoring and Reporting Program (MMRP) for the Project, incorporating comments received on the Draft EIR, was published on the Environmental Documents webpage on the City’s website. Responses to government agency comments have been provided to such agencies; and WHEREAS, on February 12, 2026, a Notice of Planning Commission public hearing was published in a newspaper of general circulation, posted onsite, and mailed to property owners and occupants within a 500-foot radius of the project site; and WHEREAS, on March 4, 2026, the Planning Commission opened and continued the public hearing to the April 1, 2026 Planning Commission meeting; and RESOLUTION NO. 26:020

WHEREAS, on April 1, 2026, the Planning Commission conducted a duly noticed public hearing on the application, during which it considered the Final EIR, Mitigation Monitoring and Reporting Program, statement of overriding considerations, staff report, and public comment and other testimony submitted at the hearing; and WHEREAS, the Planning Commission recommended that the City Council certify the Final EIR and approve General Plan Amendment No. 26-1 and Zoning Ordinance Text Amendment No. 40; and
WHEREAS, on April 16, 2026, a Notice of City Council public hearing was published in a newspaper of general circulation, posted onsite, and mailed to property owners and occupants within a 500-foot radius of the project site; and WHEREAS, on May 12, 2026, the City Council opened a duly noticed public hearing on the Project to consider the Final EIR, Mitigation Monitoring and Reporting Program, statement of overriding considerations, staff report, and public comment and other testimony submitted at the hearing; and
WHEREAS, the City Council continued the public hearing to May 19, 2026; and WHEREAS, on May 19, 2026, the City Council considered the certification of the Final EIR and approval of Resolution No. 26:015/General Plan Amendment No. 26-1 and Ordinance No. 1218/Zoning Ordinance Text Amendment No. 40.

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PARAMOUNT AS FOLLOWS:

SECTION 1. The City Council hereby specifically finds that all of the facts set forth in the Recitals of this Resolution are true and correct. The City Council further finds that it has conducted all the public hearings necessary and in compliance with State Law and the Municipal Code of the City of Paramount.

SECTION 2. The City Council finds that all requirements of notice have been complied with pursuant to State Law and the Municipal Code.

SECTION 3. Section 15091 of the State CEQA Guidelines requires that the City, before approving the Project, make one or more of the following written findings for each significant effect identified in the Final EIR accompanied by a brief explanation of the rationale for each finding:

1. Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR;
RESOLUTION NO. 26:020

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

3. Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the Final EIR.

These required findings are set forth in the attached Exhibit A and incorporated herein by this reference.

SECTION 4. Environmental impacts identified in the Final EIR that are found to be less than significant and do not require mitigation are described in Section 3.1 of Exhibit A, attached hereto and incorporated herein by reference.

SECTION 5. Environmental impacts identified in the Final EIR as potentially significant, but that can be reduced to less than significant levels with mitigation, are described in Section 3.2 of Exhibit A, attached hereto and incorporated herein by reference.

SECTION 6. Environmental impacts identified in the Final EIR as significant and unavoidable despite the imposition of all feasible mitigation measures are described in Section 3.3 of Exhibit A, attached hereto and incorporated herein by reference.

SECTION 7. Alternatives to the Project that might eliminate or reduce significant environmental impacts are described in Section 4 of Exhibit A, attached hereto and incorporated herein by reference.

SECTION 8. Public Resources Code Section 20181(b) and CEQA Guidelines Sections 15092 and 15093 require that if a project will cause significant unavoidable adverse impacts, then the City must adopt a statement of overriding considerations prior to approving the project. A statement of overriding considerations states that any significant adverse projects impacts are acceptable if expected project benefits outweigh unavoidable adverse environmental impacts. A discussion of the Project benefits and a statement of overriding considerations for the Project’s environmental impacts that cannot be fully mitigated to a less than significant level are set forth in Section 5 of Exhibit A, attached hereto and incorporated herein by reference.

SECTION 9. Public Resources Code Section 21081.6 and CEQA Guidelines Section 15091 require the City to prepare and adopt a mitigation monitoring and reporting program for any project for which mitigation measures have been imposed to assure compliance with the adopted mitigation measures. The Mitigation Monitoring and Reporting Program for the Project is attached hereto as Exhibit B and incorporated herein RESOLUTION NO. 26:020

by reference. Further the mitigation measures set forth therein are made applicable to the Project.

SECTION 10. The City Council finds that the evidence presented does justify certification of the Final EIR and adoption of the following findings prior to approving the Project:

1. The Final EIR was presented to the City of Paramount City Council. All voting members of the City Council have reviewed and considered the information contained in the Draft EIR and Final EIR and its appendices, as well as all of the information and data in the administrative record, and all oral and written testimony presented to them during meetings and hearings.

All voting members of the City Council have reviewed and considered testimony at the City Council hearing and additional information presented at or prior to the public hearings. Pursuant to Public Resource Code § 21082.1(c)(3), the Final EIR reflects the independent judgment and analysis of the City as lead agency. The Draft EIR and Final EIR were prepared by a consultant hired by the City and were reviewed and analyzed independently by the Planning and Building Department staff and the Planning Commission. The City Council, which is the decisionmaking body of the City for the Project, has reviewed and considered the information contained in the Final EIR. Publication and public circulation of the Draft EIR complied with the requirements of CEQA. Comments were received during the public review period, all of which have been addressed and responded to in the Final EIR. No “significant new information”, within the meaning of CEQA Guidelines Section 15088.5, was added to the Draft EIR after the public comment period, and as such, no recirculation was required pursuant to Public Resources Code Section 21092.1.

2. The City Council finds that the Final EIR, dated February 19, 2026, constitutes a complete, accurate, adequate, and good faith effort at full disclosure under CEQA. The City Council further finds that the Final EIR and appendices dated February 19, 2026 have been completed in full compliance with CEQA and the Final EIR reflects the City Council’s independent judgment and analysis.

SECTION 11. On the basis of the foregoing and all of the evidence in the administrative record before it, the City Council hereby certifies the Final EIR, adopts findings pursuant to the CEQA as set forth in Exhibit A attached hereto and incorporated herein by reference, adopts the Statement of Overriding Considerations as set forth in Exhibit A attached hereto and incorporated herein by reference, and adopts the Mitigation Monitoring and Reporting Program (MMRP) attached hereto as Exhibit B and incorporated herein by reference.

RESOLUTION NO. 26:020

SECTION 12. The documents and other materials which constitute the record of proceedings upon which this decision is based are in the custody of the City Clerk of the City of Paramount, located at 16400 Colorado Avenue, Paramount, California 90723.

SECTION 13. A notice of determination shall be filed with the County Clerk of the County of Los Angeles pursuant to the CEQA.

SECTION 14. The City Clerk shall certify to the adoption of this Resolution.

PASSED, APPROVED, and ADOPTED this 19th day of May 2026. _____________________________________
Brenda Olmos, Mayor
Attest:
__________________________________
Heidi Luce, City Clerk
Clearwater Specific Plan 1
City of Paramount

CLEARWATER SPECIFIC PLAN

FINDINGS OF FACT AND STATEMENT OF OVERRIDING CONSIDERATIONS

CITY OF PARAMOUNT
DRAFT
FEBRUARY 19, 2026

1.0 OVERVIEW AND INTRODUCTION
This statement of Findings of Fact (Findings) addresses the potential environmental effects associated with the City of Paramount Clearwater Specific Plan (project), as described in the Draft Program Environmental Impact Report (DEIR) and the Final Program EIR (FEIR) for the project.

These Findings are made pursuant to the California Environmental Quality Act (CEQA) (California Public Resources Code [PRC] Section 21000 et seq.), specifically PRC Sections 21081, and the CEQA Guidelines (14 CCR 15000 et seq.), specifically Sections 15091 and 15093. The DEIR examines the full range of potential effects of construction and operation of the project and identifies mitigation measures that could be employed to reduce, minimize, or avoid those potential effects.

PRC Section 21081, and CEQA Guidelines Section 15091 require that the Lead Agency, in this case the City of Paramount (City), prepare written findings for identified significant effects, accompanied by a brief explanation of the rationale for each finding. Specifically, CEQA Guidelines Section 15091 states, in part, that:
a) No public agency shall approve or carry out a project for which an EIR has been certified which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rationale for each finding. The possible findings are:
1) Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR. 2) Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. 3) Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the Final EIR.

In accordance with PRC Section 21081, and CEQA Guidelines Section 15093, whenever significant effects cannot be mitigated to below a level of significance, the decision‐making agency is required to balance the benefits of the project against its unavoidable environmental risks when determining whether to approve the project. If the benefits of a project outweigh the unavoidable adverse environmental effects, the adverse effects may be considered “acceptable.” In that case, the decision- making agency may prepare and adopt a Statement of Overriding Considerations, pursuant to the CEQA Guidelines.

1.0 – Overview and Introduction
2 Findings of Fact and Statement of Overriding Considerations February 19, 2026
Section 15093 of the CEQA Guidelines states the following:
a) CEQA requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits of a proposed project against its unavoidable environmental risks when determining whether to approve the project. If the specific economic, legal, social, technological, or other benefits of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered “acceptable.”
b) When the lead agency approves a project which will result in the occurrence of significant effects which are identified in the Final EIR but are not avoided or substantially lessened, the agency shall state in writing the specific reasons to support its action based on the Final EIR and/or other information in the record. The statement of overriding considerations shall be supported by substantial evidence in the record. c) If an agency makes a statement of overriding considerations, the statement should be included in the record of the project approval and should be mentioned in the notice of determination. This statement does not substitute for, and shall be in addition to, findings required pursuant to Section 15091.

The Final EIR for the Specific Plan identified potentially significant effects that could result from the project. The City finds that the inclusion of certain mitigation measures as part of the approval of the project would reduce most, but not all, of those effects to less-than‐significant levels. Those impacts that are not reduced to less‐than‐significant levels are identified and overridden due to specific benefits of the Specific Plan (see Section 6, Statement of Overriding Considerations).

As required by CEQA, the City, in adopting these Findings, also adopts a Mitigation Monitoring and Reporting Program (MMRP) for the project. The City finds that the MMRP, which is incorporated by reference and made part of these Findings, meets the requirements of PRC Section 21081.6 by providing for the implementation and monitoring of measures intended to mitigate potentially significant effects of the project.

In accordance with the CEQA Statutes and Guidelines, the City adopts these Findings for the Clearwater Specific Plan. Pursuant to PRC Section 21082.1(c)(3), these Findings reflect the City’s independent judgment as the Lead Agency for the Specific Plan Final EIR.

Clearwater Specific Plan 3
City of Paramount

2.0 SUMMARY PROJECT DESCRIPTION
The Clearwater Specific Plan identifies the long-term vision and objectives for private development and public improvements, including creation of a new street grid, within the Planning Area. The Specific Plan includes the following components:

Chapter 1: Introduction
Chapter 2: Vision
Chapter 3: Land Use Plan
Chapter 4: Design and Development Standards
Chapter 5: Mobility Plan
Chapter 6: Infrastructure Plan
Chapter 7: Implementation Plan
The Specific Plan establishes land use, transportation, infrastructure, economic development, and urban design strategies to promote a vibrant, inclusive, and pedestrian-oriented neighborhood center. The Planning Area is envisioned as a dynamic live-work-play hub for residents and visitors. The Specific Plan includes a mixed-use district that would provide retail, entertainment, housing, and open space amenities for local residents. The Specific Plan would also provide for an artisanal manufacturing and creative live/work district that includes industrial uses along with residential uses.

2.1 SPECIFIC PLAN DEVELOPMENT CAPACITY
Based on growth projections provided by the Southern California Association of Governments (SCAG), the components of the Clearwater Specific Plan, and an analysis of existing underutilized sites that may redevelop, a development estimate has been forecast through a project horizon year of 2045. Based on a development model according to the development zones, the City estimates that the Specific Plan would support the following development through 2045:
• Total new development of approximately 3 million square feet of residential, retail/restaurant, office, neo industrial, and community facilities • 2,000 units at approximately 2.0 million square feet
o 4,600 new residents based on average household size of 2.3 residents per unit • Retain approximately 50,000-square foot movie theater • Retain existing Somerset Business Park
• Retain existing church and adult school; includes development of accessory residential units (approximately 60 townhomes)
• 30,000 square feet for adaptive reuse of light industrial/storage shed into a brewery type facility
• 150,000 square feet new retail/restaurant
• 800,000 square feet new neo industrial and/or office
• Approximately 4,000 off-street parking stalls; 1.3 million square feet structured and surface parking
• New Open Space:

3.0 – Record of Proceedings
4 Findings of Fact and Statement of Overriding Considerations February 19, 2026
o 5.5 acres publicly accessible open space
o 1.75 acres resident/tenant common space
o 4.5 acres rooftop amenity and/or landscape space
o 2.5 to 3 acres of ground stormwater/bioswale planting area Table 1 (Existing and Projected Year 2045 Land Use Intensity) shows the anticipated growth within the Planning Area under the Specific Plan. The majority of development would occur on surface parking lots currently used for the operation and parking of the Paramount Swap Meet.

The areas with existing uses that could be demolished and redeveloped total approximately 40,000 square feet of retail and 10,000 square feet of office space at the corner of Rosecrans Avenue and Paramount Boulevard. As a result, Specific Plan would result in a net increase in development within the Planning Area.

Table 1
Existing and Projected Year 2045 Land Use Intensity
Land Use Category
Existing
Overall
Intensity (SF)
2045
Overall
Intensity (SF)
Difference
(+/-)
Commercial 116,555 230,000 +113,445
Commercial (Swap Meet Stalls)* 486,574 100,000 -386,547 Neo Industrial (Light Manufacturing/R&D) 0 800,000 +800,000 Industrial/Logistics 86,714 0 -86,714
Public Facilities 14,049 14,049 0
Quasi-Public 101,734 101,734 0
Business Park (Office) 140,386 140,386 0
Utility/Easement 0 0 0
Total Nonresidential Building Area 946,012 1,386,169 +440,157 Source: City of Paramount, Clearwater Specific Plan: Existing Conditions Report, October 2024. (see Appendix C) * 486,574 square feet for Swap Meet stalls does not include built (i.e., building) square footage. This represents the use of temporary facilities (i.e., tents) on surface parking lots.

The development capacity forecast encompasses the entire Specific Plan area because no sitespecific, individual development proposals would be approved as part of the Specific Plan.

Individual site-specific projects would be subject to their own review for compliance with CEQA, and would be evaluated in accordance with Section 151153 (Tiering) of the CEQA Guidelines to determine whether potential project impacts were addressed by this EIR.

Table 2 (Existing and Projected Year 2045 Development Capacity Comparison) shows the anticipated net increases in development potential within the Planning Area under the Specific Plan. The 2045 planning horizon for the Planning Area is estimated to result in increases of approximately 1 million square feet of nonresidential space (excluding square footage for structured parking), 2,000 dwelling units, 4,643 residents, and 138 employees for the 2045 horizon year.

Clearwater Specific Plan 5
City of Paramount
Table 2
Existing and Projected Year 2045 Development Capacity Comparison Development Indicators

EXISTING

CONDITIONS
(2025)
FUTURE

CONDITIONS
(2045)
Difference
(+/-)
Temporary Vendor Space SF 486,574 100,000 -386,574
Nonresidential Building SF 459,438 1,386,169 + 926,731
Dwelling Units 0 2,000 +2,000
Population 0 4,643 +4,643
Employees 1,621 1,759 + 138

2.2 PROJECT OBJECTIVES
The City’s objectives for the Specific Plan are as follows:

1. Create a transit-oriented development (TOD) mixed-use town center that provides a range of housing, commercial, and open space uses.

2. Facilitate Plan Area as an artisanal manufacturing center and business incubator district for local residents with an appropriate mix of industrial, office, and employment-supporting uses that will reflect market conditions.

3. Encourage ridership for the future Southeast Gateway Light Rail station for residents of the City of Paramount and Specific Plan Area, as well as visitors to the City and Plan Area.

4. Promote development of a mix of land uses that support economic development growth and affordable housing.

5. Encourage physical development of buildings and open space that provides a transition between existing uses that represent past development patterns and future development that will follow best practices for TOD.

6. Orient new development and promote internal circulation design to create pedestrianoriented streets that promote the use of active transportation as a mode for user trips.

7. Encourage community participation, architectural style, urban design, and placemaking to represent the history and culture of the City of Paramount and its existing residents.

8. Prioritize the implementation of green infrastructure approaches to new infrastructure and utilities that promotes resilience and adaptation to climate change.

9. Implement infrastructure development that prioritizes sustainability for both natural systems and long-term economic development, operations, and maintenance.

Clearwater Specific Plan 6
City of Paramount

3.0 FINDINGS OF FACT
Pursuant to Public Resources Code Section 21081 and CEQA Guidelines Section 15091, no public agency shall approve or carry out a project where an Environmental Impact Report (“EIR”) has been certified that identifies one or more significant impacts on the environment that would occur if the project is approved or carried out unless the public agency makes one or more findings for each of those significant impacts, accompanied by a brief explanation of the rationale of each finding. The possible findings, which must be supported by substantial evidence in the record, are:
(1) Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental as identified in the Final EIR. (2) Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. (3) Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the Final EIR.

With respect to significant effects which were subject to finding (3) above, the public agency must find that specific overriding economic, legal, social, technological, or other benefits of the project outweigh the significant effects on the environment. The City of Paramount (City) has exercised independent judgment in accordance with the provisions of CEQA Section 21082.1(c) in retaining its own environmental consultant in the preparation of the EIR, as well as reviewing, analyzing, and revising material prepared by the consultant. Having received, reviewed, and considered the information in the EIR, as well as any and all other information in the record, the City hereby makes findings pursuant to and in accordance with CEQA Sections 21081, 21081.5, and 21081.6.

References for discussion of environmental impacts within the Final EIR are noted with each finding. Impact numbers refer to the section number and the threshold letter referenced in the Draft EIR where the full discussion of impacts is included. The Findings of Fact are presented on the following pages.

3.1 EFFECTS DETERMINED TO HAVE NO IMPACT OR LESS THAN SIGNIFICANT IMPACT The evaluation prepared in the Specific Plan FEIR found and provided substantial evidence that certain impacts of the Specific Plan would have no impact or have impacts that are less than significant. The City Council agrees with the characterization of the FEIR with respect to all of the Specific Plan impacts identified as “resulting in no impact” or “less than significant” impacts and finds that those impacts have been described and analyzed accurately and are supported by substantial evidence as described in the FEIR, including the Draft EIR. Reference should be made to the DEIR and FEIR for a more complete description of the substantiation of the findings regarding these impacts. This finding applies to the evaluation of the potential impacts for the following items as further described in the DEIR, that the project will have no impact or a less than significant impact for the impact statements listed below.

Aesthetics
• AES-1: Have a substantial adverse effect on a scenic vista. • AES-2: Substantially damage scenic resources, including, but not limited to, trees, rock

3.0 – Findings of Fact
Clearwater Specific Plan 7
City of Paramount
outcroppings, and historic buildings within a state scenic highway. • AES-3: Substantially degrade the existing visual character or quality of public views of the site/planning area or its surroundings.
• AES-4: Create a new source of substantial light or glare which would adversely affect day or nighttime.
• AES-5: Cause substantial adverse cumulative impacts with respect to aesthetics.

Agricultural Resources
• AG-1: Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use. • AG-2: Conflict with existing zoning for agricultural use, or a Williamson Act contract. • AG-3: Conflict with existing zoning for, or cause rezoning of, forest (as defined in Public Resources Code Section 12220 (g)), timberland (as defined by Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104 (g)).
• AG-4: Result in loss of forest land or conversion of forest land to non-forest use. • AG-5: Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non-agricultural use or conversion of forest land to non-forest use.
• AG-6: Cause substantial adverse cumulative impacts with respect to Agriculture and Forestry Resources.

Air Quality
• AIR-4: Result in other emissions such as those leading to odors adversely affecting a substantial number of people.

Biological Resources
• BIO-1: Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service.
• BIO-2: Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service.

3.0 – Findings of Fact
8 Findings of Fact and Statement of Overriding Considerations February 19, 2026
• BIO-3: Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means.
• BIO-4: Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites.
• BIO-5: Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance.
• BIO-6: Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan.
• BIO-7: Cause substantial adverse cumulative impacts with respect to biological resources.

Cultural Resources
• CUL-1: Cause a substantial adverse change in the significance of a historic resource as defined by CEQA Guidelines Section 15064.5.
• CUL-3: Disturb any human remains, including those interred outside of dedicated cemeteries.
• CUL-4: Cause substantial adverse cumulative impacts with respect to cultural resources.

Energy
• ENG-1: Significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation. • ENG-2: Conflict with or obstruct a state or local plan for renewable energy or energy efficiency.
• ENG-3: Cause substantial adverse cumulative impacts with respect to energy.

Geology and Soils
• GEO-1: Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving:
o Rupture of a known earthquake fault, as delineated on the most recent AlquistPriolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault. (Division of Mines and Geology Special Publication 42).
o Strong seismic ground shaking.
o Seismic-related ground failure, including liquefaction. o Landslides.

3.0 – Findings of Fact
Clearwater Specific Plan 9
City of Paramount
• GEO-2: Result in substantial soil erosion of the loss of topsoil. • GEO-3: Be located on a geological unit or soil that is unstable, or that would become unstable as a result of the project and potentially result in an on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse.
• GEO-4: Be located on expansive soil, as defined by Table 18-1-B of the Uniform Building Code creating substantial direct or indirect risks to life or property. • GEO-5: Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater.
• GEO-6: Directly or indirectly destroy a unique paleontological resource or site or unique geological feature.
• GEO-7: Cause substantial adverse cumulative impacts with respect to geology and soils, including paleontological resources.

Greenhouse Gases
• GHG-2: Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emission of GHGs.

Hazardous and Hazardous Materials
• HAZMAT-1: Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials. • HAZMAT-2: Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment.
• HAZMAT-3: Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school. • HAZMAT-4: Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment.
• HAZMAT-5: For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, result in a safety hazard or excessive noise for people residing or working in the Project area. • HAZMAT-6: Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan.
• HAZMAT-7: Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires.

3.0 – Findings of Fact
10 Findings of Fact and Statement of Overriding Considerations February 19, 2026
• HAZMAT-8: Cause substantial cumulative impacts with respect to hazards and hazardous materials.

Hydrology and Water Quality
• HYD-1: Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality.
• HYD-3: Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or through the addition of impervious surfaces, in a manner which would:
o Result in substantial erosion or siltation on- or off-site. o Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site.
o Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff.
o Impede or redirect flood flows.
• HYD-4: In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation.
• HYD-5: Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan.
• HYD-6: Cause substantial adverse cumulative impacts with respect to hydrology and water quality.

Land Use and Planning
• LAND-1: Physically divide an established community;
• LAND-2: Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect.
• LAND-3: Cause substantial adverse cumulative impacts with respect to land use and planning.

Mineral Resources
• MIN-1: Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state.
• MIN-2: Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land-use plan.

3.0 – Findings of Fact
Clearwater Specific Plan 11
City of Paramount
• MIN-3: Cause substantial adverse cumulative impacts with respect to mineral resources.

Noise
• NOISE-4: Expose people residing or working in the project area to excessive noise levels as a result of being located within the vicinity of a private airstrip or an airport land use plan or within two miles of a public airport.

Population and Housing
• POP-1: Induce substantial unplanned population growth either directly (e.g., by proposing new homes and businesses) or indirectly (e.g., through extension of roads or other infrastructure).
• POP-2: Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere.
• POP-3: Cause substantial adverse cumulative impacts with respect to population and housing.

Public Services
• PS-1: Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which would cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the following public services:
o Fire protection
o Police protection
o Schools
o Parks
o Other public facilities.
• PS-2: Cause substantial adverse cumulative impacts with respect to public services.

Recreation
• REC-1: Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated.
• REC-2: Include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment.

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12 Findings of Fact and Statement of Overriding Considerations February 19, 2026
• REC-3: Cause substantial adverse cumulative impacts with respect to parks and recreation facilities.

Transportation
• TRAN-1: Conflict with program plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities. • TRAN-4: Result in inadequate emergency access.

Tribal Cultural Resources
• TCR-1: Cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a Cultural Native American tribe, and that is listed or eligible for listing in the California Register of Historical resources, or in a local register of historical resources as defined in Public Resources Code Section 5020.1(k).
• TCR-2: Cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a Cultural Native American tribe, and that is a resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.
• TCR-3: Cause substantial adverse cumulative impacts with respect to tribal cultural resources.

Utilities and Service Systems
• UTIL-2: Be sufficient water supplies available to serve reasonably foreseeable future development in the Planning Area during normal, dry and multiple dry years. • UTIL-3: Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the projected demand in addition to the provider’s existing commitments.
• UTIL-4: Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals.
• UTIL-5: Comply with federal, state, and local management and reduction statutes and regulations related to solid waste.

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Clearwater Specific Plan 13
City of Paramount
• UTIL-6: Cause substantial adverse cumulative impacts with respect to Utilities and Service Systems.

Wildfire
• WIL-1: Substantially impair an adopted emergency response plan or emergency evacuated plan.
• WIL-2: Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire. • WIL-3: Require the installation or maintenance of associated infrastructure such as roads fuel breaks, emergency water sources, power lines or other utilities that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment.

• WIL-4: Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff post-fire slope instability, or drainage changes Sensitive receptors to substantial pollutant concentrations. • WIL-5: Cause substantial adverse cumulative impacts with respect to wildfire.

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14 Findings of Fact and Statement of Overriding Considerations February 19, 2026

3.2 IMPACTS DETERMINED TO BE LESS THAN SIGNIFICANT WITH MITIGATION INCORPORATED The Final EIR (including the Draft EIR) identifies the following significant environmental impacts associated with the project. Based on the environmental analysis of the project and the identification of feasible mitigation measures, potentially significant impacts have been determined by the City to be reduced to a level of less than significant, and the City has found in accordance with Public Resources Code Section 21081(a)(1) and State CEQA Guidelines Section 15091(a)(1) that “changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment.” The descriptions of the impacts in these findings are summary statements. Mitigation Measures are numbered to correspond to listings in the Draft EIR and Final EIR. Reference should be made to the Draft EIR and Final EIR for a more complete description. Based on substantial evidence, the City finds that adoption of the mitigation measures set forth in this section would reduce the identified significant impacts to less than significant.

Hydrology and Water Quality
Section 4.10 (Hydrology and Water Quality) of the EIR identifies potential significant impacts pertaining to groundwater supply but concludes that impacts can be mitigated to less than significant levels.

Impact HYD-2: Would the project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management for the basin?
Substantial Evidence:

According to the City’s 2020 Urban Water Management Plan (UWMP), the City was projected to have a service population of approximately 57,404 in 2025, and is projected to have a service population of approximately 61,266 by 2040. This represents an estimated increase in population of approximately 3,862. The estimated future population for the City’s service area was based on projections obtained from the Southern California Association of Governments (SCAG). The SCAG data incorporates demographic trends, existing land use, general plan land use policies, and input and projections from the Department of Finance (DOF) and the US Census Bureau at the time those documents were prepared (circa 2020). The UWMP indicated these population estimates were used to prepare its water consumption estimates (page 5-2). It should be noted that the City’s population has been declining in recent years and is now estimated to be less than 53,000 residents.

Table 3-3 in Section 3, Project Description, of the DEIR shows the anticipated growth in both the residential and nonresidential components beyond existing conditions within the Specific Plan area. As shown in Table 3-3, it is anticipated that buildout of the Specific Plan would result in approximately 4,643 additional permanent residents within the Paramount water service area by 2045, which is in excess of that estimated in the UWMP to adequately supply future growth. Since most of the City’s water supply comes from groundwater sources, the growth represented by the Specific Plan exceeds that upon which the UWMP was developed. Therefore, long-term local groundwater supply is a potentially significant impact that requires mitigation. Further, development within the Planning Area under the propose Specific Plan could result in increased runoff and pollutant contributions to local groundwater supplies. However, as stated in Impact HYD-1 of the DEIR, the continued implementation of several regulatory/agency mechanisms by

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Clearwater Specific Plan 15
City of Paramount
which water quality, waste discharge, surface water, and groundwater is protected by law and policy, including the Sustainable Groundwater Management Act and the Construction General Permit, as well as implementation of General Plan goals and policies would ensure that future development under the Specific Plan would not violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality and would not impede sustainable groundwater management of the basin. By helping remediate existing groundwater contamination, the City will help secure its groundwater supply in the future.

Future development under the Specific Plan would comply with existing General Plan policies regarding water supply and quality; State and regional regulatory requirements; the City’s development review process; and City Municipal Code requirements. Additionally, Mitigation Measure HYD-1 is incorporated to help assure there will be adequate groundwater supplies for future City and Planning Area residents. With implementation of Mitigation Measure HYD-1 and given the drop in total population in Paramount to less than 53,000 residents, development within the Planning Area under the Specific Plan would result in less than significant groundwater supply impacts.

Mitigation Measures:

HYD-1 Water Demand Management. New developments under the Specific Plan that will be served by local water utility providers shall not be approved if they increase water use in excess of what is identified for supply in 2045 under the most recent Urban Water Management Plan for the involved local water providers.

Findings:

With incorporation of Mitigation Measure HYD-1, implementation of General Plan goals and policies aimed at reducing water consumption, and continued regulatory compliance with State and regional water quality standards, development within the Planning Area under the Specific Plan would not substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin.

Noise
Section 4.13 (Noise) of the EIR identifies potential significant impacts pertaining to construction noise and onsite operational noise but concludes that impacts can be mitigated to less than significant levels.

Impact NOISE-1: Would the project result in the generation of a substantial temporary increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
Substantial Evidence:

The DEIR determined that while all projects in the Planning Area would be subject to the permissible construction hours established by the Municipal Code, construction activities could result in temporary increases in noise levels above ambient conditions of 10 to 30 dBs or more during permissible timeframes, which would be perceived by noise-sensitive land uses as a

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16 Findings of Fact and Statement of Overriding Considerations February 19, 2026
doubling or quadrupling of loudness, respectively. Additionally, as shown in Table 4.13-10 of the DEIR, typical construction equipment activities could exceed the Federal Transit Authority (FTA) 80 dBA Leq significance thresholds at onsite institutional uses (e.g., Our Lady of the Rosary School and Parish, Paramount Adult School) and at future residential receptors that could be developed under the Specific Plan within approximately 100 feet of work areas. Exceeding this threshold is considered to have a potentially significant impact. However, the DEIR found that implementation of Mitigation Measure NOI-1 would reduce construction noise levels associated with future development in the Planning Area through a combination of notification/disclosure, permissible work times, equipment noise controls, and construction activity management measures designed to ensure the FTA construction noise threshold is not exceeded. Mitigation Measure NOI-1 would require future development in the Planning Area to provide advanced notification of construction activities, restrict work hours to periods when humans are less sensitive to elevated noise levels consistent with Municipal Code requirements, implement equipment noise control measures, and install temporary noise barriers. The combined reduction in construction noise levels is estimated to range from 7 dBA Leq to 16 dBA Leq and result in less than significant construction noise levels.

Mitigation Measures:

NOI-1: Reduce Potential Planning Area Construction Noise Levels. To ensure receptors in the vicinity of the Planning Area are aware of the projects and their planned construction activities, all future development in the Planning Area shall implement the measures listed below.
(1) Provide Notification of Construction Activities. The notice shall be provided at least 14 calendar days prior to the start of any construction activities, describe the planned phasing and schedule of construction activities, describe the noise control measures to be implemented during construction, and include the name, phone number, and email address of a designated contact for the construction contractor and the City of Paramount responsible for handling construction-related noise complaints. The notice shall be provided to the owner/occupants of all occupied dwelling units within 200 feet of planned construction work areas.
(2) Restrict Work Hours. Unless otherwise authorized by the City, all constructionrelated work activities, including material deliveries, shall be conducted only during the hours of 7 AM to 8 PM consistent with Municipal Code Section

9.12.060(4). Each development project shall post a sign at all entrances to and exits from the construction site informing contractors, subcontractors, construction workers, etc. of the allowable work hour requirements. (3) Control Construction Traffic and Site Access. Construction traffic, including soil and debris hauling, shall follow City-designated truck routes and shall avoid routes that contain residential dwelling units to the maximum extent feasible given specific project location and access needs.
(4) Construction Equipment Selection, Use, and Noise Control Measures. The following measures shall apply to all future development in the Project area:
a. Construction staging activities such as receipt of deliveries, equipment and material storage, etc., shall occur as far away from sensitive land uses as possible.

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Clearwater Specific Plan 17
City of Paramount
b. All stationary noise generating equipment such as pumps, compressors, and welding machines shall be shielded and located as far from sensitive receptor locations as practical. Shielding may consist of trailers, stored materials, or a three- or four-sided enclosure provided the structure/barrier breaks the line of sight between the equipment and the receptor, provides for proper equipment ventilation and operations, and complies with all other applicable occupational safety and health requirements. c. Heavy equipment shall include standard noise suppression devices such as mullers, engine covers, and engine/mechanical isolators, mounts, etc.

Equipment and noise suppression devices shall be maintained in accordance with manufacturer’s recommendations while onsite. d. Pneumatic tools shall include a noise suppression device on the compressed air exhaust.
e. Existing electrical service shall connect to power stationary and portable equipment (e.g., pumps, generators, compressors, and welding sets). This measure shall be subject to the approval of the local electric utility. (5) Install Temporary Noise Barriers. To reduce potential construction noise levels at receptors near active work areas, all future development in the Project area shall install a temporary noise barrier during all site preparation, grading, and paving work activities that have a line of sight to and occur within 100 feet of an occupied dwelling unit or educational or religious assembly land use. The barrier shall only be required along the portion of the job site perimeter that lies between the active work area and the affected dwelling unit(s). In addition, a temporary barrier shall not be required if a permanent barrier is already present between the work area and the affected dwelling unit. The barrier shall consist of the following:
a. When activities occur no closer than 50 feet from an occupied dwelling unit, the physical noise barrier shall extend to a height of 6 feet above grade and consist of nominal 0.5-inch plywood with a minimum material density of 1.7 pounds per square foot installed. Alternatively, the barrier may consist of commercially available acoustic panels, blankets, etc. that have a minimum sound transmission class (STC) or transmission loss value of 20 dB. b. When activities occur within 25 to 50 feet of an occupied dwelling unit, the physical noise barrier shall extend to a height of 8 feet above grade and consist of nominal 0.5-inch plywood with a minimum material density of 1.7 pounds per square foot installed. Alternatively, the barrier may consist of commercially available acoustic panels, blankets, etc. that have a minimum STC or transmission loss value of 20 dB.
c. When activities occur within 25 feet of an occupied dwelling unit, the physical noise barrier shall extend to a height of 10 feet above grade and consist of nominal 1.0-inch plywood with a minimum material density of approximately 3 pounds per square foot installed. Alternatively, the barrier may consist of commercially available acoustic panels, blankets, etc. that have a minimum STC or transmission loss value of 23 dB or higher.

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18 Findings of Fact and Statement of Overriding Considerations February 19, 2026
The barrier shall be installed at grade, or mounted to structures located at grade, such as a K-rail, and be maintained free of openings or gaps other than weep holes. Construction ingress/egress shall not be permitted through the barrier unless there is no other viable access point due to specific project constraints or other access requirements. The noise barrier may be removed following the completion of all site preparation, grading, and paving activities (i.e., it is not necessary once framing and typical vertical building construction begins provided no other site preparation, grading, or paving work is still occurring in the area).

Findings:

With implementation of Mitigation Measure NOI-1, development within the Planning Area under the Specific Plan would result in less than significant impacts related to temporary increases in ambient noise levels in excess of local standards.

Impact NOISE-2: Would the project result in generation of a substantial permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
Substantial Evidence:

Increases in Traffic and Rail Noise Levels. The City conducted a transportation analysis for the proposed Specific Plan land use changes (see Chapter 4.17, Transportation, and Appendix G of the DEIR), which was used to evaluate the potential future increases in traffic-related noise levels associated with projected growth. It was determined that because the Specific Plan does not include plans for the expansion of freight or light rail, the Specific Plan is not anticipated to increase noise levels at these sources. In terms of motor vehicle noise, Caltrans considers a doubling of total traffic volume to result in a three (3) dBA increase in traffic-related noise levels.

The traffic study estimated that existing land uses that would be replaced by the Specific Plan generated approximately 7,960 trips, and that the new Specific Plan land uses would generate approximately 19,078 trips, an increase of approximately 11,118 trips. It was determined that this increase could result in a doubling of trips, and therefore an approximate 3 dBA increase, along Rosecrans Avenue, Paramount Boulevard, and Somerset Boulevard. As such, it was determined that the increase in offsite traffic noise would be potentially significant and requires mitigation.

Increases in Stationary and Other Sources of Noise. Planned development under the Specific Plan could result in new stationary and other sources, and the exposure of new sensitive land uses (e.g., residences) and existing sensitive land uses (e.g., schools) to noise sources.

Stationary and other sources of noise in the Planning Area include, but are not limited to, landscape and building maintenance activities, stationary mechanical equipment (e.g., HVAC units), garbage collection activities, vehicle parking activities, commercial and industrial activities, and school activities (e.g., voices, bells). The Specific Plan would increase residential, commercial, and neo-industrial development within the Planning Area and decrease parking lot and swap meet space. Under implementation of the Specific Plan, new land uses including residential uses, shopping centers, and neo-industrial uses would generate noise from sources including HVAC units, light manufacturing equipment, truck loading and unloading activities, and passenger vehicle activities. An increase in activity (e.g., the amount of mechanical equipment,

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Clearwater Specific Plan 19
City of Paramount
intensity of parking, etc.) would likely occur due to the higher density and additional land uses envisioned by the Specific Plan, increasing noise levels.

Although the Specific Plan could increase the amount of noise sources and noise-generating activities compared to existing conditions, the Specific Plan would have a limited potential to generate significant onsite noise levels. In general, residential land uses (including the proposed medium-density residential land uses) are not a substantial noise-generating land use type because they do not involve substantial noise-generating activities during the nighttime, mechanical equipment associated with elevators, residential amenities such as pools, and other building systems are typically enclosed within the closets, sheds, or equipment rooms, and HVAC equipment is typically screened from public view by landscaping, fences, or walls and, therefore, shielded from adjacent property lines. Furthermore, the General Plan Health and Safety Element contains policies that would reduce noise exposure through attenuation, compatible noise environments, and noise insulation (e.g., Policies HS-31, HS-34, and HS-35).

The closest offsite receptors, Paramount Park High School and single-family residences located approximately 100 feet east of the Planning Area across Paramount Boulevard, would be closest to existing school uses and new town residential uses in the Planning Area. Due to the characteristics of land use types closest to the offsite sensitive receptors and the distance between the Planning Area and receptors, it is anticipated that noise from Paramount Boulevard would be the predominant noise source at these receptor locations, and that there would not be a substantial increase in noise from onsite Planning Area sources. However, onsite sensitive receptors such as the existing schools and proposed residential uses may be directly adjacent to neo-industrial or commercial uses that could exceed City standards. For example, typical onsite truck travel and maneuvering activities may generate noise levels of approximately 63.4 dBA Leq at a distance of 50 feet (MIG 2022), while generators could exceed 72 dBA at 100 feet, which could exceed Municipal Code standards. Exterior noise impacts would be potentially significant.

As described in Section 4.13.1 of the DEIR, pursuant to the California Building Code, new residential structures would be required to be constructed such that interior noise levels do not exceed 45 dBA CNEL. Potential interior noise levels resulting from the project would be contingent on specific information that cannot be known at this time, including the distance between a noise source and the exterior building façade, the exterior-to-interior noise reduction achieved by the façade, including any windows and doors, and whether windows and doors are in an open or closed condition. In general, standard construction techniques for new residential, commercial, and industrial buildings in California provides a minimum of 12 dBA of exterior to interior noise attenuation with windows open and between 20 dBA to 30 dBA of exterior to interior noise attenuation with windows closed. Exterior noise levels, therefore, must generally be 65 CNEL or below to meet an interior noise level of 45 CNEL. The City’s Municipal Code requirements and Maximum Acceptable Noise Level General Plan land use compatibility designations allows for noise levels above 65 CNEL (see section 4.13.3). Additionally, the existing noise levels from offsite traffic noise may result in noise levels above 65 CNEL. Although unlikely to occur, the Specific Plan could result in the operation of noise generating equipment and activities in close proximity to building facades within the Planning Area that have the potential to exceed interior noise standards and requires mitigation.

Mitigation Measures:

See Mitigation Measure Tran-1.

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20 Findings of Fact and Statement of Overriding Considerations February 19, 2026
NOI-2: Control Onsite Noise Generating Sources and Activities. To ensure onsite, operations-related equipment and other activities associated with the future development in the Project area do not generate noise levels that exceed City standards, future mixed-use residential/commercial, commercial, and neoindustrial development shall submit a project-specific operational noise analysis to the City for review and approval prior to the issuance of building permits. The noise analysis shall be prepared by a qualified acoustical consultant and shall:
1) Identify surrounding land uses and noise-sensitive receptors in the vicinity of the project.
2) Identify the ambient noise level at and in the vicinity of the project, including at noise-sensitive receptors that could be impacted by the project. Ambient noise levels may be based on information in the Clearwater Specific Plan EIR, or new ambient noise measurements conducted for the project. 3) Describe the noise levels generated by the project’s onsite noise sources, including all stationary equipment (e.g., pumps, compressors, generators, dryers, heating, ventilation, and air conditioning equipment, etc.), truck docks/dedicated loading areas, waste collection areas, and vehicle parking areas included in the final project design/site plan.
4) Demonstrate how project noise sources and activities will comply with the exterior sound limits established in Municipal Code Chapter 9.12, Noise, the noise compatibility guidelines in General Plan Table 5-3, and applicable interior sound limits. Measures for reducing project noise to may include, but are not limited to, setbacks, equipment enclosures, noise barriers or other means of shielding onsite noise levels from surrounding land uses and noise-sensitive receptors, and operating restrictions (e.g., prohibiting certain equipment or activities from operating at certain times such as nighttime hours).

Findings:

The implementation of Mitigation Measures TRAN-1 and NOI-2 would limit the potential for development under the Specific Plan to impact residential, educational, and other noise-sensitive land uses, and would require future development in the Planning Area to identify and control onsite noise to comply with the City’s exterior and interior noise standards. Implementation of Mitigation Measures TRAN-1 and NOI-2 would reduce onsite noise impacts to less than significant levels.

Impact NOISE-3: Would the project result in generation of excessive groundborne noise levels?
Substantial Evidence:

Future potential construction vibration levels are dependent on the type of equipment used. As shown in Table 4.13-17 of the DEIR, a vibratory roller operating and typical construction equipment operating within 250 feet and 150 feet, respectively, from Category 1 facilities would produce maximum groundborne vibration levels that has the potential to exceed the FTA’s Category 1 (65 VdB) threshold. Additionally, a vibratory roller and typical construction equipment

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Clearwater Specific Plan 21
City of Paramount
operating at least 150 feet and 80 feet, respectively, from a building have the potential to exceed the FTA’s Category 2 (72 VdB) criteria, and a vibratory roller and typical construction equipment operating within 110 feet and 65 feet, respectively, from a building have the potential to exceed Category 3 (75 VdB) annoyance criteria. A vibratory roller operating within 50 feet of a building also has the potential to exceed Caltrans’ strongly perceptible vibration annoyance criterion (0.1 in/sec for continuous vibration sources) while operating within 50 feet of a building and the potential to exceed Caltrans’ distinctly perceptible criterion (0.035 in/sec) while operating within 130 feet of a building.

It is noted that potential construction-related vibrations would be intermittent (not occur every day), limited in duration (equipment would move throughout work areas and not operate in the same location for a prolonged amount of time), and occur during the daytime (when receptors would not be sleeping and, therefore, are considered less sensitive to vibration levels). However, while the project’s construction activities would not result in physical damage to any existing structures, it could exceed FTA and Caltrans criteria for annoyance for potential onsite research and development uses and potential onsite residential receptors. As such, the DEIR determined that construction vibration would have a potentially significant impact.

Mitigation Measures:

NOI-3: Prohibit Vibratory Equipment. To reduce the potential for construction equipment to generate substantially perceptible groundborne vibrations, the use of vibratory rollers, vibratory/impact hammers and other potential large vibrationgenerating equipment (e.g., hydraulic breakers/hoe rams) shall be prohibited within 110 feet of any occupied institutional building, 150 feet of any occupied residential dwelling unit or within 250 feet of an occupied research building.

Additionally, the use of large bulldozers, large loaded trucks, and/or auger drill rigs shall not be permitted within 65 feet of any occupied institutional building, 80 feet of any occupied residential dwelling unit or within 150 feet of an occupied research building.

If it is not feasible to prohibit the use of the specified equipment within the ranges defined above due to site- or project-specific conditions or design considerations, a project-specific construction vibration evaluation plan shall be prepared that identifies planned vibration-generating construction activities and potential groundborne vibration levels (given specific equipment and soil conditions) at specific receptor locations and the vibration control measures that will be employed to ensure equipment and work activities would not result in vibrations that exceed the FTA standards of 65 VdB, 72 VdB, and 75 VdB for Category 1, Category 2, and Category 3 land use types, respectively or Caltrans’ strongly perceptible human annoyance criterion of 0.1 inches/second peak particle velocity. Such measures may include but are not limited to the use of vibration monitoring to measure actual vibration levels, the use of photo monitoring or documentation of building conditions prior to, during, and after construction activities, and/or the use of trenches or barriers that attenuate ground-borne vibration.

Findings:

The implementation of Mitigation Measure NOI-3 would require future development in the Planning Area to reduce the potential for construction equipment to generate substantially perceptible groundborne vibrations at noise-sensitive land uses. Implementation of Mitigation

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22 Findings of Fact and Statement of Overriding Considerations February 19, 2026
Measure NOI-3 would reduce impacts related to groundborne vibration to less than significant levels.

Transportation
Section 4.17 (Transportation) of the EIR identifies potential significant impacts pertaining to vehicle miles traveled, increased hazards due to geometric design features, and cumulative impacts but concludes that these impacts can be mitigated to less than significant levels.

Impact TRAN-2: Would the project conflict or be inconsistent with CEQA guidelines section 15064.3, subdivision (b)? [regarding VMT]?
Substantial Evidence:

The SCAG RTP/SCS Data/Map Book for the City of Paramount identifies the Planning Area as a specific plan area consisting of mixed residential, commercial, and industrial land uses and its majority location within a transit priority area. Further, the Specific Plan would not displace any residential units set aside for lower income households. Mitigation Measure TRAN-1 has been incorporated to ensure implementation of the Specific Plan does not result in significant VMT impacts.

Mitigation Measures:

TRAN-1: Prior to completion of the planned Southeast Gateway Line Paramount/Rosecrans station, all development proposals within the Clearwater Specific Plan Planning Area shall be required to prepare a project-specific VMT screening/analysis, in accordance with the County of Los Angeles Vehicle Miles Traveled Guidelines. If the development proposal does not screen out from further VMT review, a more detailed VMT analysis would be required in accordance with the requirements of the County VMT Guideline, including, if necessary, additional measures to reduce VMT to meet County VMT thresholds. After completion of the planned Southeast Gateway Line Paramount/Rosecrans station, only development proposals involving APN 6241-016-023 or 6241-016-907 shall be required to prepare a project-specific VMT screening/analysis.

Findings:

The Specific Plan is located within a transit priority area and does not conflict with additional considerations that may contradict transit-oriented development. Therefore, the project satisfies the “Proximity to Transit Based Screening Criteria” based on County Guidelines used by the City of Paramount and can be determined to have a less than significant VMT impact with implementation of Mitigation Measure TRAN-1.

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Clearwater Specific Plan 23
City of Paramount
Impact TRAN-3: Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
Substantial Evidence:

The Specific Plan proposes a framework for future redevelopment of parcels with new transitoriented, mixed-use development including medium-to-high density multifamily residential located directly above or adjacent to commercial, neo industrial, and quasi-public uses. The Specific Plan does not include any incompatible uses such as farm equipment. The Specific Plan includes a Mobility Plan consisting of six street types, including minimum/maximum design requirements and guidelines to facilitate a multi-modal roadway network that will provide low-speed vehicular travel lanes, sidewalks, bicycle lanes, curb extensions, and enhanced parkway/amenity zones. The proposed roadway alignments do not include sharp curves or dangerous intersections. All future development would be required to construct adjacent circulation improvements in accordance with the proposed Specific Plan Mobility Plan, at which time such improvements would be subject to further engineering review for compliance with all applicable engineering guidelines and standards, including but not limited to Americans with Disability Act (ADA) requirements, the California Manual on Uniform Traffic Control Devices (CA MUTCD), Caltrans Highway Design Manual (HDM), and the City of Paramount Municipal Code. Although the City’s standard permitting process already includes development review by the City of Paramount Public Works Department for compliance with applicable engineering standards, implementation of Mitigation Measure TRAN-2 would explicitly require preparation of a traffic analysis to ensure any critical site access needs are adequately addressed.

Mitigation Measures:

TRAN-2: Future development proposals within the Planning Area forecast to generate more than 50 peak hour trips shall prepare a traffic study that evaluates and addresses any deficiencies related to the following items, including potential cumulative impacts and, if necessary, additional mitigation:
• The need for installation of a traffic signal or turning restrictions at unsignalized access points.
• Left turn lane storage lengths.
• Potential impacts of increased pedestrian and vehicle activity, including vehicle queuing, on the following Union Pacific Railroad Crossings:
o The intersection of Rosecrans Avenue and Paramount Boulevard o Rosecrans Avenue between Paramount Boulevard and Garfield Avenue o Somerset Boulevard between Paramount Boulevard and Garfield Avenue
• Any additional site access or safety concerns deemed necessary by the City of Paramount Director of Public Works.

Future development proposals within the Planning Area forecast to generate more than 50 peak hour trips at the following freeway ramps shall prepare a queuing analysis for each ramp in accordance with guidance from the California Department of Transportation Local Development Review Safety Review Practitioner’s Guide (February 2024, or current equivalent): I-710 at Rosecrans

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24 Findings of Fact and Statement of Overriding Considerations February 19, 2026
Avenue interchange, I-710 at Alondra Boulevard interchange, I-105 at Garfield Avenue interchange, and I-105 at Paramount Boulevard interchange.

Findings:

Incorporation of Mitigation Measure TRAN-2 would ensure that implementation of the Specific Plan would not substantially increase hazards due to a geometric design feature or incompatible uses and would not result in safety hazards at railroad crossings in the vicinity of the project.

Impacts would be less than significant.

Impact TRAN-5: Would the project cause substantial adverse cumulative impacts with respect to transportation and traffic?
Substantial Evidence:

Future development under the Specific Plan would add housing in a jobs rich area but may nonetheless contribute additional traffic on local and regional networks and hinder compliance with the State and regional VMT reduction goals outlined in SCAG’s RTP/SCS (“Connect SoCal”) and as detailed in Impact TRAN-2 above. Future regional transportation network improvements and transportation demand management (TDM) factors that SCAG has assumed for 2045 will incrementally help reduce regional VMT in the coming years as the SCAG RTP/SCS are implemented at the local level, including the City of Paramount. For example, increased Metro transit opportunities will help support a mode shift from autos to transit. In addition, SCAG’s RTP/SCS assumes that several TDM factors, such as increased auto ownership costs, shifts to telecommuting, and further implementation of regional trip reduction strategies, will help contribute to this mode shift as well. In addition, through implementation of Mitigation Measures TRAN-1 and TRAN-2, VMT mitigation measures as appropriate will be applied to specific development projects in the future.

Mitigation Measures:

Mitigation Measures TRAN-1 and TRAN-2.

Findings:

With future site-specific mitigation, implementation of the Specific Plan would not make a significant contribution to any cumulatively considerable transportation impacts and impacts would be less than significant.

Utilities and Service Systems
Section 4.19 (Utilities and Service Systems) of the EIR identifies potential significant impacts pertaining to expanded water facilities, water supplies, and cumulative impacts but concludes that impacts can be mitigated to less than significant levels.

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Clearwater Specific Plan 25
City of Paramount
Impact UTIL-1: Would the project require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
Substantial Evidence:

According to the City’s 2020 Urban Water Management Plan (UWMP), the City was projected to have a service population of approximately 57,404 in 2025, and is projected to have a service population of approximately 61,266 by 2040. This represents an estimated increase in population of 3,862 persons. The estimated future population for the City’s service area was based on projections obtained from the Southern California Association of Governments (SCAG). The SCAG data incorporates demographic trends, existing land use, general plan land use policies, and input and projections from the Department of Finance (DOF) and the US Census Bureau at the time those documents were prepared (circa 2020). The UWMP indicated these population estimates were used to prepare its water consumption estimates (page 5-2). It should be noted that the City’s population has been declining in recent years and is now estimated to be less than 53,000 residents.

Table 3-3 in Section 3, Project Description, of the DEIR shows the anticipated growth in both the residential and nonresidential components beyond existing conditions within the Specific Plan area. As shown in Table 3-3, it is anticipated that buildout of the proposed Specific Plan would result in approximately 4,643 additional permanent residents within the Paramount water service area by 2045, which is in excess of that estimated in the UWMP to adequately supply future growth. Since most of the City’s water supply comes from groundwater sources, the growth represented by the proposed Specific Plan exceeds that upon which the UWMP was developed.

Therefore, long-term local groundwater supply is a potentially significant impact that requires mitigation.

The analysis provided in Chapter 6 (Infrastructure Plan) of the proposed Specific Plan determined that the City of Paramount has adequate water supply and pressure from the City’s existing water wells to supply the Planning Area over the life of the Plan. However, it was also determined that water systems in the Planning Area need upgrading to be able to handle the increased capacity generated by future development under the proposed Specific Plan. Further, because the existing City of Paramount water network provides water for both domestic consumption and fire flow in the same network, the existing water network must be capable of providing adequate peak water supply fire flow simultaneously throughout the City and the fire flow requirement would govern the overall demand that needs to be met. Proposed improvements to the system consist of upsizing pipe diameters and installing additional water lines, meters, valves, hydrants, fittings and appurtenances. Implementation of the proposed Specific Plan’s recommendations contained in Chapter 6 (Infrastructure Plan) would ensure that the water system in the Planning Area can adequately service increased demands for water over the life of the Plan.

The City has also taken measures to require new developers to estimate and mitigate for landscape irrigation water use by utilizing drought-tolerant materials in new landscape designs and installing smart irrigation sprinkler systems to help conserve water when not needed. Also, if new construction is within 150 feet of a public reclaimed water distribution system, the contractor is required to connect to the reclaimed water system for irrigation water needs. According to the Central Basin Municipal Water District map there is an existing Central Basin recycled water system running alongside the Los Angeles County Metropolitan Transportation Authority, Metro

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26 Findings of Fact and Statement of Overriding Considerations February 19, 2026
(Former Pacific Electric Railway Lines) tracks north of Rosecrans Avenue and Paramount Boulevard that future projects within the Planning Area can connect to for irrigation water needs.

Additionally, the Public Facilities Element of the existing Paramount General Plan includes Policy PF-2 which mandates the City to provide water storage and delivery capacity to meet normal usage and fire requirements, and Policy PF-4 which directs the City to protect, conserve, and enhance water resources through implementation of the Water Master Plan. Finally, Mitigation Measure HYD-1 would assure there would be adequate groundwater supplies for future City and Planning Area residents (refer to Section 4.10.4 of the DEIR).

Future development under the Specific Plan would comply with existing General Plan policies regarding water supply and quality; State and regional regulatory requirements; the City’s development review process; and City Municipal Code requirements. Mitigation Measure HYD-1 is also incorporated to help assure there would be adequate groundwater supplies for future City and Planning Area residents.

Mitigation Measures:

HYD-1 Water Demand Management. New developments under the Specific Plan that will be served by local water utility providers shall not be approved if they increase water use in excess of what is identified for supply in 2045 under the most recent Urban Water Management Plan for the involved local water providers.

Findings:

With application of existing General Plan policies, implementation of the proposed Infrastructure Plan included in the Specific Plan, and incorporation of Mitigation Measure, HYD-1, development within the Planning Area as part of the proposed Specific Plan would not require or result in the relocation or construction of new or expanded water facilities, the construction or relocation of which could cause significant environmental effects.

3.3 IMPACTS DETERMINED TO BE SIGNIFICANT, ADVERSE, AND UNAVOIDABLE As presented in the Specific Plan EIR, the City finds that impacts pertaining to air quality, GHG emissions, and noise cannot be mitigated to a less than significant level even with incorporation of mitigation measures.

Air Quality
Section 4.3 (Air Quality) of the EIR identifies potentially significant impacts pertaining to the emission of criteria pollutants and exposure of sensitive receptors to substantial pollutant concentrations and concludes that these impacts cannot be mitigated to less than significant levels.

IMPACT AQ-1: Would the project conflict with or obstruct implementation of the South Coast Air Quality Management Districts’ 2022 Air Quality Management Plan? Substantial Evidence:

As described in Section 4.3.1 of the DEIR, the Specific Plan is within the South Coast Air Basin (SCAB), which is under the jurisdiction of the SCAQMD. Pursuant to the methodology provided

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Clearwater Specific Plan 27
City of Paramount
in Chapter 12 of the SCAQMD CEQA Air Quality Handbook, consistency with the AQMP is affirmed if the project:
1) Is consistent with the growth assumptions of the AQMP; and 2) Does not increase the frequency or severity of an air quality standards violation, or cause a new one.

Consistency Criterion 1 refers to the growth forecasts and associated assumptions included in the 2022 AQMP. Projects that are inconsistent with the AQMP growth assumptions would interfere with attainment of air quality standards because this growth would exceed the growth included in the projections used to formulate the AQMP. Therefore, if the growth under the Specific Plan is consistent with the regional population, housing, and employment forecasts identified by SCAG in the RTP/SCS, plan implementation would be consistent with the AQMP, even if emissions could potentially exceed the SCAQMD’s recommended daily emissions thresholds. The Specific Plan includes land use designations that support development of 2,000 dwelling units, accommodating a total population increase of 4,643 residents by 2045 (the existing land use designations do not include any residential uses and thus do not support any residential population). In addition, employment within the Planning Area would increase from 1,621 to 1,759 employees (i.e., 138 more employees). The 2020 RTP/SCS population and employment projections for the City of Paramount, as well as the increase in population and employment that would occur under the Specific Plan, are shown in Table 4.3-7 of the DEIR. As shown in Table

4.3-7, the anticipated growth under the Specific Plan would exceed SCAG’s growth potential by almost three times the population and by approximately five times the dwelling units accounted for by the 2020 RTP/SCS while falling within the accounted employment growth. Therefore, from a population and housing growth standpoint, the Specific Plan would be inconsistent with Criterion 1 of the AQMP.

Consistency Criterion 2 refers to the California Ambient Air Quality Standards (CAAQS) and National Ambient Air Quality Standards (NAAQS). As described in Section 4.3.1 of the DEIR, the Basin is designated nonattainment for national and State O3, PM10, and PM2.5 standards. The analyses of potential emissions under Impact AQ-2 indicates the Specific Plan could result in significant emissions during construction activities. Some of these pollutants, such as NOx and ROG, are ozone precursor pollutants, and the region is designated non-attainment for ozone. The analysis contained under Impact AQ-2 also indicates the unmitigated operational ROG emissions (precursor emissions to O3) associated with the Specific Plan would exceed the SCAQMDrecommended CEQA thresholds of significance, which have been designed to bring the region into attainment for CAAQS and NAAQS. Therefore, from an air quality violation standpoint, the Specific Plan would be inconsistent with Criterion 2 of the AQMP.

Implementation of the Specific Plan would result in population and housing growth that is in excess of that accounted for in the 2022 AQMP, while employment would be below that accounted for in the AQMP. The analysis conducted under Impact AQ-2 demonstrates that the unmitigated net change in operational emissions between existing land uses in 2045 and those proposed by the Specific Plan would exceed the SCAQMD’s operational ROG CEQA thresholds of significance. Construction activities would also have the potential to exceed SCAQMDrecommended thresholds of significance. The SCAQMD, in developing its CEQA significance thresholds, considered the emission levels at which a project’s individual emissions would be cumulatively considerable. Even though the mass amount of emissions attributable to a single project (i.e., pounds per day) does not necessarily contribute to air pollution levels measured throughout the Basin and in or near the City, the SCAQMD considers projects that result in emissions that exceed its CEQA significance thresholds to result in individual impacts that are

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cumulatively considerable and significant. Since the Specific Plan could result in construction and operational emissions that exceed SCAQMD regional CEQA thresholds, the Specific Plan could increase the frequency and/or severity of air quality violations in the Basin or otherwise impede attainment of air quality standards, particularly national and State ozone standards. This is considered a potentially significant impact.

Mitigation Measures:

AQ-1: Require a Project-level Construction Assessment for New Development Proposed Under Implementation of the Clearwater Specific Plan. The City shall require applicants to submit a quantitative project-level construction criteria air pollutant and toxic air contaminant emissions analysis for future development proposed under implementation of the Clearwater Specific Plan. The estimated construction criteria air pollutant and toxic air contaminant emissions shall be compared against the thresholds of significance maintained by the South Coast Air Quality Management District (SCAQMD) including Localized Significance Thresholds (LSTs), and, if emissions are shown to be above SCAQMD thresholds, the City shall require the implementation of mitigation to reduce emissions below SCAMQD thresholds or to the maximum extent feasible. Mitigation measures to reduce emissions could include, but are not limited to:
 Requiring equipment to use alternative fuel sources (e.g., electric-powered and liquefied or compressed natural gas), meet cleaner emission standards (e.g., U.S. EPA Tier IV Final or Tier 5emissions standards for equipment greater than 50-horsepower), and/or utilizing added exhaust devices (e.g., Level 3 Diesel Particular Filter);
 Limiting the idling time of diesel-powered construction equipment to two minutes;
 Requiring that all construction equipment, diesel trucks, and generators be equipped with Best Available Control Technology for emission reductions of NOx and PM per SCAQMD BACT Guidelines;
 Requiring all contractors use equipment that meets CARB’s most recent certification standard for off-road heavy-duty diesel engines; and  Application of super-compliant paints to interior and/or exterior surfaces (e.g., paints that meet SCAQMD Rule 1113 “super-compliant” requirements).

AQ-2: Use Super Compliant VOC Architectural Coatings During Operational Activities. The City shall require the use architectural coatings that meet the South Coast Air Quality Management District’s (SCAQMD) “Super Compliant” VOC standard of 10 grams/liter or less for all interior and exterior primer, sealer, paint, and other coating applications for which a super compliant product is commercially available.

TRAN-1: Prior to completion of the planned Southeast Gateway Line Paramount/Rosecrans station, all development proposals within the Clearwater Specific Plan Planning Area shall be required to prepare a project-specific VMT screening/analysis, in accordance with the County of Los Angeles Vehicle Miles Traveled Guidelines. If the development proposal does not screen out from further VMT review, a more

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Clearwater Specific Plan 29
City of Paramount
detailed VMT analysis would be required in accordance with the requirements of the County VMT Guideline, including, if necessary, additional measures to reduce VMT to meet County VMT thresholds. After completion of the planned Southeast Gateway Line Paramount/Rosecrans station, only development proposals involving APN 6241-016-023 or 6241-016-907 shall be required to prepare a project-specific VMT screening/analysis.

Findings:

The growth that could occur under the Specific Plan by 2045 would be inconsistent with the 2020 RTP/SCS growth forecast. As discussed under Impact AQ-2, the project would implement Mitigation Measure AQ-1, which would require the preparation of a project-specific air quality study prior to future development activities and mitigation incorporated into the project if emissions are shown to be above SCAQMD-recommended CEQA significance thresholds. Nonetheless, because it cannot be definitively known or stated at this time that construction emissions would be able to be mitigated such that all criteria air pollutant emissions would be below SCAQMDrecommended thresholds of significance, implementation of the Specific Plan could still increase the frequency and/or severity of air quality violations in the Basin or otherwise impede attainment of air quality standards in the Basin. Furthermore, operational ROG emissions would continue to exceed SCAQMD thresholds, even after the incorporation of Mitigation Measures AQ-2 and Mitigation Measure Tran-1. For these reasons, the Specific Plan would be inconsistent with the AQMP. This impact would remain significant and unavoidable even with implementation of mitigation and requires a Statement of Overriding Considerations.

IMPACT AQ-2: Would the project result in a cumulatively considerable net increase of any criteria pollutant for which the region is non-attainment under an applicable federal or state ambient air quality standard?
Substantial Evidence:

Construction Emissions. Specific Plan implementation would generate short-term construction and long-term operational emissions of regulated air pollutants (i.e., criteria air pollutants and TACs). The Specific Plan would not directly result in construction of any development or infrastructure; however, future development supported by the Specific Plan would result in shortterm construction-related criteria pollutant emissions that have the potential to have an adverse effect on air quality. Short-term criteria air pollutant emissions would occur during demolition, site preparation, grading, building construction, paving, and architectural coating activities associated with specific, new development projects. Emissions would occur from the use of equipment, worker, vendor and hauling trips, and disturbance of onsite soils (fugitive dust). Many new projects would also require the demolition of existing structures (e.g., industrial/logistics uses and retail uses). Fugitive dust (PM10) emissions would typically be greatest during building demolition, site preparation, and grading due to the disturbance of soils and transport of material. NOX emissions would also result from the combustion of diesel fuels used to power off-road heavy-duty pieces of equipment (e.g., backhoes, bulldozers, excavators, etc.). ROG emissions would generally be greatest during architectural coating activities. The types and quantity of equipment, as well as duration of construction activities, would be dependent on project-specific conditions. Larger projects would require more equipment over a longer timeframe than smaller ones. It is possible that either no construction could be occurring within the Planning Area at any given time, or multiple projects could be occurring simultaneously. Despite these unknowns, it is plausible that one or more projects developed under implementation of the Specific Plan could have the potential to exceed one or more of the SCAQMD’s construction criteria air pollutant threshold of

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significance (e.g., NOx for a project involving a substantial amount of earthwork during grading, ROG during architectural coating activities, etc.). Therefore, this is a potentially significant impact.

Operational Emissions. Growth under the Specific Plan would result in long-term regional emissions of criteria air pollutants associated with the operation of area sources, energy sources, and mobile sources. The net change in operational emissions for the Specific Plan was modeled based on the Specific Plan’s proposed land use changes, using default data assumptions provided by CalEEMod, and project-specific modifications. As explained in Section 4.3.1 of the DEIR, under the “Existing Emissions Levels in the Planning Area” discussion, the net change in emissions evaluated in this EIR is based on the difference between the existing land uses under future year 2045 conditions and the Specific Plan land uses under 2045 growth conditions. The net change in long-term operational emissions that would be generated by Specific Plan growth is shown in Table 4.3-8. As shown in Table 4.3-8, maximum daily operational emissions associated with potential 2045 growth under the Specific Plan would exceed the SCAQMD’s recommended regional pollutant thresholds for ROG. The increase in ROG is primarily attributable to the increase in area sources (e.g., consumer products) and VMT that would occur with implementation of the Specific Plan, with area sources and mobile sources accounting for approximately 99% of the net ROG emissions. The Basin is designated nonattainment for national and State ozone standards, and ROG is an ozone precursor pollutant. The exceedances of SCAQMD operational thresholds for ROG represent potentially significant impacts.

Mitigation Measures:

See Mitigation Measures AQ-1, AQ-2, and Tran-1.

Findings:

Construction Emissions. There is uncertainty regarding the specific nature of construction activities that would be facilitated under implementation of the Specific Plan. Despite the implementation of Mitigation Measure AQ-1, which requires the preparation of project-specific air quality analysis prior to the construction of any new development and incorporation of mitigation if emissions levels are shown to be above SCAQMD-recommended thresholds of significance, it cannot be definitively known or stated at this time that all future development projects occurring under implementation of the Specific Plan would be able to reduce potential criteria air pollutant emissions to levels that are below SCAQMD thresholds. Therefore, with regard to criteria air pollutant emissions generated during construction activities, this impact would be significant and unavoidable even with the incorporation of feasible mitigation measures and requires a Statement of Overriding Considerations.

Operational Emissions. Mitigation Measure Tran-1 would require development proposals under the Specific Plan to prepare a project-specific VMT screening/analysis. This requirement would apply to all development projects within the Planning Area before the completion of the Southeast Gateway Line Paramount/Rosecrans station, and apply only to projects involving APN 6241-016- 023 or 6241-016-907 after its completion. Tran-1 has the potential to decrease VMT and associated mobile source emissions from projects. However, the exact VMT reductions are unknown and the mobile source emission reductions cannot be quantified. Therefore, it cannot be definitively known or stated at this time that the implementation of the identified measures would be capable of reducing ROG emissions to levels that are below the SCAQMDrecommended CEQA significance threshold. Additionally, the City is limited in its capacity to require and regulate future residents and employees in the Planning Area to use consumer products that meet specific ROG/VOC emission standards; however, there are architectural

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Clearwater Specific Plan 31
City of Paramount
coatings that would reduce the quantity of fugitive ROG emissions associated with operation of the land uses within the Planning Area. Accordingly, the City would implement Mitigation Measure AQ-2, which requires the use of super-compliant paints. Super-Compliant architectural coatings meet a VOC standard well below the regulatory requirements of Rule 1113.Nonetheless, this impact would be significant and unavoidable even with incorporation of feasible mitigation and requires a Statement of Overriding Considerations.

IMPACT AIR-3: Would the project expose sensitive receptors to substantial pollutant concentrations?
Substantial Evidence:

Growth projected to occur under the Specific Plan could expose existing and new sensitive receptors to substantial concentrations of criteria air pollutants and TAC emissions that pose adverse health effects. As discussed under Impact AQ-2 of the DEIR, future development activities facilitated under implementation of the Specific Plan would generate emissions, including emissions of DPM (a TAC), during construction activities. These emissions would occur intermittently over the approximately 20-year growth period associated with the Specific Plan.

Although specific details regarding the timing of project development within the Planning Area is not known at this time, it is possible that one or more projects developed under implementation of the Specific Plan could have the potential to exceed SCAQMD LSTs and thresholds of significance for cancerogenic and non-cancerogenic health risks (see Section 4.3.3 of the DEIR).

This represents a potentially significant impact.

Mitigation Measures:

See Mitigation Measure AQ-1.

Findings:

There is uncertainty regarding the specific nature of construction activities that would be facilitated under implementation of the Specific Plan. Despite the implementation of Mitigation Measure AQ1, which requires the preparation of project-specific air quality analysis prior to the construction of any new development and incorporation of mitigation if emissions levels are shown to be above SCAQMD-recommended thresholds of significance for cancerogenic and non-cancerogenic risks, as well as SCAQMD LSTs, it cannot be definitively known or stated at this time that all future development projects occurring under implementation of the Specific Plan would be able to reduce potential risks and localized construction air pollutant emissions to levels that are below SCAQMD thresholds. Therefore, with regard to localized criteria air pollutant and TAC emissions generated during future construction activities, this impact would be significant and unavoidable even with the incorporation of feasible mitigation measures and requires a Statement of Overriding Considerations.

IMPACT AIR-5: Would the Specific Plan cause substantial adverse cumulative impacts with respect to Air Quality?
Substantial Evidence:

As described in Section 4.3.1 of the DEIR, the Basin is designated nonattainment for national and State O3 standards, national and State PM2.5 standards, and national PM10 standards. Although the mass amount of emissions attributable to a single project (i.e., pounds per day) does not

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necessarily contribute to air pollution levels measured within the Basin and in or near the City, the SCAQMD, in developing its CEQA significance thresholds, considered the emission levels at which a project’s individual emissions would be cumulatively considerable. The SCAQMD considers projects that result in emissions that exceed its CEQA significance thresholds to result in individual impacts that are cumulatively considerable and significant. The growth that could occur under the Specific Plan’s 2045 growth conditions would be inconsistent with the 2020 RTP/SCS growth forecasts and, as discussed under Impact AQ-2, could result in construction (e.g., ROG and NOX) and operational (ROG) emissions that exceed the SCAQMD’s recommended regional CEQA thresholds. Since potential growth under the Specific Plan would be inconsistent with current AQMP projections and could lead to construction and operational emissions that exceed SCAQMD regional CEQA thresholds, the Specific Plan could increase the frequency and/or severity of air quality violations in the Basin or otherwise impede attainment of air quality standards, particularly national and state O3 standards. This is considered a potentially significant impact requiring mitigation.

Mitigation Measures:

See Mitigation Measures AQ-1, AQ-2, and Tran-1.

Findings:

The growth that could occur under the Specific Plan would be inconsistent with the 2020 RTP/SCS growth forecast and result in emissions that could increase the frequency and/or severity of air quality violations in the Basin or otherwise impede attainment of air quality standards. Therefore, this is considered a potentially significant adverse and unavoidable impact even with incorporation of mitigation measures and requires a Statement of Overriding Considerations.

Greenhouse Gas Emissions
Section 4.8 (Greenhouse Gases) of the EIR identifies potentially significant impacts pertaining to the emission of greenhouse gases and concludes that these impacts cannot be mitigated to less than significant levels.

IMPACT GHG-1: Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment.

Substantial Evidence:

As shown in Table 4.8-4 of the DEIR, the new uses in Specific Plan would emit approximately 19,264 MTCO2e annually by 2045. Dividing through by the service population for the modeled land use changes (5,741 residents and employees) results in an efficiency metric of 3.4 MTCO2e/yr/SP for 2045. Although this GHG efficiency level is above the adjusted target for 2045 (1.0 MTCO2e/yr/SP), it shows a substantial reduction from existing and future baseline conditions, as the GHG efficiency occurring under 2045 with the Specific Plan would be approximately 93% less than existing 2025 conditions and 92% less than 2045 conditions without the Specific Plan.

The primary source of Specific Plan GHG emissions would be mobile sources, which represent approximately 78% of total annual GHG emissions occurring under 2045 growth conditions. The next highest source of Specific Plan GHG emissions would be energy sources, which would represent approximately 13% of total annual GHG emissions. Since the GHG emissions associated with the Specific Plan would not meet the interpolated SCAQMD efficiency metric of

1.0 MTCO2e/yr/SP, this impact would be potentially significant.

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Clearwater Specific Plan 33
City of Paramount
Mitigation Measures:

GHG-1: Reduce Building Energy Consumption and GHG Emissions. To reduce potential GHG emissions associated with the performance of the building envelope and systems components covered by Title 24 of the California Code of Regulations, all buildings in the Planning Area shall be designed to have a total energy design rating that is at least 5% less than the standard building design for Climate Zone 8. The energy budget for the standard design building and the energy budget for the proposed design building shall be determined in accordance with the definitions and approach set forth in the version of the Building Energy Efficiency Standards (Energy Code) that is in effect at the time of building permit approval, unless the City of Paramount has adopted local requirements that are more stringent than the Energy Code. The requirement to reduce a project’s energy budget by 5% below the standard design building shall not apply if the Energy Code or the City of Paramount has already established a zero net energy requirement for the standard design building.

GHG-2: Reduce Appliance Energy Consumption and GHG Emissions. To reduce potential GHG emissions from appliance-related energy consumption, all developer-installed refrigerators, dishwashers, clothes washers and dryers, and room air conditioners shall be Energy Star-certified products.

GHG-3: Increase Water Conservation. To reduce potential GHG emissions associated with water consumption, U.S. EPA Certified WaterSense labeled or equivalent faucets, toilets, and showerheads shall be installed.

GHG-4: Increase Solar Energy. To reduce building energy and related GHG emissions, all projects occurring within the TR5, MU-TC, FD, and NI zones in the Planning Area shall implement the following sustainability recommendation included in the Specific Plan regarding solar energy: Solar panels shall cover a minimum percentage of the roof area, unless 100% of building energy needs are met using renewable energy. The minimum percentage of covered roof area is 30% for buildings within the MU-TC zone, 40% for building within the TR5 zone, and 50% for buildings within the FC and NI zones.

Findings:

The Specific Plan would improve GHG efficiency through its transit-oriented development, mixeduse development, increasing development density within the Planning Area, and building additional sidewalks and bicycle lanes that facilitate active transportation. Although these project design features would reduce potential vehicle trips and associated mobile source emissions, it cannot be assured future development projects would be able to mitigate their emissions in line with Statewide goals. Mitigation Measures GHG-1 through GHG-4 would also reduce project GHG emissions through reductions in energy consumption, increased conservation, and increased renewable energy. In spite of this, the GHG emissions associated with the Specific Plan would still not meet the SCAQMD’s efficiency metric and would not be in line with Statewide goals.

Therefore, this is considered a potentially significant adverse and unavoidable impact even with incorporation of mitigation measures and requires a Statement of Overriding Considerations.

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IMPACT GHG-3: Implementation of the Specific Plan would cause substantial adverse cumulative impacts with respect to greenhouse gases.

Substantial Evidence:

As stated in Section 4.8.4 of the DEIR, global climate change is the result of GHG emissions worldwide; and individual projects do not generate enough GHG emissions to influence global climate change. Thus, the analysis of GHG emissions is by nature a cumulative analysis focused on whether an individual project’s contribution to global climate change is cumulatively considerable. As described under Impacts GHG-1 and GHG-2, the Specific Plan would not conflict with any applicable plan, policy, or regulation adopted for the purposes of reducing GHG emissions; however, it would generate GHG emissions that exceed the project specific GHG efficiency threshold (1.0 MTCO2e/yr/SP) used to provide context for the magnitude of potential GHG emissions levels with the Specific Plan. Accordingly, this impact was considered potentially significant and Mitigation Measures GHG-1 through GHG-4 were incorporated to reduce GHG emissions.

Mitigation Measures
See Mitigation Measures GHG-1 through GHG-4, above.

Findings:

Despite inclusion of Mitigation Measure GHG-1, the identified impacts related to cumulative greenhouse gas emissions would remain significant and unavoidable and require a Statement of Overriding Considerations.

Noise
Section 4.13 (Noise) of the EIR identifies potential significant impacts pertaining to offsite operational noise and concludes that these impacts cannot be mitigated to less than significant levels.

Impact NOISE-2: Would the project result in generation of a substantial permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
Substantial Evidence:

As described in Section 4.13.1 of the DEIR, pursuant to the California Building Code, new residential structures would be required to be constructed such that interior noise levels do not exceed 45 dBA CNEL. Potential interior noise levels resulting from the project would be contingent on specific information that cannot be known at this time, including the distance between a noise source and the exterior building façade, the exterior-to-interior noise reduction achieved by the façade, including any windows and doors, and whether windows and doors are in an open or closed condition.

In general, standard construction techniques for new residential, commercial, and industrial buildings in California provides a minimum of 12 dBA of exterior to interior noise attenuation with

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Clearwater Specific Plan 35
City of Paramount
windows open and between 20 dBA to 30 dBA of exterior to interior noise attenuation with windows closed. Exterior noise levels, therefore, must generally be 65 CNEL or below to meet an interior noise level of 45 CNEL. The City’s Municipal Code requirements and Maximum Acceptable Noise Level General Plan land use compatibility designations allows for noise levels above 65 CNEL.

Additionally, the existing noise levels from offsite traffic noise may result in noise levels above 65 CNEL. Although unlikely to occur, the project could result in the operation of noise generating equipment and activities in close proximity to building facades within the Planning Area that have the potential to exceed interior noise standards. This is considered a potentially significant impact.

Mitigation Measures:

NOI-2: Control Onsite Noise Generating Sources and Activities. To ensure onsite, operations-related equipment and other activities associated with the future development in the Project area do not generate noise levels that exceed City standards, future mixed-use residential/commercial, commercial, and neoindustrial development shall submit a project-specific operational noise analysis to the City for review and approval prior to the issuance of building permits. The noise analysis shall be prepared by a qualified acoustical consultant and shall:
1) Identify surrounding land uses and noise-sensitive receptors in the vicinity of the project.
2) Identify the ambient noise level at and in the vicinity of the project, including at noise-sensitive receptors that could be impacted by the project. Ambient noise levels may be based on information in the Clearwater Specific Plan EIR, or new ambient noise measurements conducted for the project. 3) Describe the noise levels generated by the project’s onsite noise sources, including all stationary equipment (e.g., pumps, compressors, generators, dryers, heating, ventilation, and air conditioning equipment, etc.), truck docks/dedicated loading areas, waste collection areas, and vehicle parking areas included in the final project design/site plan.

Demonstrate how project noise sources and activities will comply with the exterior sound limits established in Municipal Code Chapter 9.12, Noise, the noise compatibility guidelines in General Plan Table 5-3, and applicable interior sound limits. Measures for reducing project noise may include, but are not limited to, setbacks, equipment enclosures, noise barriers or other means of shielding onsite noise levels from surrounding land uses and noise-sensitive receptors, and operating restrictions (e.g., prohibiting certain equipment or activities from operating at certain times such as nighttime hours).

Findings:

For offsite noise, since a reduction in vehicle trips on specific, impacted roadway segments cannot be guaranteed, and future traffic noise levels have the potential to increase by 3 dBA or more, this impact would remain significant and unavoidable even with incorporation of mitigation and requires a Statement of Overriding Considerations.

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3.4 CONCLUSION WITH RESPECT TO IMPACTS THAT CANNOT BE MITIGATED The City finds, based on the facts set forth in the administrative record, which include but are not limited to the facts as set forth below, those facts contained in the DEIR, and any other facts set forth in materials prepared by the City or the City’s consultants, that there are no additional, feasible mitigation measures, changes, or alternatives available to reduce the significant and unavoidable impacts identified above, beyond those identified in the mitigation measures adopted for the project. Therefore, as outlined in Public Resource Code Section 21081(b) and State CEQA Guidelines Section 15093, adoption of the project will require a Statement of Overriding Considerations for impacts pertaining to conflicts with applicable air quality plans, emissions of criteria pollutants, emissions of greenhouse gases, and offsite noise, which is included with these Findings. As fully described in the Statement of Overriding Considerations (Section 6 herein), the City has concluded and hereby finds and declares that, based on substantial evidence, that the project’s significant and unavoidable impacts are outweighed by the project’s benefits, including but not limited to the project’s significant benefits to the residents of the City of Paramount.

Accordingly, based on substantial evidence in the DEIR and the administrative record, the City finds and declares, pursuant to State CEQA Guidelines Section 15091(a)(3), that specific economic legal, social, technical, or other considerations, including accomplishing the project objectives, make infeasible any additional mitigation measures or project alternatives identified in the DEIR.

Clearwater Specific Plan 37
City of Paramount

4.0 FINDINGS OF PROJECT ALTERNATIVES
Section 15126.6 of the CEQA Guidelines requires an EIR to "describe a range of reasonable alternatives to the project, or to the location of the project, which would feasibly attain most of the basic objectives of the project, but would avoid or substantially lessen any of the significant effects of the project, and evaluate the comparative merits of the alternatives.” The section also states that “the discussion of alternatives shall focus on alternatives to the project or its location which are capable of avoiding or substantially lessening any significant effects of the project, even if those alternatives would impede to some degree the attainment of the project objectives, or would be more costly.” Under Section 15126.6(a) of the CEQA Guidelines, an EIR does not need to consider alternatives that are not feasible, nor need it address every conceivable alternative to the project. The range of alternatives “is governed by a ‘rule of reason’ that requires the EIR to set forth only those alternatives necessary to permit a reasoned choice.” (CEQA Guidelines § 15126.6[f]). For alternative locations, “only locations that would avoid or substantially lessen any of the significant effects of the project need be considered for inclusion in the EIR” (Section 15126.6(f)(2)(A)). The significant impacts of the proposed project (air quality, GHG emissions, and noise) are based on the type and size of the proposed use so this project on any other site would still result in significant impacts identified in the EIR. Below is a discussion of the following alternatives that have been evaluated in comparison to the project:
● Alternative 1: No Project/Existing Conditions
● Alternative 2: Reduced (-25%) Nonresidential Alternative ● Alternative 3: Reduced (-25%) Residential Alternative In accordance with CEQA Guidelines Section 15126.6(d), the discussion of impacts associated with these alternatives is less detailed than the evaluation included in Chapters 4.1 through 4.20 of the impacts associated with implementation of the Specific Plan. Table 3 shows the development assumptions of each alternative. Table 4 shows how impacts associated with the implementation of the alternatives compare to the impacts associated with implementation of the Specific Plan (refer to accompanying text for full explanation).

Table 3
Land Use Alternatives Development Assumptions
Existing
(2024)
Conditions
Estimated Net Change Over Existing Conditions
Proposed
Specific
Plan
Alternative

1. No Project/
Existing
Conditions

2. Reduced
(-25%)
Nonresidential(a)
Alternative

3. Reduced
(-25%)
Residential
Alternative
Residential (units) 0 2,000 0 2,000 1,500
Population (persons) 0 4,643 0 4,643 3,482
Nonresidential Building
(square feet) (a) 946,012 1,386,169 946,012 1,039,627 1,386,169 Employees 1,621 1,759 1,621 1,319 1,759
Source: Table 3-2, DEIR Project Description, MIG, 2025
(a) Includes commercial, hotel/motel, industrial, and public facilities/institutional land uses

4.0 – Findings of Project Alternatives
38 Findings of Fact and Statement of Overriding Considerations February 19, 2026
Table 4
Alternatives’ Impacts Compared to Project Impacts
Impact/Resource
Proposed
Project
Alternative 1:

No Project/
Existing
Conditions
Alternative 2:

Reduced
(-25%)
Nonresidential
Alternative
Alternative 3:

Reduced
(-25%)
Residential
Alternative
Aesthetics LTS Similar LTS Reduced LTS Reduced LTS
Ag./Forest Resources LTS Similar LTS Similar LTS Similar LTS Air Quality SU Reduced LTS Reduced SU Reduced SU
Biological Resources LTS Similar LTS Similar LTS Similar LTS Cultural Resources LTS Similar LTS Similar LTS Similar LTS Energy LTS Reduced LTS Reduced LTS Reduced LTS
Geology and Soils LTS Similar LTS Similar LTS Similar LTS GHG Emissions SU Reduced LTS Reduced SU Reduced SU
Hazards/Haz. Materials LTS Similar LTS Similar LTS Similar LTS Hydrology/Water Quality LTS Similar LTS Similar LTS Similar LTS Land Use LTS Similar LTS Similar LTS Similar LTS
Mineral Resources LTS Similar LTS Similar LTS Similar LTS Noise SU Reduced LTS Reduced SU Reduced SU
Population/Housing LTS Reduced LTS Reduced LTS Reduced LTS Public Services LTS Reduced LTS Reduced LTS Similar LTS Recreation LTS Reduced LTS Similar LTS Reduced LTS
Transportation (VMT) LTS Reduced LTS Reduced LTS Reduced LTS Tribal Cultural
Resources
LTS Similar LTS Similar LTS Similar LTS
Utilities/Service Systems LTS Reduced LTS Reduced LTS Reduced LTS Wildfire LTS Similar LTS Similar LTS Similar LTS
Source: MIG, 2025.

LTS = Less Than Significant Impact
SU = Significant and Unavoidable Impact

4.0 – Findings of Project Alternatives
Clearwater Specific Plan 39
City of Paramount

4.1 SELECTION OF ALTERNATIVES
To provide a basis for further understanding of the environmental effects of a proposed project and possible approaches to reducing its identified significant impacts, the CEQA Guidelines require an EIR to also “describe a range of reasonable alternatives to the project, or to the location of the project, which would feasibly attain most of the basic objectives of the project, but would avoid or substantially lessen any of the significant effects of the project, and evaluate the comparative merits of the alternatives.”

4.2 EVALUATION OF ALTERNATIVES IMPACTS
Substantial Evidence:

No Project/Existing Conditions Alternative
DEIR Section 5.3 concluded that Alternative 1 would have the following less than significant impacts that are similar/equivalent to those of the project: Aesthetics; Agriculture and Forest Resources; Biological Resources; Cultural Resources; Geology and Soils; Hazards and Hazardous Materials; Hydrology and Water Quality; Land Use; Mineral Resources; Tribal Cultural Resources; and Wildfire.

DEIR Section 5.3 also concluded that Alternative 1 would have the following reduced and also less than significant impacts relative to those of the project: Air Quality; Energy; GHG Emissions; Noise; Population and Housing; Public Services; Recreation; Transportation; and Utilities and Service Systems.

Alternative 2: Reduced (-25%) Nonresidential Development DEIR Section 5.4 concluded that Alternative 2 would have the following less than significant impacts that are similar/equivalent to those of the project: Agriculture and Forest Resources; Biological Resources; Cultural Resources; Geology and Soils; Hazards and Hazardous Materials; Hydrology and Water Quality; Land Use; Mineral Resources; Recreation; Tribal Cultural Resources; and Wildfire.

DEIR Section 5.4 also concluded that Alternative 2 would have the following reduced and less than significant impacts relative to those of the project: Aesthetics; Energy; Population and Housing; Public Services; Transportation; and Utilities and Service Systems.

Lastly, DEIR Section 5.4 concluded that Alternative 2 would have the following impacts that are less than those of the project but are still significant and unavoidable even with implementation of all recommended feasible mitigation measures: Air Quality; Greenhouse Gas Emissions; and Noise.

Alternative 3: Reduced (-25%) Residential Development
DEIR Section 5.5 concluded that Alternative 3 would have the following less than significant impacts that are similar/equivalent to those of the project: Agriculture and Forest Resources; Biological Resources; Cultural Resources; Geology and Soils; Hazards and Hazardous Materials; Hydrology and Water Quality; Land Use; Mineral Resources; Public Services; Tribal Cultural Resources; and Wildfire.

4.0 – Findings of Project Alternatives
40 Findings of Fact and Statement of Overriding Considerations February 19, 2026
DEIR Section 5.5 also concluded that Alternative 3 would have the following reduced and less than significant impacts relative to those of the project: Aesthetics; Energy; Population and Housing; Recreation; Transportation; and Utilities and Service Systems.

Lastly, DEIR Section 5.5 concluded that Alternative 3 would have the following impacts that are less than those of the project but are still significant and unavoidable even with implementation of all recommended feasible mitigation measures: Air Quality; Greenhouse Gas Emissions; and Noise.

Meeting Project Objectives
DEIR Section 5.3 indicates the No Project Alternative would not fulfill any of the proposed Specific Plan objectives. DEIR Section 5.4 indicates the Reduced Nonresidential Development Alternative would fulfill some but not all of the proposed Specific Plan objectives. DEIR Section 5.5 indicates the Reduced Residential Development Alternative would fulfill some but not all of the proposed Specific Plan objectives.

4.4 ENVIRONMENTALLY SUPERIOR ALTERNATIVE
The CEQA Guidelines (Section 15126[e][2]) stipulate, "If the environmentally superior alternative is the 'no project' alternative, the EIR shall also identify an environmentally superior alternative among the other alternatives. In this case the No Project alternative is environmentally superior although it does not meet any project objectives. Neither Alternative 2 nor Alternative 3 would eliminate or reduce any of the significant impacts of the proposed project to less than significant levels, even with mitigation. However, Alternative 3, the Reduced Residential Alternative would reduce potential impacts to the greatest degree and would therefore be the “environmentally superior alternative.” This conclusion is based on the comparative impact conclusions in Tables 3 and 4 and the analysis within this chapter. While both Alternative 2 and Alternative 3 would result in reduced or similar less than significant impacts as the project, Alternative 3 would result in an overall greater reduction in development potential than Alternative 2. Therefore, other than Alternative 1 (No Project/Existing Conditions), Alternative 3, Reduced (25%) Residential Development Capacity, would result in the least adverse environmental impacts and would therefore be the “environmentally superior alternative.” However, this alternative would not meet the objectives to nearly the same degree as the project.

4.5 FINDINGS
DEIR Section 5.6 found that Alternative 1 (No Project/Existing Conditions) to be environmentally superior to the project. However, Alternative 1 does not meet any of the project objectives. DEIR Section 5.6 found that neither Alternative 2 (Reduced Nonresidential Development Capacity) nor Alternative 3 (Reduced Residential Development Capacity) would eliminate or reduce any of the significant impacts of the proposed project to less than significant levels, even with mitigation.

Further, while both Alternative 2 and Alternative 3 would result in reduced or similar less than significant impacts as the project, neither alternative would meet the project objectives to nearly the same degree as the project. For these reasons, the City determines that Alternatives 1 through 3 are less desirable than the proposed project and therefore rejects all three alternatives per Public Resources Code § 21081(a)(3); CEQA Guidelines, §15091(a)(3).

Clearwater Specific Plan 41
City of Paramount

5.0 STATEMENT OF OVERRIDING CONSIDERATIONS
Pursuant to PRC Section 21081(b) and CEQA Guidelines Section 15093(a) and (b), the decisionmaking agency is required to balance, as applicable, the economic, legal, social, technological, or other benefits of a project against its unavoidable environmental effects when determining whether to approve a project. If the specific economic, legal, social, technological, or other benefits of a project outweigh the unavoidable adverse environmental effects, those effects may be considered “acceptable” (14 CCR 15093[a]). CEQA requires the Lead Agency to support, in writing, the specific reasons for considering a project acceptable when significant impacts are not avoided or substantially lessened. Those reasons must be based on substantial evidence in the Final EIR or elsewhere in the administrative record (14 CCR 15093[b]). The Lead Agency’s written reasons are referred to as a Statement of Overriding Considerations. For those significant impacts that cannot be mitigated to below a level of significance, the Lead Agency is required to find that the specific overriding economic, legal, social, technological, or other benefits of the project outweigh the significant impacts on the environment.

Regarding a Statement of Overriding Considerations, Section 15093 of the CEQA Guidelines provides the following:

1. CEQA requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits including region-wide or statewide environmental benefits of a proposed project against its unavoidable environmental risks when determining whether to approve the project. If the specific economic, legal, social, technological, or other benefits including region-wide or statewide environmental benefits or other benefits of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered "acceptable."

2. When the lead agency approves a project that will result in the occurrence of significant effects which are identified in the Final EIR but are not avoided or substantially lessened, the agency shall state in writing the specific reasons to support its action based on the Final EIR and/or other information in the record. The statement of overriding considerations shall be supported by substantial evidence in the record.

3. If an agency makes a statement of overriding considerations, the statement should be included in the record of the project approval and should be mentioned in the Notice of Determination. This statement does not substitute for, and shall be in addition to, findings required pursuant to Section 15091.

The City of Paramount will approve the project and has prepared a Final EIR that satisfies the requirements of CEQA. In accordance with the requirements of CEQA and the CEQA Guidelines, the City finds that the mitigation measures identified in the Draft EIR (DEIR), the Final EIR (FEIR), and the Mitigation Monitoring and Reporting Program (MMRP), when implemented, would avoid or substantially lessen some of the significant effects identified in the EIR for the project. However, certain significant impacts of the project are unavoidable even after incorporation of all feasible mitigation measures. The following adverse impacts of the project are considered significant and unavoidable based on the analysis in the DEIR, FEIR, and the Findings of Fact. • Impact AIR-1: Conflict with or Obstruct Implementation of Applicable Air Quality Plans because it would exceed the growth assumption of the 2022 South Coast Air Quality Management Plan (AQMP), and because emissions of NOX, ROG, CO, PM2.5, and PM10 would exceed SCAQMD’s regional threshold, thereby impeding AQMP attainment.

5.0 – Statement of Overriding Considerations
42 Findings of Fact and Statement of Overriding Considerations February 19, 2026
• Impact AIR-2: Result in a cumulatively considerable net increase of non-attainment criteria pollutants in excess of SCAQMD significance thresholds for which the project region is in non-attainment (including ROG/VOC).
• Impact AIR-3: Expose sensitive receptors to substantial pollutant concentrations during construction activities.
• Impact AIR-5: Cause adverse substantial adverse cumulative impacts with respect to air quality.
• Impact GHG-1: Generate GHG emissions, either directly or indirectly, that may have a significant impact on the environment.
• Impact GHG-3: Cause a substantial adverse cumulative impact with respect to greenhouse gas emissions (Cumulative Impact).
• Impact NOISE-2: Result in generation of a substantial permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies (offsite noise). • Impact NOISE-5: Cause substantial adverse cumulative impacts with respect to noise or vibration (cumulative impact).

The City of Paramount finds that all feasible mitigation measures identified in the DEIR, FEIR, and Findings that are within the purview of the City would be implemented by the project, and that those mitigation measures that may be within another agency’s discretion have been, or can and should be, adopted by that other agency. The City finds that any one of the benefits set forth below is sufficient by itself to warrant approval of the project, and this determination is based on the Findings herein and the evidence in the record. The City further finds that the remaining significant unavoidable effects related to air quality, greenhouse gas emissions, and noise are outweighed and are found to be acceptable due to the following specific overriding economic, legal, social, technological, or other benefits based on the facts set forth above, the Final EIR, and the record.
• The project would create a complete street system paved and improved for all mobility types and that includes accessible, safe sidewalks, and pedestrian crosswalks. • The project would maintain the City’s economic viability and productivity over the long term by encouraging efficient and sustainable use of the overall site, a large portion of which at present is underutilized surface parking associated with the swap meet and drivein theater. • The project would support the economic viability of Paramount by maintaining existing industrial and manufacturing uses and introducing a new neo-industrial use with ready access to Interstate 710, Interstate 605, Interstate 105, State Route 60, and other major transportation arterial roadways.
• The project would result in a number of new employment generating uses thereby increasing employment opportunities within Paramount.

5.0 – Statement of Overriding Considerations
Clearwater Specific Plan 43
City of Paramount
• The project would extend the life of the Paramount Swap Meet into perpetuity as a small business incubator, major revenue-generating land use, and cultural hub for the City. • The project would result in reliable water and sewer infrastructure systems sized and maintained to meet current and future demands and to minimize risks to public health and safety.
• The project provides significant new public open space and recreation opportunities that would not be possible without the project given the built out nature of Paramount; new open space and recreation opportunities within Paramount would have the added effect of benefiting public health and fostering community.
• The project would result in improved housing supply and expanded housing opportunities that result in high quality living environments, with access to employment, transit and services.
• The project promotes attractive and safe housing opportunities for a full range of housing types and affordability levels and with equal access and opportunity for all. • The project promotes multimodal mobility that creates safe travel ways for motorists, pedestrians, and cyclists and encourages transit use.
• The project would be located within walking distance of the planned Southeast Gateway Light Rail station, providing residents and employees with easy access to the Metro rail network.
• The project promotes the use of transit within the City as a means of reducing local traffic congestion, achieving greenhouse gas reduction targets, and connecting the community physically and socially.
• The project includes energy efficiency and conservation measures, as well as vehicle miles traveled reduction measures, that would reduce air pollution, greenhouse gas emissions, and congestion.

The City Council hereby finds that the foregoing benefits provided to the public through the approval of the project outweigh the identified significant adverse environmental impacts of the project that cannot be mitigated. The City Council finds that each of the project benefits separately and individually outweighs all of the unavoidable adverse environmental effects identified in the EIR and therefore finds those impacts to be acceptable. The City Council further finds that no feasible alternative exists that both would provide all of the foregoing benefits to the public and reduce environmental impacts when compared to the project.

Clearwater Specific Plan 1
City of Paramount

CLEARWATER SPECIFIC PLAN

MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF PARAMOUNT
FEBRUARY 19, 2026
The California Environmental Quality Act (“CEQA”) requires that a public agency adopting Environmental Impact Report (“EIR”) take affirmative steps to determine that approved mitigation measures are implemented after project approval. The lead or responsible agency must adopt a reporting and monitoring program for the mitigation measures incorporated into a project or included as conditions of approval. The program must be designed to ensure compliance with the EIR during project implementation (California Public Resources Code, Section 21081.6(a)(l)).

This Mitigation Monitoring and Reporting Program (“MMRP”) will be used by the City of Paramount to ensure compliance with adopted mitigation measures identified in the Program Environmental Impact Report for the Clearwater Specific Plan for development projects under the Plan. The City of Paramount, as the lead agency, will be responsible for ensuring that all mitigation measures are carried out by project applicants.

The remainder of this MMRP consists of a table that identifies the mitigation measures by environmental resource for each project component. The table identifies the mitigation monitoring and reporting requirements, including the method for verifying implementation of the mitigation measure, timing of verification (before, during, or after construction), and responsible party. Space is provided for sign-off following completion/implementation of the mitigation measure. The source document is the DEIR.
2 Mitigation Monitoring and Reporting Program
February 19, 2026
This Page Intentionally Left Blank.

Clearwater Specific Plan 3
City of Paramount

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date

AIR QUALITY
Consistency
with SCAQMD
Air Quality
Management
Plan
Mitigation Measure AQ-1: Require a
Project-level Construction
Assessment for New Development
Proposed Under Implementation of
the Clearwater Specific Plan. The City
shall require applicants to submit a
quantitative project-level construction
criteria air pollutant and toxic air
contaminant emissions analysis for future
development proposed under
implementation of the Clearwater
Specific Plan. The estimated construction
criteria air pollutant and toxic air
contaminant emissions shall be
compared against the thresholds of
significance maintained by the South
Coast Air Quality Management District
(SCAQMD) including Localized
Significance Thresholds (LSTs) and, if
emissions are shown to be above
SCAQMD thresholds, the City shall
require the implementation of mitigation
to reduce emissions below SCAMQD
thresholds or to the maximum extent
feasible. Mitigation measures to reduce
emissions could include, but are not
limited to:
• Requiring equipment to use
alternative fuel sources (e.g.,
electric-powered and liquefied or
compressed natural gas), meet
Project
Applicant
City of
Paramount
Planning
Department
Prior to
discretionary
project
approval.
4 Mitigation Monitoring and Reporting Program
February 19, 2026

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
cleaner emission standards (e.g.,
U.S. EPA Tier IV Final or Tier
5emissions standards for equipment
greater than 50-horsepower), and/or
utilizing added exhaust devices
(e.g., Level 3 Diesel Particular
Filter);
• Limiting the idling time of dieselpowered construction equipment to two minutes;
• Requiring that all construction
equipment, diesel trucks, and
generators be equipped with Best
Available Control Technology
(BACT) for emission reductions of
NOx and PM per SCAQMD BACT
Guidelines;
• Requiring all contractors use
equipment that meets CARB’s most
recent certification standard for offroad heavy-duty diesel engines; and • Application of super-compliant
paints to interior and/or exterior
surfaces (e.g., paints that meet
SCAQMD Rule 1113 “supercompliant” requirements).

Consistency
with SCAQMD
Air Quality
Management
Plan
Mitigation Measure AQ-2: Use Super
Compliant VOC Architectural Coatings
During Operational Activities. The City
shall require the use of architectural
coatings that meet the South Coast Air
Quality Management District’s
Project
Applicant
City of
Paramount
Planning
Department
Prior to
issuance of
construction
permits.

Clearwater Specific Plan 5
City of Paramount

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
(SCAQMD) “Super Compliant” VOC
standard of 10 grams/liter or less for all
interior and exterior primer, sealer, paint,
and other coating applications for which a
super compliant product is commercially
available.

Consistency
with SCAQMD
Air Quality
Management
Plan
Mitigation Measure TRAN-1: Prior to
completion of the planned Southeast
Gateway Line Paramount/Rosecrans
station, all development proposals within
the Clearwater Specific Plan Planning
Area shall be required to prepare a
project-specific VMT screening/analysis.

After completion of the planned
Southeast Gateway Line Paramount/
Rosecrans station, only development
proposals involving APN 6241-016-023
or 6241-016-907 shall be required to
prepare a project-specific VMT
screening/analysis.

Project
Applicant
City of
Paramount
Planning
Department
Prior to
completion of
the Southeast
Gateway Line
Paramount/Ro
secrans station
and prior to
issuance of
construction
permits.

Cumulatively
Considerable
Net Increase of
Criteria
Pollutants
Mitigation Measure AQ-1: Require a
Project-level Construction
Assessment for New Development
Proposed Under Implementation of
the Clearwater Specific Plan. The City
shall require applicants to submit a
quantitative project-level construction
criteria air pollutant and toxic air
contaminant emissions analysis for future
development proposed under
implementation of the Clearwater
Specific Plan. The estimated construction
Project
Applicant
City of
Paramount
Planning
Department
Prior to
discretionary
project
approval.
6 Mitigation Monitoring and Reporting Program
February 19, 2026

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
criteria air pollutant and toxic air
contaminant emissions shall be
compared against the thresholds of
significance maintained by the South
Coast Air Quality Management District
(SCAQMD) including Localized
Significance Thresholds (LSTs) and, if
emissions are shown to be above
SCAQMD thresholds, the City shall
require the implementation of mitigation
to reduce emissions below SCAMQD
thresholds or to the maximum extent
feasible. Mitigation measures to reduce
emissions could include, but are not
limited to:
• Requiring equipment to use
alternative fuel sources (e.g.,
electric-powered and liquefied or
compressed natural gas), meet
cleaner emission standards (e.g.,
U.S. EPA Tier IV Final or Tier
5emissions standards for equipment
greater than 50-horsepower), and/or
utilizing added exhaust devices
(e.g., Level 3 Diesel Particular
Filter);
• Limiting the idling time of dieselpowered construction equipment to two minutes;
• Requiring that all construction
equipment, diesel trucks, and
generators be equipped with Best
Clearwater Specific Plan 7
City of Paramount

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
Available Control Technology
(BACT) for emission reductions of
NOx and PM per SCAQMD BACT
Guidelines;
• Requiring all contractors use
equipment that meets CARB’s most
recent certification standard for offroad heavy-duty diesel engines; and • Application of super-compliant
paints to interior and/or exterior
surfaces (e.g., paints that meet
SCAQMD Rule 1113 “supercompliant” requirements).

Cumulatively
Considerable
Net Increase of
Criteria
Pollutants
Mitigation Measure AQ-2: Use Super
Compliant VOC Architectural Coatings
During Operational Activities. The City
shall require the use of architectural
coatings that meet the South Coast Air
Quality Management District’s
(SCAQMD) “Super Compliant” VOC
standard of 10 grams/liter or less for all
interior and exterior primer, sealer, paint,
and other coating applications for which a
super compliant product is commercially
available.

Project
Applicant
City of
Paramount
Planning
Department
Prior to
issuance of
construction
permits.

Cumulatively
Considerable
Net Increase of
Criteria
Pollutants
Mitigation Measure TRAN-1: Prior to
completion of the planned Southeast
Gateway Line Paramount/Rosecrans
station, all development proposals within
the Clearwater Specific Plan Planning
Area shall be required to prepare a
project-specific VMT screening/analysis.

Project
Applicant
City of
Paramount
Planning
Department
Prior to
completion of
the Southeast
Gateway Line
Paramount/Ro
secrans station
and prior to
8 Mitigation Monitoring and Reporting Program
February 19, 2026

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
After completion of the planned
Southeast Gateway Line Paramount/
Rosecrans station, only development
proposals involving APN 6241-016-023
or 6241-016-907 shall be required to
prepare a project-specific VMT
screening/analysis.
issuance of
construction
permits.

Expose
Sensitive
Receptors to
Substantial
Pollutant
Concentrations
Mitigation Measure AQ-1: Require a
Project-level Construction
Assessment for New Development
Proposed Under Implementation of
the Clearwater Specific Plan. The City
shall require applicants to submit a
quantitative project-level construction
criteria air pollutant and toxic air
contaminant emissions analysis for future
development proposed under
implementation of the Clearwater
Specific Plan. The estimated construction
criteria air pollutant and toxic air
contaminant emissions shall be
compared against the thresholds of
significance maintained by the South
Coast Air Quality Management District
(SCAQMD) including Localized
Significance Thresholds (LSTs) and, if
emissions are shown to be above
SCAQMD thresholds, the City shall
require the implementation of mitigation
to reduce emissions below SCAMQD
thresholds or to the maximum extent
feasible. Mitigation measures to reduce
Project
Applicant
City of
Paramount
Planning
Department
Prior to
discretionary
project
approval.

Clearwater Specific Plan 9
City of Paramount

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
emissions could include, but are not
limited to:
• Requiring equipment to use
alternative fuel sources (e.g.,
electric-powered and liquefied or
compressed natural gas), meet
cleaner emission standards (e.g.,
U.S. EPA Tier IV Final or Tier
5emissions standards for equipment
greater than 50-horsepower), and/or
utilizing added exhaust devices
(e.g., Level 3 Diesel Particular
Filter);
• Limiting the idling time of dieselpowered construction equipment to two minutes;
• Requiring that all construction
equipment, diesel trucks, and
generators be equipped with Best
Available Control Technology
(BACT) for emission reductions of
NOx and PM per SCAQMD BACT
Guidelines;
• Requiring all contractors use
equipment that meets CARB’s most
recent certification standard for offroad heavy-duty diesel engines; and • Application of super-compliant paints
to interior and/or exterior surfaces
(e.g., paints that meet SCAQMD Rule
1113 “super-compliant”
requirements).
10 Mitigation Monitoring and Reporting Program
February 19, 2026

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
Cause
Substantial
Adverse
Cumulative Air
Quality
Impacts
Mitigation Measure AQ-1: Require a
Project-level Construction
Assessment for New Development
Proposed Under Implementation of
the Clearwater Specific Plan. The City
shall require applicants to submit a
quantitative project-level construction
criteria air pollutant and toxic air
contaminant emissions analysis for future
development proposed under
implementation of the Clearwater
Specific Plan. The estimated construction
criteria air pollutant and toxic air
contaminant emissions shall be
compared against the thresholds of
significance maintained by the South
Coast Air Quality Management District
(SCAQMD) including Localized
Significance Thresholds (LSTs) and, if
emissions are shown to be above
SCAQMD thresholds, the City shall
require the implementation of mitigation
to reduce emissions below SCAMQD
thresholds or to the maximum extent
feasible. Mitigation measures to reduce
emissions could include, but are not
limited to:
• Requiring equipment to use
alternative fuel sources (e.g.,
electric-powered and liquefied or
compressed natural gas), meet
cleaner emission standards (e.g.,
Project
Applicant
City of
Paramount
Planning
Department
Prior to
discretionary
project
approval.

Clearwater Specific Plan 11
City of Paramount

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
U.S. EPA Tier IV Final or Tier
5emissions standards for equipment
greater than 50-horsepower), and/or
utilizing added exhaust devices
(e.g., Level 3 Diesel Particular
Filter);
• Limiting the idling time of dieselpowered construction equipment to two minutes;
• Requiring that all construction
equipment, diesel trucks, and
generators be equipped with Best
Available Control Technology
(BACT) for emission reductions of
NOx and PM per SCAQMD BACT
Guidelines;
• Requiring all contractors use
equipment that meets CARB’s most
recent certification standard for offroad heavy-duty diesel engines; and • Application of super-compliant paints
to interior and/or exterior surfaces
(e.g., paints that meet SCAQMD Rule
1113 “super-compliant”
requirements).

Cause
Substantial
Adverse
Cumulative Air
Quality
Impacts
Mitigation Measure AQ-2: Use Super
Compliant VOC Architectural Coatings
During Operational Activities. The City
shall require the use of architectural
coatings that meet the South Coast Air
Quality Management District’s
(SCAQMD) “Super Compliant” VOC
Project
Applicant
City of
Paramount
Planning
Department
Prior to
issuance of
construction
permits.
12 Mitigation Monitoring and Reporting Program
February 19, 2026

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
standard of 10 grams/liter or less for all
interior and exterior primer, sealer, paint,
and other coating applications for which a
super compliant product is commercially
available.

Cause
Substantial
Adverse
Cumulative Air
Quality
Impacts
Mitigation Measure TRAN-1: Prior to
completion of the planned Southeast
Gateway Line Paramount/Rosecrans
station, all development proposals within
the Clearwater Specific Plan Planning
Area shall be required to prepare a
project-specific VMT screening/analysis.

After completion of the planned
Southeast Gateway Line Paramount/
Rosecrans station, only development
proposals involving APN 6241-016-023
or 6241-016-907 shall be required to
prepare a project-specific VMT
screening/analysis.

Project
Applicant
City of
Paramount
Planning
Department
Prior to
completion of
the Southeast
Gateway Line
Paramount/Ro
secrans station
and prior to
issuance of
construction
permits.

CULTURAL RESOURCES
Cause
Substantial
Adverse
Change in the
Significance of
Archaeological
Resources
Mitigation Measure CUL-1: Retain a
Native American Monitor Prior to
Commencement of Ground-Disturbing
Activities: The project applicant/lead
agency shall retain a Native American
Monitor from or approved by the
Gabrieleño Band of Mission Indians –
Kizh Nation. The monitor shall be
retained prior to the commencement of
any “ground-disturbing activity” for the
subject project at all project locations (i.e.,
both on site and any off site locations that
Project
Applicant
City of
Paramount
Planning
Department
Prior to
issuance of
construction
permits.

Clearwater Specific Plan 13
City of Paramount

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
are included in the project
description/definition and/or required in
connection with the project, such as
public improvement work). “Grounddisturbing activity” shall include, but is not limited to, demolition, pavement removal,
potholing, auguring, grubbing, tree
removal, boring, grading, excavation,
drilling, and trenching. A copy of the
executed monitoring agreement shall be
submitted to the lead agency prior to the
earlier of the commencement of any
ground-disturbing activity, or the
issuance of any permit necessary to
commence a ground-disturbing activity.

The monitor will complete daily
monitoring logs that will provide
descriptions of the relevant grounddisturbing activities, the type of construction activities performed,
locations of ground-disturbing activities,
soil types, cultural-related materials, and
any other facts, conditions, materials, or
discoveries of significance to the Tribe.

Monitor logs will identify and describe any
discovered TCRs, including but not
limited to, Native American cultural and
historical artifacts, remains, places of
significance, etc., (collectively, tribal
cultural resources, or “TCR”), as well as
any discovered Native American
(ancestral) human remains and burial
goods. Copies of monitor logs will be
14 Mitigation Monitoring and Reporting Program
February 19, 2026

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
provided to the project applicant/lead
agency upon written request to the Tribe.

On site tribal monitoring shall conclude
upon the latter of the following (1) written
confirmation to the Kizh from a
designated point of contact for the project
applicant/lead agency that all grounddisturbing activities and phases that may involve ground-disturbing activities on the
project site or in connection with the
project are complete; or (2) a
determination and written notification by
the Kizh to the project applicant/lead
agency that no future, planned
construction activity and/or
development/construction phase at the
project site possesses the potential to
impact Kizh TCRs.

Cause
Substantial
Adverse
Change in the
Significance of
Archaeological
Resources
Mitigation Measure CUL-2:

Unanticipated Discovery of Tribal
Cultural Resource Objects (NonFunerary/Non-Ceremonial): Upon discovery of any TCRs, all construction
activities in the immediate vicinity of the
discovery shall cease (i.e., not less than
the surrounding 50 feet) and shall not
resume until the discovered TCR has
been fully assessed by the Kizh monitor
and/or Kizh archaeologist. The Kizh will
recover and retain all discovered TCRs in
the form and/or manner the Tribe deems
appropriate, in the Tribe’s sole discretion,
and for any purpose the Tribe deems
Project
Applicant
City of
Paramount
Planning
Department
Throughout
construction.

Clearwater Specific Plan 15
City of Paramount

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
appropriate, including for educational,
cultural, and/or historic purposes.

Cause
Substantial
Adverse
Change in the
Significance of
Archaeological
Resources
Mitigation Measure CUL-3:

Unanticipated Discovery of Human
Remains and Associated Funerary or
Ceremonial Objects. Native American
human remains are defined in PRC
5097.98 (d)(1) as an inhumation or
cremation, and in any state of
decomposition or skeletal completeness.

Funerary objects, called associated
grave goods in Public Resources Code
Section 5097.98, are also to be treated
according to this statute. If Native
American human remains and/or grave
goods are discovered or recognized on
the project site, then Public Resource
Code 5097.9 as well as Health and Safety
Code Section 7050.5 shall be followed.

Human remains and grave/burial goods
shall be treated alike per California Public
Resources Code section 5097.98(d)(1)
and (2). Preservation in place (i.e.,
avoidance) is the preferred manner of
treatment for discovered human remains
and/or burial goods. Any discovery of
human remains/burial goods shall be
kept confidential to prevent further
disturbance.

Project
Applicant
City of
Paramount
Planning
Department
Throughout
construction.
16 Mitigation Monitoring and Reporting Program
February 19, 2026

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date

GREENHOUSE GAS EMISSIONS
Generate GHG
Emissions,
Either Directly
or Indirectly,
That May Have
a Significant
Impact on the
Environment
Mitigation Measure GHG-1: Reduce
Building Energy Consumption and
GHG Emissions. To reduce potential
GHG emissions associated with the
performance of the building envelope and
systems components covered by Title 24
of the California Code of Regulations, all
buildings in the Planning Area shall be
designed to have a total energy design
rating that is at least 5% less than the
standard building design for Climate
Zone 8. The energy budget for the
standard design building and the energy
budget for the proposed design building
shall be determined in accordance with
the definitions and approach set forth in
the version of the Building Energy
Efficiency Standards (Energy Code) that
is in effect at the time of building permit
approval, unless the City of Paramount
has adopted local requirements that are
more stringent than the Energy Code.

The requirement to reduce a project’s
energy budget by 5% below the standard
design building shall not apply if the
Energy Code or the city of Paramount has
already established a zero net energy
requirement for the standard design
building.

Project
Applicant
City of
Paramount
Planning
Department
Prior to
issuance of
construction
permits.

Generate GHG
Emissions,
Mitigation Measure GHG-2: Reduce
Appliance Energy Consumption and
Project
Applicant
City of
Paramount
Prior to
issuance of
Clearwater Specific Plan 17
City of Paramount

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
Either Directly
or Indirectly,
That May Have
a Significant
Impact on the
Environment
GHG Emissions. To reduce potential
GHG emissions from appliance-related
energy consumption, all developerinstalled refrigerators, dishwashers, clothes washers and dryers, and room air
conditioners shall be Energy Starcertified products.

Planning
Department
construction
permits.

Generate GHG
Emissions,
Either Directly
or Indirectly,
That May Have
a Significant
Impact on the
Environment
Mitigation Measure GHG-3: Increase
Water Conservation. To reduce
potential GHG emissions associated with
water consumption, U.S. EPA Certified
WaterSense labeled or equivalent
faucets, toilets, and showerheads shall
be installed.

Project
Applicant
City of
Paramount
Planning
Department
Prior to
issuance of
construction
permits.

Generate GHG
Emissions,
Either Directly
or Indirectly,
That May Have
a Significant
Impact on the
Environment
Mitigation Measure GHG-4: Increase
Solar Energy. To reduce building energy
and related GHG emissions, all projects
occurring within the TR5, MU-TC, FD,
and NI zones in the Planning Area shall
implement the following sustainability
recommendation included in the Specific
Plan regarding solar energy: Solar panels
shall cover a minimum percentage of the
roof area, unless 100% of building energy
needs are met using renewable energy.

The minimum percentage of covered roof
area is 30% for buildings within the MUTC zone, 40% for building within the TR5 zone, and 50% for buildings within the FC
and NI zones.

Project
Applicant
City of
Paramount
Planning
Department
Prior to
issuance of
construction
permits.
18 Mitigation Monitoring and Reporting Program
February 19, 2026

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
Generate GHG
Emissions,
Either Directly
or Indirectly,
That May Have
a Significant
Impact on the
Environment
Mitigation Measure AQ-1: Require a
Project-level Construction
Assessment for New Development
Proposed Under Implementation of
the Clearwater Specific Plan. The City
shall require applicants to submit a
quantitative project-level construction
criteria air pollutant and toxic air
contaminant emissions analysis for future
development proposed under
implementation of the Clearwater
Specific Plan. The estimated construction
criteria air pollutant and toxic air
contaminant emissions shall be
compared against the thresholds of
significance maintained by the South
Coast Air Quality Management District
(SCAQMD) including Localized
Significance Thresholds (LSTs) and, if
emissions are shown to be above
SCAQMD thresholds, the City shall
require the implementation of mitigation
to reduce emissions below SCAMQD
thresholds or to the maximum extent
feasible. Mitigation measures to reduce
emissions could include, but are not
limited to:
• Requiring equipment to use
alternative fuel sources (e.g.,
electric-powered and liquefied or
compressed natural gas), meet
cleaner emission standards (e.g.,
Project
Applicant
City of
Paramount
Planning
Department
Prior to
discretionary
project
approval.

Clearwater Specific Plan 19
City of Paramount

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
U.S. EPA Tier IV Final or Tier
5emissions standards for equipment
greater than 50-horsepower), and/or
utilizing added exhaust devices
(e.g., Level 3 Diesel Particular
Filter);
• Limiting the idling time of dieselpowered construction equipment to two minutes;
• Requiring that all construction
equipment, diesel trucks, and
generators be equipped with Best
Available Control Technology
(BACT) for emission reductions of
NOx and PM per SCAQMD BACT
Guidelines;
• Requiring all contractors use
equipment that meets CARB’s most
recent certification standard for offroad heavy-duty diesel engines; and • Application of super-compliant paints
to interior and/or exterior surfaces
(e.g., paints that meet SCAQMD Rule
1113 “super-compliant”
requirements).

Generate GHG
Emissions,
Either Directly
or Indirectly,
That May Have
a Significant
Mitigation Measure TRAN-1: Prior to
completion of the planned Southeast
Gateway Line Paramount/Rosecrans
station, all development proposals within
the Clearwater Specific Plan Planning
Area shall be required to prepare a
project-specific VMT screening/analysis.

Project
Applicant
City of
Paramount
Planning
Department
Prior to
completion of
the Southeast
Gateway Line
Paramount/Ro
secrans station
and prior to
20 Mitigation Monitoring and Reporting Program
February 19, 2026

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
Impact on the
Environment
After completion of the planned
Southeast Gateway Line Paramount/
Rosecrans station, only development
proposals involving APN 6241-016-023
or 6241-016-907 shall be required to
prepare a project-specific VMT
screening/analysis.
issuance of
construction
permits.

Cause
Substantial
Adverse
Cumulative
Impacts with
Respect to
Greenhouse
Gases
Mitigation Measure GHG-1: Reduce
Building Energy Consumption and
GHG Emissions. To reduce potential
GHG emissions associated with the
performance of the building envelope and
systems components covered by Title 24
of the California Code of Regulations, all
buildings in the Planning Area shall be
designed to have a total energy design
rating that is at least 5% less than the
standard building design for Climate
Zone 8. The energy budget for the
standard design building and the energy
budget for the proposed design building
shall be determined in accordance with
the definitions and approach set forth in
the version of the Building Energy
Efficiency Standards (Energy Code) that
is in effect at the time of building permit
approval, unless the City of Paramount
has adopted local requirements that are
more stringent than the Energy Code.

The requirement to reduce a project’s
energy budget by 5% below the standard
design building shall not apply if the
Energy Code or the city of Paramount has
Project
Applicant
City of
Paramount
Planning
Department
Prior to
issuance of
construction
permits.

Clearwater Specific Plan 21
City of Paramount

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
already established a zero net energy
requirement for the standard design
building.

Cause
Substantial
Adverse
Cumulative
Impacts with
Respect to
Greenhouse
Gases
Mitigation Measure GHG-2: Reduce
Appliance Energy Consumption and
GHG Emissions. To reduce potential
GHG emissions from appliance-related
energy consumption, all developerinstalled refrigerators, dishwashers, clothes washers and dryers, and room air
conditioners shall be Energy Starcertified products.

Project
Applicant
City of
Paramount
Planning
Department
Prior to
issuance of
construction
permits.

Cause
Substantial
Adverse
Cumulative
Impacts with
Respect to
Greenhouse
Gases
Mitigation Measure GHG-3: Increase
Water Conservation. To reduce
potential GHG emissions associated with
water consumption, U.S. EPA Certified
WaterSense labeled or equivalent
faucets, toilets, and showerheads shall
be installed.

Project
Applicant
City of
Paramount
Planning
Department
Prior to
issuance of
construction
permits.

Cause
Substantial
Adverse
Cumulative
Impacts with
Respect to
Greenhouse
Gases
Mitigation Measure GHG-4: Increase
Solar Energy. To reduce building energy
and related GHG emissions, all projects
occurring within the TR5, MU-TC, FD,
and NI zones in the Planning Area shall
implement the following sustainability
recommendation included in the Specific
Plan regarding solar energy: Solar panels
shall cover a minimum percentage of the
roof area, unless 100% of building energy
needs are met using renewable energy.

The minimum percentage of covered roof
Project
Applicant
City of
Paramount
Planning
Department
Prior to
issuance of
construction
permits.
22 Mitigation Monitoring and Reporting Program
February 19, 2026

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
area is 30% for buildings within the MUTC zone, 40% for building within the TR5 zone, and 50% for buildings within the FC
and NI zones.

Cause
Substantial
Adverse
Cumulative
Impacts with
Respect to
Greenhouse
Gases
Mitigation Measure AQ-1: Require a
Project-level Construction
Assessment for New Development
Proposed Under Implementation of
the Clearwater Specific Plan. The City
shall require applicants to submit a
quantitative project-level construction
criteria air pollutant and toxic air
contaminant emissions analysis for future
development proposed under
implementation of the Clearwater
Specific Plan. The estimated construction
criteria air pollutant and toxic air
contaminant emissions shall be
compared against the thresholds of
significance maintained by the South
Coast Air Quality Management District
(SCAQMD) including Localized
Significance Thresholds (LSTs) and, if
emissions are shown to be above
SCAQMD thresholds, the City shall
require the implementation of mitigation
to reduce emissions below SCAMQD
thresholds or to the maximum extent
feasible. Mitigation measures to reduce
emissions could include, but are not
limited to:

Project
Applicant
City of
Paramount
Planning
Department
Prior to
discretionary
project
approval.

Clearwater Specific Plan 23
City of Paramount

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
• Requiring equipment to use
alternative fuel sources (e.g.,
electric-powered and liquefied or
compressed natural gas), meet
cleaner emission standards (e.g.,
U.S. EPA Tier IV Final or Tier
5emissions standards for equipment
greater than 50-horsepower), and/or
utilizing added exhaust devices
(e.g., Level 3 Diesel Particular
Filter);
• Limiting the idling time of dieselpowered construction equipment to two minutes;
• Requiring that all construction
equipment, diesel trucks, and
generators be equipped with Best
Available Control Technology
(BACT) for emission reductions of
NOx and PM per SCAQMD BACT
Guidelines;
• Requiring all contractors use
equipment that meets CARB’s most
recent certification standard for offroad heavy-duty diesel engines; and • Application of super-compliant paints
to interior and/or exterior surfaces
(e.g., paints that meet SCAQMD Rule
1113 “super-compliant”
requirements).

Cause
Substantial
Mitigation Measure TRAN-1: Prior to
completion of the planned Southeast
Project
Applicant
City of
Paramount
Prior to
completion of
24 Mitigation Monitoring and Reporting Program
February 19, 2026

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
Adverse
Cumulative
Impacts with
Respect to
Greenhouse
Gases
Gateway Line Paramount/Rosecrans
station, all development proposals within
the Clearwater Specific Plan Planning
Area shall be required to prepare a
project-specific VMT screening/analysis.

After completion of the planned
Southeast Gateway Line Paramount/
Rosecrans station, only development
proposals involving APN 6241-016-023
or 6241-016-907 shall be required to
prepare a project-specific VMT
screening/analysis.

Planning
Department
the Southeast
Gateway Line
Paramount/Ro
secrans station
and prior to
issuance of
construction
permits.

HYDROLOGY AND WATER QUALITY
Substantially
Decrease
Groundwater
Supplies or
Interfere
Substantially
with
Groundwater
Recharge
Such that the
Project May
Impede
Sustainable
Groundwater
Management
for the Basin
Mitigation Measure HYD-1: Water
Demand Management. New
developments under the Specific Plan
that will be served by local water utility
providers shall not be approved if they
increase water use in excess of what is
identified for supply in 2045 under the
most recent Urban Water Management
Plan for the involved local water
providers.

Project
Applicant
City of
Paramount
Planning
Department
Prior to
discretionary
project
approval.

NOISE
Clearwater Specific Plan 25
City of Paramount

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
Result in the
Generation of
Substantial
Temporary
Increase in
Ambient Noise
Levels in the
Project Vicinity
in Excess of
Local
Standards
Mitigation Measure NOI-1: Reduce
Potential Planning Area Construction
Noise Levels. To ensure receptors in the
vicinity of the Planning Area are aware of
the projects and their planned
construction activities, all future
development in the Planning Area shall
implement the measures listed below.
(1) Provide Notification of Construction
Activities. The notice shall be
provided at least 14 calendar days
prior to the start of any construction
activities, describe the planned
phasing and schedule of construction
activities, describe the noise control
measures to be implemented during
construction, and include the name,
phone number, and email address of
a designated contact for the
construction contractor and the city of
Paramount responsible for handling
construction-related noise
complaints. The notice shall be
provided to the owner/occupants of
all occupied dwelling units within 200
feet of planned construction work
areas.
(2) Restrict Work Hours: Unless
otherwise authorized by the City, all
construction-related work activities,
including material deliveries, shall be
Project
Applicant
City of
Paramount
Planning
Department
Prior to
issuance of
construction
permits and
throughout
construction.
26 Mitigation Monitoring and Reporting Program
February 19, 2026

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
conducted only during the hours of 7
AM to 8 PM consistent with Municipal
Code Section 9.12.060(4). Each
development project shall post a sign
at all entrances to and exits from the
construction site informing
contractors, subcontractors,
construction workers, etc. of the
allowable work hour requirements.
(3) Control Construction Traffic and Site
Access. Construction traffic, including
soil and debris hauling, shall follow
City-designated truck routes and
shall avoid routes that contain
residential dwelling units to the
maximum extent feasible given
specific project location and access
needs.
(4) Construction Equipment Selection,
Use, and Noise Control Measures.

The following measures shall apply to
all future development in the Project
area:
a. Construction staging activities
such as receipt of deliveries,
equipment and material storage,
etc., shall occur as far away from
sensitive land uses as possible.
b. All stationary noise generating
equipment such as pumps,
Clearwater Specific Plan 27
City of Paramount

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
compressors, and welding
machines shall be shielded and
located as far from sensitive
receptor locations as practical.

Shielding may consist of trailers,
stored materials, or a three- or
four-sided enclosure provided
the structure/barrier breaks the
line of sight between the
equipment and the receptor,
provides for proper equipment
ventilation and operations, and
complies with all other applicable
occupational safety and health
requirements.
c. Heavy equipment shall include
standard noise suppression
devices such as mullers, engine
covers, and engine/mechanical
isolators, mounts, etc. Equipment
and noise suppression devices
shall be maintained in
accordance with manufacturer’s
recommendations while onsite.
d. Pneumatic tools shall include a
noise suppression device on the
compressed air exhaust.
e. Connect to existing electrical
service to power stationary and
portable equipment (e.g., pumps,
generators, compressors, and
welding sets). This measure shall
be subject to the approval of the
28 Mitigation Monitoring and Reporting Program
February 19, 2026

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
local electric utility.
5) Install Temporary Noise Barriers. To
reduce potential construction noise
levels at receptors near active work
areas, all future development in the
Project area shall install a temporary
noise barrier during all site
preparation, grading, and paving
work activities that have a line of sight
to and occur within 100 feet of an
occupied dwelling unit or educational
or religious assembly land use. The
barrier shall only be required along
the portion of the job site perimeter
that lies between the active work area
and the affected dwelling unit(s). In
addition, a temporary barrier shall not
be required if a permanent barrier is
already present between the work
area and the affected dwelling unit.

The barrier shall consist of the
following:
a. When activities occur no closer
than 50 feet from an occupied
dwelling unit, the physical noise
barrier shall extend to a height of
6 feet above grade and consist of
nominal 0.5-inch plywood with a
minimum material density of 1.7
pounds per square foot installed.

Alternatively, the barrier may
Clearwater Specific Plan 29
City of Paramount

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
consist of commercially available
acoustic panels, blankets, etc.
that have a minimum sound
transmission class (STC) or
transmission loss value of 20 dB.
b. When activities occur within 25 to
50 feet of an occupied dwelling
unit, the physical noise barrier
shall extend to a height of 8 feet
above grade and consist of
nominal 0.5-inch plywood with a
minimum material density of 1.7
pounds per square foot installed.

Alternatively, the barrier may
consist of commercially available
acoustic panels, blankets, etc.
that have a minimum STC or
transmission loss value of 20 dB.
c. When activities occur within 25
feet of an occupied dwelling unit,
the physical noise barrier shall
extend to a height of 10 feet
above grade and consist of
nominal 1.0-inch plywood with a
minimum material density of
approximately 3 pounds per
square foot installed.

Alternatively, the barrier may
consist of commercially available
acoustic panels, blankets, etc.
that have a minimum STC or
transmission loss value of 23 dB
or higher.
30 Mitigation Monitoring and Reporting Program
February 19, 2026

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
The barrier shall be installed at grade, or
mounted to structures located at grade,
such as a K-rail, and be maintained free
of openings or gaps other than weep
holes. Construction ingress/egress shall
not be permitted through the barrier
unless there is no other viable access
point due to specific project constraints or
other access requirements. The noise
barrier may be removed following the
completion of all site preparation,
grading, and paving activities (i.e., it is not
necessary once framing and typical
vertical building construction begins
provided no other site preparation,
grading, or paving work is still occurring
in the area).

Result in
Generation of
a Substantial
Permanent
Increase in
Ambient noise
Levels in the
Vicinity of the
Project in
Excess of
Local
Standards
Mitigation Measure NOI-2: Control
Onsite Noise Generating Sources and
Activities. To ensure onsite, operationsrelated equipment and other activities associated with the future development in
the Project area do not generate noise
levels that exceed City standards, future
mixed-use residential/commercial,
commercial and neo-industrial
development shall submit a projectspecific operational noise analysis to the City for review and approval prior to the
issuance of building permits. The noise
analysis shall be prepared by a qualified
acoustical consultant and shall:

Project
Applicant
City of
Paramount
Planning
Department
Prior to
issuance of
construction
permits.

Clearwater Specific Plan 31
City of Paramount

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
1) Identify surrounding land uses and
noise-sensitive receptors in the
vicinity of the project.
2) Identify the ambient noise level at and
in the vicinity of the project, including
at noise-sensitive receptors that
could be impacted by the project.

Ambient noise levels may be based
on information in the Clearwater
Specific Plan EIR, or new ambient
noise measurements conducted for
the project.
3) Describe the noise levels generated
by the project’s onsite noise sources,
including all stationary equipment
(e.g., pumps, compressors,
generators, dryers, heating,
ventilation, and air conditioning
equipment, etc.), truck
docks/dedicated loading areas,
waste collection areas, and vehicle
parking areas included in the final
project design/site plan.
4) Demonstrate how project noise
sources and activities will comply with
the exterior sound limits established
in Municipal Code Chapter 9.12,
Noise, the noise compatibility
guidelines in General Plan Table 5-3,
32 Mitigation Monitoring and Reporting Program
February 19, 2026

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
and applicable interior sound limits.

Measures for reducing project noise
to may include, but are not limited to,
setbacks, equipment enclosures,
noise barriers or other means of
shielding onsite noise levels from
surrounding land uses and noisesensitive receptors, and operating restrictions (e.g., prohibiting certain
equipment or activities from operating
at certain times such as nighttime
hours).

Result in
Generation of
Excessive
Groundborne
Noise Levels
Mitigation Measure NOI-3: Prohibit
Vibratory Equipment. To reduce the
potential for construction equipment to
generate substantially perceptible
groundborne vibrations, the use of
vibratory rollers, vibratory/impact
hammers and other potential large
vibration-generating equipment (e.g.,
hydraulic breakers/hoe rams) shall be
prohibited within 110 feet of any occupied
institutional building, 150 feet of any
occupied residential dwelling unit or
within 250 feet of an occupied research
building. Additionally, the use of large
bulldozers, large-loaded trucks, and/or
auger drill rigs shall not be permitted
within 65 feet of any occupied institutional
building, 80 feet of any occupied
residential dwelling unit or within 150 feet
of an occupied research building.

Project
Applicant
City of
Paramount
Planning
Department
Prior to
issuance of
construction
permits.

Clearwater Specific Plan 33
City of Paramount

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
If it is not feasible to prohibit the use of the
specified equipment within the ranges
defined above due to site- or projectspecific conditions or design considerations, a project-specific
construction vibration evaluation plan
shall be prepared that identifies planned
vibration-generating construction
activities and potential ground-borne
vibration levels (given specific equipment
and soil conditions) at specific receptor
locations and the vibration control
measures that will be employed to ensure
equipment and work activities would not
result in vibrations that exceed the FTA
standards of 65 VdB, 72 VdB, and 75 VdB
for Category 1, Category 2, and Category
3 land use types, respectively or Caltrans’
strongly perceptible human annoyance
criterion of 0.1 inches/second peak
particle velocity. Such measures may
include but are not limited to the use of
vibration monitoring to measure actual
vibration levels, the use of photo
monitoring or documentation of building
conditions prior to, during, and after
construction activities, and/or the use of
trenches or barriers that attenuate
ground-borne vibration.

Cause
Substantial
Adverse
Cumulative
Mitigation Measure NOI-1: Reduce
Potential Planning Area Construction
Noise Levels. To ensure receptors in the
vicinity of the Planning Area are aware of
Project
Applicant
City of
Paramount
Planning
Department
Prior to
issuance of
construction
permits and
34 Mitigation Monitoring and Reporting Program
February 19, 2026

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
Noise and/or
Vibration
Impacts
the projects and their planned
construction activities, all future
development in the Planning Area shall
implement the measures listed below.
(1) Provide Notification of Construction
Activities. The notice shall be
provided at least 14 calendar days
prior to the start of any construction
activities, describe the planned
phasing and schedule of construction
activities, describe the noise control
measures to be implemented during
construction, and include the name,
phone number, and email address of
a designated contact for the
construction contractor and the city of
Paramount responsible for handling
construction-related noise
complaints. The notice shall be
provided to the owner/occupants of
all occupied dwelling units within 200
feet of planned construction work
areas.
(2) Restrict Work Hours: Unless
otherwise authorized by the City, all
construction-related work activities,
including material deliveries, shall be
conducted only during the hours of 7
AM to 8 PM consistent with Municipal
Code Section 9.12.060(4). Each
development project shall post a sign
throughout
construction.

Clearwater Specific Plan 35
City of Paramount

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
at all entrances to and exits from the
construction site informing
contractors, subcontractors,
construction workers, etc. of the
allowable work hour requirements.
(3) Control Construction Traffic and Site
Access. Construction traffic, including
soil and debris hauling, shall follow
City-designated truck routes and
shall avoid routes that contain
residential dwelling units to the
maximum extent feasible given
specific project location and access
needs.
(4) Construction Equipment Selection,
Use, and Noise Control Measures.

The following measures shall apply to
all future development in the Project
area:
a. Construction staging activities
such as receipt of deliveries,
equipment and material storage,
etc., shall occur as far away from
sensitive land uses as possible.
b. All stationary noise generating
equipment such as pumps,
compressors, and welding
machines shall be shielded and
located as far from sensitive
receptor locations as practical.
36 Mitigation Monitoring and Reporting Program
February 19, 2026

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
Shielding may consist of trailers,
stored materials, or a three- or
four-sided enclosure provided
the structure/barrier breaks the
line of sight between the
equipment and the receptor,
provides for proper equipment
ventilation and operations, and
complies with all other applicable
occupational safety and health
requirements.
c. Heavy equipment shall include
standard noise suppression
devices such as mullers, engine
covers, and engine/mechanical
isolators, mounts, etc. Equipment
and noise suppression devices
shall be maintained in
accordance with manufacturer’s
recommendations while onsite.
d. Pneumatic tools shall include a
noise suppression device on the
compressed air exhaust.
e. Connect to existing electrical
service to power stationary and
portable equipment (e.g., pumps,
generators, compressors, and
welding sets). This measure shall
be subject to the approval of the
local electric utility.
5) Install Temporary Noise Barriers. To
reduce potential construction noise
Clearwater Specific Plan 37
City of Paramount

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
levels at receptors near active work
areas, all future development in the
Project area shall install a temporary
noise barrier during all site
preparation, grading, and paving
work activities that have a line of sight
to and occur within 100 feet of an
occupied dwelling unit or educational
or religious assembly land use. The
barrier shall only be required along
the portion of the job site perimeter
that lies between the active work area
and the affected dwelling unit(s). In
addition, a temporary barrier shall not
be required if a permanent barrier is
already present between the work
area and the affected dwelling unit.

The barrier shall consist of the
following:
a. When activities occur no closer
than 50 feet from an occupied
dwelling unit, the physical noise
barrier shall extend to a height of
6 feet above grade and consist of
nominal 0.5-inch plywood with a
minimum material density of 1.7
pounds per square foot installed.

Alternatively, the barrier may
consist of commercially available
acoustic panels, blankets, etc.
that have a minimum sound
38 Mitigation Monitoring and Reporting Program
February 19, 2026

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
transmission class (STC) or
transmission loss value of 20 dB.
b. When activities occur within 25 to
50 feet of an occupied dwelling
unit, the physical noise barrier
shall extend to a height of 8 feet
above grade and consist of
nominal 0.5-inch plywood with a
minimum material density of 1.7
pounds per square foot installed.

Alternatively, the barrier may
consist of commercially available
acoustic panels, blankets, etc.
that have a minimum STC or
transmission loss value of 20 dB.
c. When activities occur within 25
feet of an occupied dwelling unit,
the physical noise barrier shall
extend to a height of 10 feet
above grade and consist of
nominal 1.0-inch plywood with a
minimum material density of
approximately 3 pounds per
square foot installed.

Alternatively, the barrier may
consist of commercially available
acoustic panels, blankets, etc.
that have a minimum STC or
transmission loss value of 23 dB
or higher.

The barrier shall be installed at grade, or
mounted to structures located at grade,
Clearwater Specific Plan 39
City of Paramount

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
such as a K-rail, and be maintained free
of openings or gaps other than weep
holes. Construction ingress/egress shall
not be permitted through the barrier
unless there is no other viable access
point due to specific project constraints or
other access requirements. The noise
barrier may be removed following the
completion of all site preparation,
grading, and paving activities (i.e., it is not
necessary once framing and typical
vertical building construction begins
provided no other site preparation,
grading, or paving work is still occurring
in the area).

Cause
Substantial
Adverse
Cumulative
Noise and/or
Vibration
Impacts
Mitigation Measure NOI-2: Control
Onsite Noise Generating Sources and
Activities. To ensure onsite, operationsrelated equipment and other activities associated with the future development in
the Project area do not generate noise
levels that exceed City standards, future
mixed-use residential/commercial,
commercial and neo-industrial
development shall submit a projectspecific operational noise analysis to the City for review and approval prior to the
issuance of building permits. The noise
analysis shall be prepared by a qualified
acoustical consultant and shall:

Project
Applicant
City of
Paramount
Planning
Department
Prior to
issuance of
construction
permits.
40 Mitigation Monitoring and Reporting Program
February 19, 2026

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
1) Identify surrounding land uses and
noise-sensitive receptors in the
vicinity of the project.
2) Identify the ambient noise level at and
in the vicinity of the project, including
at noise-sensitive receptors that
could be impacted by the project.

Ambient noise levels may be based
on information in the Clearwater
Specific Plan EIR, or new ambient
noise measurements conducted for
the project.
3) Describe the noise levels generated
by the project’s onsite noise sources,
including all stationary equipment
(e.g., pumps, compressors,
generators, dryers, heating,
ventilation, and air conditioning
equipment, etc.), truck
docks/dedicated loading areas,
waste collection areas, and vehicle
parking areas included in the final
project design/site plan.
4) Demonstrate how project noise
sources and activities will comply with
the exterior sound limits established
in Municipal Code Chapter 9.12,
Noise, the noise compatibility
guidelines in General Plan Table 5-3,
and applicable interior sound limits.

Clearwater Specific Plan 41
City of Paramount

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
Measures for reducing project noise
to may include, but are not limited to,
setbacks, equipment enclosures,
noise barriers or other means of
shielding onsite noise levels from
surrounding land uses and noisesensitive receptors, and operating restrictions (e.g., prohibiting certain
equipment or activities from operating
at certain times such as nighttime
hours).

Cause
Substantial
Adverse
Cumulative
Noise and/or
Vibration
Impacts
Mitigation Measure NOI-3: Prohibit
Vibratory Equipment. To reduce the
potential for construction equipment to
generate substantially perceptible
groundborne vibrations, the use of
vibratory rollers, vibratory/impact
hammers and other potential large
vibration-generating equipment (e.g.,
hydraulic breakers/hoe rams) shall be
prohibited within 110 feet of any occupied
institutional building, 150 feet of any
occupied residential dwelling unit or
within 250 feet of an occupied research
building. Additionally, the use of large
bulldozers, large-loaded trucks, and/or
auger drill rigs shall not be permitted
within 65 feet of any occupied institutional
building, 80 feet of any occupied
residential dwelling unit or within 150 feet
of an occupied research building.

Project
Applicant
City of
Paramount
Planning
Department
Prior to
issuance of
construction
permits.
42 Mitigation Monitoring and Reporting Program
February 19, 2026

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
If it is not feasible to prohibit the use of the
specified equipment within the ranges
defined above due to site- or projectspecific conditions or design considerations, a project-specific
construction vibration evaluation plan
shall be prepared that identifies planned
vibration-generating construction
activities and potential ground-borne
vibration levels (given specific equipment
and soil conditions) at specific receptor
locations and the vibration control
measures that will be employed to ensure
equipment and work activities would not
result in vibrations that exceed the FTA
standards of 65 VdB, 72 VdB, and 75 VdB
for Category 1, Category 2, and Category
3 land use types, respectively or Caltrans’
strongly perceptible human annoyance
criterion of 0.1 inches/second peak
particle velocity. Such measures may
include but are not limited to the use of
vibration monitoring to measure actual
vibration levels, the use of photo
monitoring or documentation of building
conditions prior to, during, and after
construction activities, and/or the use of
trenches or barriers that attenuate
ground-borne vibration.

Cause
Substantial
Adverse
Cumulative
Mitigation Measure TRAN-1: Prior to
completion of the planned Southeast
Gateway Line Paramount/Rosecrans
station, all development proposals within
Project
Applicant
City of
Paramount
Planning
Department
Prior to
completion of
the Southeast
Gateway Line
Clearwater Specific Plan 43
City of Paramount

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
Noise and/or
Vibration
Impacts
the Clearwater Specific Plan Planning
Area shall be required to prepare a
project-specific VMT screening/analysis.

After completion of the planned
Southeast Gateway Line Paramount/
Rosecrans station, only development
proposals involving APN 6241-016-023
or 6241-016-907 shall be required to
prepare a project-specific VMT
screening/analysis.

Paramount/Ro
secrans station
and prior to
issuance of
construction
permits.

TRANSPORTATION
Conflict of be
Inconsistent
with CEQA
Guidelines
Section
15064.3,
Subdivision (b)
[Regarding
VMT]
Mitigation Measure TRAN-1: Prior to
completion of the planned Southeast
Gateway Line Paramount/Rosecrans
station, all development proposals within
the Clearwater Specific Plan Planning
Area shall be required to prepare a
project-specific VMT screening/analysis.

After completion of the planned
Southeast Gateway Line Paramount/
Rosecrans station, only development
proposals involving APN 6241-016-023
or 6241-016-907 shall be required to
prepare a project-specific VMT
screening/analysis.

Project
Applicant
City of
Paramount
Planning
Department
Prior to
completion of
the Southeast
Gateway Line
Paramount/Ro
secrans station
and prior to
issuance of
construction
permits.

Substantially
Increase
Hazards Due
to a Geometric
Design Feature
Mitigation Measure TRAN-2: Future
development proposals within the
Planning Area forecast to generate more
than 50 peak hour trips within the
Planning Area shall prepare a traffic study
that evaluates and addresses any
deficiencies related to the following items,
Project
Applicant
City of
Paramount
Planning
Department
Prior to
issuance of
construction
permits.
44 Mitigation Monitoring and Reporting Program
February 19, 2026

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
including potential cumulative impacts
and, if necessary, additional mitigation:
• The need for installation of a traffic
signal or turning restrictions at
unsignalized access points.
• Left turn lane storage lengths.
• Potential impacts of increased
pedestrian and vehicle activity,
including vehicle queuing, on the
following Union Pacific Railroad
Crossings:
o The intersection of Rosecrans
Avenue and Paramount
Boulevard
o Rosecrans Avenue between
Paramount Boulevard and
Garfield Avenue
o Somerset Boulevard between
Paramount Boulevard and
Garfield Avenue
• Any additional site access or safety
concerns deemed necessary by the
City of Paramount Director of Public
Works.

Future development proposals within the
Planning Area forecast to generate more
than 50 peak hour trips at the following
freeway ramps shall prepare a queuing
analysis for each ramp in accordance
with guidance from the California
Department of Transportation Local
Clearwater Specific Plan 45
City of Paramount

IDENTIFIED
IMPACT

RELATED MITIGATION MEASURE

MONITORING VERIFICATION
Implementation
Entity
Monitoring
and
Verification
Entity
Timing
Requirements Signature Date
Development Review Safety Review
Practitioner’s Guide (February 2024, or
current equivalent): I-710 at Rosecrans
Avenue interchange, I-710 at Alondra
Boulevard interchange, I-105 at Garfield
Avenue interchange, and I-105 at
Paramount Boulevard interchange.

UTILITIES AND SERVICE SYSTEMS
Require or
Result in the
Relocation or
Construction of
New or
Expanded
Utilities, the
Construction or
Relocation of
Which Could
Cause
Significant
Environmental
Effects
Mitigation Measure HYD-1: Water
Demand Management. New
developments under the Specific Plan
that will be served by local water utility
providers shall not be approved if they
increase water use in excess of what is
identified for supply in 2045 under the
most recent Urban Water Management
Plan for the involved local water
providers.

Project
Applicant
City of
Paramount
Planning
Department
Prior to
discretionary
project
approval.

CITY OF PARAMOUNT

LOS ANGELES COUNTY, CALIFORNIA
RESOLUTION NO. 26:015

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PARAMOUNT

SETTING FORTH ITS FINDINGS OF FACT AND DECISION RELATIVE TO GENERAL PLAN AMENDMENT NO. 26-1, APPROVING A GENERAL PLAN AMENDMENT NO. 26-1 TO THE PARAMOUNT GENERAL PLAN

TO PROVIDE CONSISTENCY WITH NEW MIXED-USE TOWN CENTER,
TOWN RESIDENTIAL, FLEX DISTRICT, AND NEO INDUSTRIAL ZONES;

AND ALLOW AN INCREASE IN DEVELOPMENT CAPACITY IN THE

COMPREHENSIVE UPDATE TO THE CLEARWATER EAST SPECIFIC

PLAN IN THE CITY OF PARAMOUNT
WHEREAS, the City of Paramount has initiated an application to amend the Paramount General Plan to provide consistency with new Mixed-Use Town Center, Town Residential, Flex District, and Neo Industrial zones; and allow an increase in development capacity, all as set forth in the comprehensive update to the Clearwater East Specific Plan in the City of Paramount, which is hereafter referred to as the Clearwater Specific Plan; and
WHEREAS, Paramount Municipal Code Section 17.48.030 et seq., a portion of the Zoning Ordinance of the City of Paramount, requires the Planning Commission to duly notice a public hearing, receive a report from staff, conduct the hearing and consider all evidence before it, and thereafter announce its findings and decisions in zoning matters; and
WHEREAS, staff caused to be prepared a CEQA analysis for the Project which determined a recommendation that the City Council certify the Final Environmental Impact Report (FEIR) and Mitigation Monitoring and Reporting Program (MMRP) for the project pursuant to the provisions of the California Environmental Quality Act (CEQA) as set out in Resolution No. 26:020; and
WHEREAS, on April 1, 2026, the Planning Commission conducted a duly noticed public hearing on the application, at which time it heard a presentation by the Planning and Building Director as well as testimony regarding the proposed project; and WHEREAS, on April 1, 2026, the Planning Commission recommended that the City Council approve the proposed General Plan Amendment.

WHEREAS, on May 12, 2026, the City Council opened a public hearing on the proposed General Plan Amendment and continued the public hearing to May 19, 2026, at which time it considered all evidence presented, both written and oral.

RESOLUTION NO. 26:015

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PARAMOUNT AS FOLLOWS:

SECTION 1. The above recitations are true and correct.

SECTION 2. The City Council finds that it has conducted all the public hearings necessary and in compliance with State Law and the Municipal Code of the City of Paramount.

SECTION 3. The City Council finds that all requirements of notice have been complied with pursuant to State Law and the Municipal Code.

SECTION 4. Factual Background.

A. On March 2, 2022, the City Council adopted the City’s 6th Cycle Housing Element covering the planning period between October 2021 through October 2029.

B. Government Code Section 65583.2(a), which governs the preparation of housing elements, provides that the City’s housing element must include an “inventory of land suitable for residential development . . . that can be developed for housing within the planning period and that are sufficient to provide for the jurisdiction’s share of the regional housing need for all income levels . . . .”.

C. Pursuant to Government Code Section 65583.2(c)(3)(B), the City’s Housing Element relied upon the default density appropriate to accommodate housing for lower incomes, which is 30 units per acre within the City.

D. Program 8 of the Housing Plan Schedule of Actions/Programs (“Implementation Programs”) of the Housing Element requires the City to “prepare revisions to the Clearwater East Specific Plan to include residential categories and development standards with a minimum density of at least 30 dwellings per acre.”
E. The City is currently engaged in a program to implement the Housing Element’s Implementation Programs, and the adoption of the Clearwater Specific Plan will serve as the required revision to the Clearwater East Specific Plan outlined in Program 8.

F. The City Council specifically finds that this proposed amendment to the General Plan will implement Program 8 and cause the General Plan to be internally consistent.

RESOLUTION NO. 26:015

G. The Clearwater Specific Plan covers a 71-acre area. The Specific Plan establishes six development zones with detailed development standards for each development zone. The zones include: (1) Mixed-Use Town Center (MU-TC) with a residential density of up to 90 dwelling units per acre; (2) Town Residential (TR) with a residential density of up to 65 dwelling units per acre; (3) Neo Industrial (NI) that is a nonresidential area that promotes a mix of artisanal manufacturing, breweries, emerging technology jobs, and locally serving businesses; (4) Quasi Public (QP) with a residential density of up to 40 dwelling units per acre; (5) Flex District (FD) with a residential density of up to 40 dwelling units per acre; and (6) Parks and Open Space that is a nonresidential area designated for parks, open space, and recreational land uses.

SECTION 5. Based upon all available evidence presented to the City Council during the above-referenced public hearings on May 12, 2026 and May 19, 2026, including written and oral staff reports, together with public testimony, the City Council finds that the evidence presented does justify the approval of the General Plan Amendment for the following reasons:

1. The balanced density and mix of uses satisfy the Housing Element’s Program 8 and applicable State Housing Laws. The City Council finds that the blended density meets or exceeds the minimum of 30 units per acre within the Specific Plan and within each site identified within the Housing Element’s Site Inventory. Therefore, the City Council finds that amending the General Plan to incorporate said zones and densities is consistent with Housing Element, applicable State housing laws, and furthers the need for housing within the City.

2. That modified conditions within the Housing Element warrant a revision in the General Plan Land Use Map as it pertains to the Specific Plan area.

3. That a need for the proposed land use designation exists within such area and that the proposed change is necessary, proper, and not likely to be detrimental to adjacent properties.

4. That the particular properties under consideration are proper locations for the said land use designation within such area and suitable in terms of access and size of parcels.

5. That placement of the proposed land use designation at such location will be in the interest of public health, safety, and general welfare.

6. That such land use designation is necessary or desirable for the development of the community, is essentially in harmony with the various elements of the General Plan, and is not detrimental to existing uses.

RESOLUTION NO. 26:015

7. The City Council specifically finds that the former Redevelopment Agency for the City of Paramount has been dissolved and its responsibilities transferred to the Successor Agency. The City Council further finds that the former Redevelopment Plan for the Redevelopment Agency has expired and is of no further force or effect. Therefore, the City Council does not intend to amend or revive the Redevelopment Plan by adoption of the Specific Plan and this Ordinance. The City Council hereby takes this action as an exercise of its police powers to implement Housing Element Program No. 8 in accordance with the General Plan’s Housing Element and applicable state laws.

SECTION 6. Implementation. The City Council hereby approves General Plan Amendment No. 26-1 and directs staff to make the following changes to the General Plan’s Land Use Element:

1. Change all references to the “Clearwater East Specific Plan” to “Clearwater Specific Plan”

2. Incorporate the zones and corresponding densities from the Clearwater Specific Plan as land use designations within the Land Use Element for the following: (1) Mixed-Use Town Center (MU-TC) with a residential density of up to 90 dwelling units per acre; (2) Town Residential (TR) with a residential density of up to 65 dwelling units per acre; (3) Neo Industrial (NI) that is a nonresidential area that promotes a mix of artisanal manufacturing, breweries, emerging technology jobs, and locally serving businesses; (4) Quasi Public (QP) with a residential density of up to 40 dwelling units per acre; (5) Flex District (FD) with a residential density of up to 40 dwelling units per acre; and (6) Parks and Open Space that is a nonresidential area designated for parks, open space, and recreational land uses.

3. Make any other changes technical necessary to ensure consistency between the Clearwater Specific Plan and the Land Use Element.

SECTION 7. CEQA. This General Plan Amendment, and the associated approvals (collectively, the “Project”) have been environmentally reviewed pursuant to the provisions of the California Environmental Quality Act (CEQA) and the State CEQA Guidelines. A Draft EIR was prepared and circulated for public review and comment, and a Final EIR was reviewed by the City Council. By separate Resolution No. 26:020, the City Council has: (i) made the required CEQA findings and determinations, (ii) certified the Final EIR; (iii) adopted a Statement of Overriding Considerations, and (iv) adopted a Mitigation Monitoring and Reporting Program for the Project. Resolution No. 26:020 is incorporated herein by reference, and made a part hereof as if fully set forth herein. The documents and other materials that constitute the record on which this determination was made are located in the Planning and Building Department and are in the custody of the RESOLUTION NO. 26:015

Planning and Building Director. Further, the mitigation measures set forth therein are made applicable to future development within the Specific Plan area for the Project.

SECTION 8. Based on the foregoing findings, the City Council adopts a resolution following public hearings to be conducted as required by law.

PASSED, APPROVED, and ADOPTED this 19th day of May 2026. _____________________________________
Brenda Olmos, Mayor
Attest:
__________________________________
Heidi Luce, City Clerk

CITY OF PARAMOUNT

LOS ANGELES COUNTY, CALIFORNIA
ORDINANCE NO. 1218

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

PARAMOUNT APPROVING ZONING ORDINANCE TEXT AMENDMENT
NO. 40, ADOPTING THE CLEARWATER SPECIFIC PLAN, REPEALING AND REPLACING CHAPTER 17.88 OF THE PARAMOUNT MUNICIPAL

CODE IN ITS ENTIRETY TO INCORPORATE THE CLEARWATER

SPECIFIC PLAN INTO THE PARAMOUNT MUNICIPAL CODE, AND

REPLACING THE FORMER CLEARWATER EAST SPECIFIC PLAN

THE CITY COUNCIL OF THE CITY OF PARAMOUNT DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. Recitals. The City Council finds and declares as follows:

A. California Constitution Article XI, Section 7, enables the City of Paramount (“the City”) to enact local planning and land use regulations; and B. The authority to adopt and enforce zoning regulations is an exercise of the City’s police power to protect the public health, safety, and welfare; and C. The City desires to ensure that residential development occurs in a prudently effective manner, in accordance with the goals and objectives of the Paramount General Plan and reasonable land use planning principles as well as in compliance with the provisions of State law; and D. On March 2, 2022, the City Council adopted the City’s 6th Cycle Housing Element covering the planning period between October 2021 through October 2029; and
E. Government Code Section 65583.2(a), which governs the preparation of housing elements, provides that the City’s housing element must include an “inventory of land suitable for residential development . . . that can be developed for housing within the planning period and that are sufficient to provide for the jurisdiction’s share of the regional housing need for all income levels . . . .”; and
F. Pursuant to Government Code Section 65583.2(c)(3)(B), the City’s Housing Element relied upon the default density appropriate to accommodate housing for lower incomes, which is 30 units per acre within the City; and ORDINANCE NO. 1218

G. Program 8 of the Housing Plan Schedule of Actions/Programs (“Implementation Programs”) of the Housing Element requires the City to “prepare revisions to the Clearwater East Specific Plan to include residential categories and development standards with a minimum density of at least 30 dwellings per acre.”
H. The City is currently engaged in a program to implement the Housing Element’s Implementation Programs, and the adoption of the Clearwater Specific Plan will serve as the required revision to the Clearwater East Specific Plan outlined in Program 8; and
I. The City Council finds that the proposed repeal and replacement of Chapter

17.88 will incorporate the Clearwater Specific Plan into the City’s Zoning Code, which provides a land use plan to support sustainability efforts, economic vitality, and enhanced neighborhood quality of life; and J. Pursuant to Government Code Section 65453, a specific plan may be adopted by resolution or by ordinance and may be amended as often as deemed necessary by the City Council; and
K. The Planning Commission held a duly noticed public hearing on April 1, 2026 at which time it considered all evidence presented, both written and oral, and at the end of the hearing voted to adopt Resolution No. PC 26:009, recommending that the City Council adopt this Ordinance; and L. The City Council held a duly noticed public hearing on this Ordinance on May 19, 2026, at which time it considered all evidence presented, both written and oral.

SECTION 2. The Recitals set forth hereinabove are true and correct and incorporated herein by reference as if fully set forth herein.

SECTION 3. Findings. Based upon all available evidence presented to the City Council during the above-referenced public hearing on May 19, 2026, including written and oral staff reports, together with public testimony, the City Council hereby specifically finds as follows:

A. The Clearwater Specific Plan covers a 71-acre area. The Specific Plan establishes six development zones with detailed development standards for each development zone. The zones include: (1) Mixed-Use Town Center (MU-TC) with a residential density of up to 90 dwelling units per acre; (2) Town Residential (TR) with a residential density of up to 65 dwelling units per acre; (3) Neo Industrial (NI) that is a nonresidential area that promotes a mix of artisanal manufacturing, breweries, emerging technology jobs, and locally serving businesses; (4) Quasi Public (QP) with a residential density of up to 40 dwelling units per acre; (5) Flex District (FD) with a residential density of up to 40 dwelling units per acre; ORDINANCE NO. 1218

and (6) Parks and Open Space that is a nonresidential area designated for parks, open space, and recreational land uses.

B. The City Council supports the Clearwater Specific Plan’s balanced density and mix of uses while ensuring that the Specific Plan satisfies the Housing Element’s Program 8 and applicable State Housing Laws. The City Council finds that the blended density meets or exceeds the minimum of 30 units per acre within the Specific Plan and within each site identified within the Housing Element’s Site Inventory.

C. The City Council has independently reviewed the General Plan consistency analysis in Chapter 4.11 of the EIR for the Project. Based upon this analysis, the City Council determines that, in conjunction with the related General Plan Amendment (GPA No. 26-1), the Specific Plan is consistent with the policies and provisions of the General Plan, as amended, and will not conflict with any other specific plan.

D. The City Council specifically finds that the former Redevelopment Agency for the City of Paramount has been dissolved and its responsibilities transferred to the Successor Agency. The City Council further finds that the former Redevelopment Plan for the Redevelopment Agency has expired and is of no further force or effect. Therefore, the City Council does not intend to amend or revive the Redevelopment Plan by adoption of the Specific Plan and this Ordinance. The City Council hereby takes this action as an exercise of its police powers to implement Housing Element Program No. 8 in accordance with the General Plan’s Housing Element and applicable State laws.

SECTION 4. Adoption of Specific Plan. On the basis of the foregoing and all of the evidence in the administrative record before it, the City Council hereby adopts the Clearwater Specific Plan attached hereto as Exhibit “A.” The Specific Plan shall take effect on the effect date of this Ordinance.

SECTION 5. Implementation. Chapter 17.88 of the Paramount Municipal Code is repealed in its entirety and replaced to read as follows:
“Chapter 17.88

CLEARWATER SPECIFIC PLAN

17.88.010 Intent and purpose
It is the intention of this chapter to establish a specific plan that will guide the orderly growth and development of the area known as Clearwater Specific Plan as identified in the Paramount General Plan. It is the purpose of this chapter to implement the Paramount General Plan objectives, policies, housing element programs, and general land uses, as they pertain to the subject area and to establish consistency between the General Plan and Clearwater.

ORDINANCE NO. 1218

17.88.020 Adoption by reference.

There is hereby adopted by reference that document known as the Clearwater Specific Plan, which shall contain all applicable land use regulations constituting zoning for the Clearwater area. Said document shall be that document contained in Exhibit A of Ordinance No. 1218.

17.88.030 Revisions.

The revision and amendment of this specific plan shall be conducted pursuant to Sections 65450 to 65457 of the California Government Code in accordance with procedures established by the City of Paramount.”
SECTION 6. Repeal of Clearwater East Specific Plan. The City Council hereby repeals the Clearwater East Specific Plan in its entirety. All property covered by such plan is hereby governed by the Clearwater Specific Plan attached hereto as Exhibit “A.” SECTION 7. California Environmental Quality Act (CEQA). The Clearwater Specific Plan, and the associated approvals (collectively, the “Project”) have been environmentally reviewed pursuant to the provisions of the California Environmental Quality Act (CEQA) and the State CEQA Guidelines. A Draft EIR was prepared and circulated for public review and comment, and a Final EIR was reviewed by the City Council. By separate Resolution No. 26:020, the City Council has: (i) made the required CEQA findings and determinations, (ii) certified the Final EIR; (iii) adopted a Statement of Overriding Considerations and (d) adopted a Mitigation Monitoring and Reporting Program for the Project. Resolution No. 26:020 is incorporated herein by reference, and made a part hereof as if fully set forth herein. The documents and other materials that constitute the record on which this determination was made are located in the Planning Department and are in the custody of the Planning and Building Director. Further, the mitigation measures set forth therein are made applicable to future development within the Specific Plan area for the Project.

SECTION 7. Severability. If any section, subsection, sentence, clause, or phrase in this ordinance or the application thereof to any person or circumstance is for any reason held invalid, the validity of the remainder of the ordinance or the application of such provision to other persons or circumstances shall remain in full force and affect and shall not be affected thereby. The City Council hereby declares it would have passed this ordinance and each section, subsection, sentence, clause, or phrase thereof, irrespective of the fact that one or more sections, subsections, sentences, clauses, or phrases or the application thereof to any person or circumstance be held invalid.

SECTION 8. Effective Date. This Ordinance shall take effect 30 days after its adoption, shall be certified as to its adoption by the City Clerk, and shall be published as required by law together with the names and members of the City Council voting for and against the Ordinance.

ORDINANCE NO. 1218

SECTION 9. Certification. The City Clerk shall certify to the passage and adoption of this ordinance and shall cause the same to be published or posted according to law.

PASSED, APPROVED, and ADOPTED by the City Council of the City of Paramount this __ day of ______ 2026.

Brenda Olmos, Mayor
ATTEST
Heidi Luce, City Clerk
With: EPS, JMD, Ganddini Group

PUBLIC HEARING DRAFT
APRIL 2026

CLEARWATER SPECIFIC PLAN

ACKNOWLEDGMENTS
Paramount City Council
Peggy Lemons, Mayor 2025-2026
Annette C. Delgadillo, Mayor 2024-2025
Isabel Aguayo, Council member
Brenda Olmos, Council member
Vilma Cuellar Stallings, Council member
Paramount City Staff
John Moreno, City Manager
John King, Director, Planning & Building Department
Monica Rodriguez, Assistant Director
Ivan Reyes, Associate Planner
Sol Bejarano, Management Analyst (former)
Consultant Team
MIG
Laura Stetson, AICP, Principal
Jose Rodriguez, Project Manager
Alfonso Ramirez, Planner
Ganddini Group
Giancarlo Ganddini, Principal
Economic & Planning Systems
Jason Moody, Principal
Julie Cooper, Principal
Chinmay Damle, Economist
JMD
Juan Diaz, President
Luis Castaneda, Assistant Project Manager
The project team thanks everyone who participated in the development of this Plan, including participating in public meetings, individual interviews, and working group meetings and reviewing and providing comments on technical materials.

Community Groups and Others
Gateway Cities Council of Governments
Latinas Art Foundation
Fair Housing Foundation
Family Promise of South Bay
Road Runners Walking Club
Mujeres Unidas Sirviendo Activamente
Paramount Swap Meet
Bianchi Theatre
Los Angeles County Sheriff’s Department
This Plan recognizes the long
histories of the Native Peoples and
Nations who lived and stewarded
the land and water that now include
the City of Paramount. This Plan
does its best to further progress
toward an inclusive and sustainable
future that honors that past.

PUBLIC HEARING DRAFT JUNE 2025
Table of Contents
1 INTRODUCTION
Project Background and Context
What is a Specific Plan
How to Use the Specific Plan
Plan Administration
2 CLEARWATER VISION
Vision Statement
Guiding Principles
Summary of Community Engagement
Summary of Baseline Conditions
3 LAND USE PLAN
Development Zones
Development Zone Definitions
Allowable Land Uses by Development Zone
4 DEVELOPMENT STANDARDS & DESIGN

GUIDELINES
Development Standards by Zone
Parking Requirements
Open Space Requirements
Sustainability Requirements
Allowable Building Typologies
Development Snapshot: Do’s and Dont’s
5 PUBLIC REALM: STREETS & OPEN SPACE
Mobility Plan and Concept
Open Space Plan and Concept
6 INFRASTRUCTURE
Infrastructure Framework
Electric & Smart City Technologies
Stormwater & Sewer
Water
Natural Gas & Telecommunications
7 IMPLEMENTATION
Implementation Framework
Support Desired Development
Sustainable Funding Sources
Enhanced Infrastructure Financing District (EIFD)
Private Investment and Phasing
1 11
29 55
87 119
131
iv | CLEARWATER SPECIFIC PLAN
The following definitions for land uses and other
specific, technical administrative requirements are
used in this Plan.

Active Transportation: All types of travel modes
that people use by relying on their own abilities and
traveling at relatively similar speeds. Specific types
of movements, include walking, bicycling, scootering,
rollerblading/skating, skateboarding, and personal
mobility devices such as wheelchairs.

ADT: Average Daily Traffic. The average number of
vehicles that drive through a specific point on a daily basis.

BRT: Bus Rapid Transit. A high quality bus-based transit system that delivers fast and efficient service that
may include dedicated lanes, busways, traffic signal
priority, off-board fare collection, elevated platforms and enhanced stations.

CAAP: Climate Action and Adaptation Plan.

CalEnviroScreen (CES): CalEnviroScreen 4.0 is a tool
used to describe pollution burden, socioeconomic
conditions, and community health conditions within
specific geographic areas, such as Census tracts.

CEQA: California Environmental Quality Act (1970).

Law embedded in the California Government Code
and Public Resources Code that establishes protocols
for analysis and public disclosure of environmental
impacts of all proposed projects.

Du/ac: Dwelling units per acre. The most common
way to measure residential density within an area; it
includes the total number of housing units for a project or area averaged over a one-acre area.

GCCOG: Gateway Cities Council of Governments. The
coordinating body for the Gateway Cities, which is a
subregion in southeast Los Angeles County.

HQTA: High Quality Transit Area, as defined by the State of California.

LOS: Level of Service—a qualitative measure used to
analyze roadways and intersections by categorizing
traffic flow or congestion and assigning letter grades.

Multimodal: All modes of travel that include walking,
transit, rail, cars, trucks, ride share services, personal mobility devices like electric wheelchairs, and active
transportation like bicycles, scooters, rollerblades,
skateboards, and others.

Sustainability Premium: Potential additional costs for
physical elements and/or processes that could result
from things like higher quality of materials, longer design process, etc.

VMT: Vehicle Miles Traveled. A quantitative measure
for number of miles traveled by a motor vehicle,
often referenced for commute trips. Used to measure
transportation impacts under CEQA.

VRU: Vulnerable Road User. Someone who is not in a
motor vehicle, including children/youth, seniors, people with disabilities, pedestrians, cyclists, etc.

Wrap Building: A wrap building is a building design in
which residential units (or other occupied spaces) are
wrapped around a central parking structure, typically
a parking garage or podium, so that the parking is
screened from the street and public view.

GLOSSARY OF GENERAL TERMS AND ABBREVIATIONS
PUBLIC HEARING DRAFT JUNE 2025 | 1
Introduction 1

SPECIFIC PLAN INTRODUCTION
Located in the center of the Gateway Cities region in
southeast Los Angeles, the City of Paramount has
developed into its own unique community. The City can be characterized as a typical suburban bedroom community
with many auto-centric street designs and land uses—
such as big box retailers, large surface parking lots, and legacy industrial uses. Most residential uses are detached, single-family homes, with multi-family residential in some areas.

The Clearwater Specific Plan - a 71 acre area within the heart of the City of Paramount - responds to a new
era of city planning that responds to regional public
infrastructure investments, trends, and significant
issues—housing affordability, climate change, and equity.

This Plan facilitates transformation of several blocks near planned rail transit into a mixed-use district that will accommodate new housing, employment, and places for
the community to gather.

Inside this Chapter
» Project Background and Context
» Relationship to Other City
Documents
» What is a Specific Plan/How to Use
a Specific Plan
» Plan Administration
2 | CLEARWATER SPECIFIC PLAN

REGIONAL DEVELOPMENT

CONTEXT
The Clearwater Specific Plan Area is centrally located in Paramount and represents a significant redevelopment
opportunity with citywide implications. The City’s future is tied to the histories, trends, and challenges and
opportunities that shape the entire Southern California region. Paramount has its own unique conditions and
population, but is also affected by issues present across the region.

Since the 1990s, Southern California has experienced
dynamic development trends driven by population
growth, environmental challenges, and the need for
modern infrastructure. One of the region’s most pressing issues has been the housing crisis, with skyrocketing
home prices and rents exacerbating homelessness and
affordability concerns. In response, public and private sectors have focused on higher-density, mixed-use
developments and inclusionary zoning policies to create more affordable housing options, particularly in urban
centers like Los Angeles. Transit-Oriented Developments (TOD) have emerged as a popular solution, combining
housing with public transit access to reduce car
dependency and promote sustainable living.

Environmental sustainability has also become a central
theme in development, as Southern California contends
with more frequent and severe droughts, wildfires, and
air pollution. Many cities have adopted stringent green building codes that integrate renewable energy, water
conservation, and energy-efficient technologies into
new and existing structures. Water scarcity has driven
innovative projects, including recycled water programs
and green infrastructure that incorporates droughtresistant landscaping. Additionally, solar energy projects and electric vehicle infrastructure have expanded
significantly, with California leading the nation in
renewable energy adoption.

Efforts to address environmental justice have gained
momentum, with initiatives focused on creating more
open spaces in park-needy, underserved communities.

Projects like the Los Angeles River revitalization and the development of new urban parks aim to increase green
spaces in areas historically deprived of recreational
opportunities. These initiatives seek to enhance residents’ quality of life while mitigating the effects of heat islands and promoting environmental equity.

Overall, and within individual cities, Southern California’s development trends reflect efforts to address housing
affordability, environmental sustainability, and mobility challenges, while adapting to the pressures of population growth and climate change. The balance between growth
and livability remains a key consideration for urban
planning, which can be addressed at the local level
through planning documents like this Specific Plan.

Paramount located in the center of Gateway Cities
Council of Governments (GCCOG) subregion
The City of Paramount and Gateway Cities subregion in
southeast Los Angeles County.

CITY DEVELOPMENT CONTEXT
The City of Paramount is a small city that has been
shaped by agriculture, industry, and suburban growth.

Originally inhabited by the Kizh or Tongva people, it
became part of the Spanish land grants and was settled
in the late 19th century. By the early 20th century, it became a hub for dairy farming, earning it the nickname “The Dairy Capital of the World.” The establishment of
railroads and proximity to Los Angeles facilitated trade, helping the community thrive economically, which laid
the foundation for its transition from an agricultural hub.

PUBLIC HEARING DRAFT JUNE 2025 | 3
Figure 1-1: City of Paramount and Clearwater Specific Plan Area
105
710
91 19
° 0 1,000 2,000 4,000 Feet
Legend
City Boundary
Street Network
Body of Water
School
Rail Line
Major Arterials
Park/Open Space
CESP Area

SOMERSET AVE

ALONDRA BLVD

JACKSON ST

ORANGE AVE

GARFIELD AVE

PARAMOUNT BLVD

DOWNEY AVE

LOS ANGELES RIVER

CITY OF

COMPTON

CITY OF
DOWNEY

CITY OF

LONG BEACH
70TH ST
SALUD
PARK

PARAMOUNT
PARK

PROGRESS
PARK

ALL-AMERICAN
PARK
RALPH C.

DILL PARK

CITY OF

BELLFLOWER

CITY OF

LYNWOOD
EAST
RANCHO

DOMINGUEZ
SPANE
PARK

ROSECRANS AVE
Union Pacific San Pedro Subdivision
West Santa Ana Branch Transit Corridor

SOUTH GATE
Clearwater East
Specific Plan:

Citywide Map
By the mid-20th century, suburban development began
replacing farmlands, driven by population growth and
the demand for housing in the post-war era. Paramount
officially incorporated on January 30, 1957, allowing it to establish local governance and guide its development.

The City diversified its economy, embracing light
manufacturing, retail, and service industries. These
uses evolved with the building of the regional highway
network with I-710 and I-105 bordering the city. As a
result, Paramount today is largely built out with all land devoted to uses from housing to industry.

For decades, Paramount has focused on sustainability
and quality of life, including investments in parks,
infrastructure, and small-business support. This
demonstrates a commitment to maintaining its smalltown charm while adapting to contemporary urban challenges like air quality concerns due to industrial
activity and low open space acreage per capita. Lastly, the city is beginning to respond to regional planning
efforts such as the introduction of a new light rail
station that would connect Paramount to Downtown Los
Angeles.

I ntroduction 1
4 | CLEARWATER SPECIFIC PLAN

SPECIFIC PLAN AREA

CONTEXT
The area for the Clearwater Specific Plan is shown
in Figure 1-2. The Specific Plan Area is bounded by
major roadways Rosecrans Avenue (north), Paramount
Boulevard (east), Somerset Boulevard (south) and the
Port of Long Beach rail corridor (west). Generally, the use of the roads as major thoroughfares and specific urban
design edge conditions (e.g., limited street crossings
and minimal land uses along the sidewalk edge)
isolates the Specific Plan Area from surrounding areas.

The Specific Plan Area is very accessible by personal
automobile locally and regionally, but is much less
well served by transit. Los Angeles Metro Bus Line 125
(20 minute intervals), 265 (60 minutes), and 127 (40
minutes) serve Rosecrans, Paramount, and Somerset,
respectively. Infrequent service and the overall ability to connect to destinations throughout the Los Angeles
region make transit a limited mobility option. However, the planned light rail station for the Southeast Gateway Line is proposed to be elevated above the intersection
of Paramount and Rosecrans, which would improve
the Specific Plan Area to be a high-quality transit area (HQTA).

The Specific Plan Area itself is characterized by private land ownership with a few major landowners. All
properties are privately owned. The largest holding is the contiguous area that includes the Swap Meet, parking,
and movie theater covering a majority of the northern
half of the Specific Plan Area, as well as the surface
parking lot in the southwest along Somerset Boulevard.

The Specific Plan Area itself has no public open spaces or public facilities. A few uses and areas partially
contribute to open space and recreation; however, they
lack any natural surfaces. The Paramount Swap Meet,
during operating hours, provides a pedestrian area
among the vendors on a asphalt parking lot. The plaza
located in front of the Bianchi Theatre entrance includes a pedestrian area with some landscaping. The grass
open space at the northeast corner of the Specific Plan Area is an utility easement from LA Department of Water & Power and is maintained by the City.

Adjacent to the Clearwater Specific Plan site is
Paramount Park, one of Paramount’s largest parks.

The park includes a community center, playgrounds, a
pool, and active recreation facilities. Along Somerset
Boulevard and to the southwest of the Specific Plan
Area, the Village Skate Park has concrete skateboarding facilities, a playground, picnic areas, and lighted
basketball court.

Interior of the Paramount Swap Meet parcel from the western boundary of the site looking east.

Landscaped berm along Paramount Boulevard that includes some grass area and mature shade trees
Somerset business park located at the southeast corner of the Specific Plan Area
PUBLIC HEARING DRAFT JUNE 2025 | 5
Figure 1-2: Clearwater Specific Plan Area and Surrounding Context Specific
Plan Area:
71 Acres
I ntroduction 1
6 | CLEARWATER SPECIFIC PLAN
The Southeast Gateway Line (formerly known as the
West Santa Ana Branch - WSAB) is a light rail line
planned to directly connect the Gateway Cities region
with Downtown Los Angles (DTLA). The planning,
construction, and operations of the line will be
completed by Los Angeles Metro.

Station Area Vision Plan (2019)
North Paramount Gateway Specific Plan (2023)
General Plan Housing Element (2022)
A station for the Southeast Gateway Line is planned at
the Rosecrans/Paramount intersection.

The North Paramount Gateway Specific Plan was
completed in 2023 to reflect Housing Element policies.

It will provide a model for the policies and design for the Clearwater Specific Plan, such as organization of the
Specific Plan and complementary development density
levels.

The City updated its Housing Element in 2022,
identifying sites and policies to accommodate future
housing needs. The adopted Housing Element identifies
capacity for 264 housing units within the Clearwater
Specific Plan Area.

RELATED PLANS AND STATE
LAWS
Planning within the city and region is oriented toward
improving quality of life outcomes for local populations, which requires integrating topics ranging from equity
and environmental justice, economic conditions,
sustainability, transportation, housing, and public
services. As the city and region are predominately
built out (i.e., meaning there are almost no more
vacant properties), there is an emphasis on utilizing
planning policies that make efficient use of land
(for redevelopment), transportation facilities, and
environmental improvements.

Key State Laws
Since 2017, the California Legislature has passed
dozens of laws focused on housing creating and
furthering the State’s resiliency goals. Most notable are the following, which take effect when the Southeast
Gateway Line is in operation of if adjacent bus routes
increase intervals to 15 minutes or less:

AB 2011 (Affordable Housing and High Road Jobs Act,
2022):

This law creates a streamlined, ministerial approval
process for multi-family housing on commercially
zoned properties, exempting qualifying projects from
environmental review. It aims to produce significant
affordable housing along transit-friendly commercial
corridors. Projects are subject to specific site criteria; for parcels along arterials and within HQTAs, minimum
residential density requirements would be 60 dwelling
units per acre (du/ac) or 80 du/ac, respectively.

AB 2097 (Parking Requirements Near Transit, 2022):

This law eliminates minimum parking requirements
for residential, commercial, and other projects
located within one-half mile of public transit stops.

By reducing parking mandates, the law aims to lower
development costs, encourage transit use, and support
climate goals. It applies to both new construction and
redevelopment projects.

SB 79 (Transit-Oriented Development Standards,
2024): SB 79 establishes statewide requirements to
increase residential densities and allowable building
heights near major transit stops and along highquality transit corridors. The law ensures local land use regulations support transit-oriented development
by enabling higher-intensity housing near transit and
reducing local constraints on housing production.

Southeast Gateway Line
PUBLIC HEARING DRAFT JUNE 2025 | 7

SPECIFIC PLAN PURPOSE
Specific Plans are prepared to regulate distinct character areas that benefit from tailored land use and development standards. The Clearwater Specific Plan is a policy and regulatory document essential to guide future projects that will create a walkable, bikeable, transit-oriented environment. City staff, developers, and business and property owners will use this Plan to ensure high-quality development.

What is a Specific Plan?
In the State of California, a Specific Plan is one
of the many tools for implementing the goals
and policies of a General Plan. A Specific Plan
in California is a detailed planning document
that guides development within a defined area
identified in the General Plan. It outlines land
uses, development standards, infrastructure, and
design guidelines. Specific Plans allow for tailored
regulations and can expedite approval processes,
ensuring consistency with broader community
goals and local environmental, economic, and
social priorities.

Other Ways to use this Plan
The Plan can inform design of the built environment,
decisionmaking processes, and collaborative planning
opportunities.

City decisionmakers, such as the City Council and
Planning Commission, will use this Plan to inform grant funding, budgeting, capital projects, programs, and
development proposals.

Regional partners will use the Plan to evaluate the
implementation of regional and local multimodal and
infrastructure projects that help achieve the Plan’s
vision.

Community members, property owners, and
businesses will use the Plan to understand the policies and programs for achieving the community’s vision.

Distribution, Location, and Extent of Land Uses: The specific distribution of land uses within the Specific Plan Area, including residential, commercial, institutional, industrial, public, and open space uses. The provisions define where and how much of each land use type will be developed.

Infrastructure and Public Facilities: The necessary infrastructure and public facilities to support the proposed land uses. They include plans for transportation systems, water supply, sewage, drainage, utilities, and public services such as schools, parks, and emergency services.

Development Standards and Design Guidelines: The development standards and design criteria by which development will proceed. They include zoning regulations, building height limits, setback requirements, architectural design standards, and landscaping requirements.

Phasing Plan: The sequence of development, specifying the timing and order in which different components of the Plan will be implemented. It ensures that infrastructure and public facilities are developed in coordination with new land uses.

Implementation Measures: The measures necessary to implement the Specific Plan, such as financing mechanisms, development agreements, and policies for monitoring and ensuring compliance with the Plan’s provisions.

Required Elements of a Specific Plan:

I ntroduction 1
8 | CLEARWATER SPECIFIC PLAN

HOW TO USE THIS PLAN
This Specific Plan is designed to be easily understood and referenced by all users. To help navigate the main components of the document, the following steps are a quick way to understand the different sections of the Plan.

Find out what land use district applies to your property.

Identify your property location on the Land Use Map (Chapter 3) to determine which land use district applies. Review the narrative description for that particular land use district to determine whether your proposed project complies with the intent of the Specific Plan. Descriptions for each land use district can be found in Chapter 3. Use the Allowed Land Use and Permit Requirements table to determine if your prospective project is allowed in the applicable land use district.

Step 1
Step 2
Step 5
Step 6 Follow the Appropriate Application Process
Review the Plan Administration section in Chapter 1 and the Paramount Municipal Code. Use the City’s application process to have your project reviewed.

Speak with a City Planner
The City encourages you to speak with a planner for any questions about how the Specific Plan applies to your project or the application process. Contact the Planning and Building Department at [email protected] or 562-220-2036.

Review the Mobility and Open Space Guidelines
Next, review the Mobility and Open Space Plan concepts for the requirements and guidelines related to circulation and open spaces in Chapter 5 to understand how the location of your project fits within the existing and concept circulation networks.

Review the Development Standards and Design Guidelines
If your prospective project is allowed, refer to the appropriate development standards table in Chapter 4. Each district has unique standards.

Step 4 Develop a Concept Design for Your Project
Create concept design drawings for your project. Include the statistics for the potential development, such as number of units, breakdown of unit types, amount of open space, types of open spaces, location of circulation access, and other required elements.

Step 3
PUBLIC HEARING DRAFT JUNE 2025 | 9
Introduction
This Specific Plan implements the General Plan and
establishes the zoning regulations for the Specific Plan Area. All development proposals within the Specific Plan Area are subject to the procedures established herein.

Interpretation
Unless otherwise provided, any ambiguity concerning
the content or application of the Specific Plan is
resolved by the review authority in a manner consistent with the goals, policies, purposes, and intent
established in this Specific Plan.

Severability
If any section, subsection, sentence, clause, phase, or portion of this Specific Plan, or any future amendments or additions, is for any reason held to be invalid or
unconstitutional by the decision of any court or
competent jurisdiction, such decision shall not affect
the validity of the remaining portions of this Specific Plan or any future amendments or additions.

Environmental Review
The EIR for the Specific Plan Area and/or General Plan
may reduce the need for project-specific environmental
review in areas that have been analyzed by the EIR,
subject to findings that no significant changes in
conditions and that the project complies with Specific
Plan requirements. Certain projects may require
additional environmental review if they do not conform
with the Specific Plan. This could include targeted
studies on one or more identified environmental
concerns. The City will make these determinations, and
environmental review may be incorporated into the
development review process.

Relationship to Zoning Code
Any details, design guidelines, and standards not
covered by the Specific Plan shall be subjected to
provisions of the Paramount Zoning Code, Title 17. Where a conflict exists between the regulations in the Specific Plan and Paramount Zoning Code, the regulations in the
Specific Plan shall apply, unless specifically noted in the zoning code.

Review and Approval Process
All projects proposed within the Specific Plan Area
shall substantially conform with the provisions of this Specific Plan. Chapters 17.48, 17.52, 17.56, and 17.60 of the Paramount Municipal Code set forth the development
review requirements, the approval authority, and the
review process, which shall apply to projects proposed
within the Specific Plan area. The time limits for
approval and construction, the appeal process, and
the revisions and revocation process for development
review are contained in these Chapters. The Planning
and Building Director or designee shall determine and
make findings that the project has complied with the
provisions of this Specific Plan prior to project approval, if the Planning and Building Director is the approval
authority.

General Administration
Three tiers of review are established, consistent with
Title 17 (Zoning) of the Paramount Municipal Code.

1. Nondiscretionary (ministerial) staff-level approval
for projects that meet objective development
standards and use regulations

2. Development Review Board/Planning Commission
review and action

3. Planning Commission recommendation to the City
Council for final action

1.4.2 AMENDING THE PLAN

REQUIREMENT AND PROCEDURES
This Plan may be amended at any time in the same
manner and process by which the Plan was originally
adopted. An amendment or amendments shall not
require a concurrent General Plan amendment unless
by determination of the Planning and Building Director
that the General Plan goals, objectives, policies, or
programs would be substantially affected by the
proposed change.

MINISTERIAL ACTION
The addition of new information to the Specific Plan
that does not change the effect of any concepts or
regulations may be made administratively by the
Planning and Building Director, subject to appeal to the Planning Commission.

Appeals
All appeals pertaining to a determination or
interpretation of the Clearwater Specific Plan shall be made pursuant to the provisions of Sections 17.44.050
and 17.48.050 of the Paramount Municipal Code.

PLAN ADMINISTRATION
I ntroduction 1
10 | CLEARWATER SPECIFIC PLAN

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2 Clearwater Vision

VISION FOR THE PLANNING
AREA
This Chapter establishes the vision statement, overall
framework, and guiding principles. The Specific Plan
framework responds to baseline conditions, community
input, state/federal laws, and opportunities to provide the goals, policies, and actions to define the long-term vision. The framework will guide future decisions related to mobility, land use, and infrastructure.

This Chapter summarizes the community engagement
completed during Specific Plan development and
summarizes baseline (2024) conditions.

This Plan encourages evolution of the existing built
environment to one that prioritizes a walkable, integrated mix of uses. Implementation will result in a rebuilt urban fabric with pedestrian-oriented streets and mixed-use
buildings, new housing for all income ranges, places for new businesses to grow, and improved climate resilience through economic growth and diversification.

Inside this Chapter
» Vision Statement
» Plan Framework
» Goals and Policy Objectives
» Summary of Community
Engagement
» Summary of Baseline Conditions
12 | CLEARWATER SPECIFIC PLAN
Vision Statement
The Clearwater Specific Plan Area is envisioned as the vibrant, family-oriented, social, and cultural heart of the City of Paramount. It will be a place for future residents to proudly call home and over time, it will evolve into a unique destination—a “Friday Date Night” spot for all ages—that serves the community through thoughtful design and distinctive shopping and dining experiences. This lively area will feature engaging activities in public gathering areas, a diverse mix of housing types, and an employment hub for artisan and creative manufacturing businesses.

N
Rosecrans Ave
Union Pacific
Southeast Gateway Station
EXISTING CONDITION (2025)
Access to the Specific
Plan Area is limited
to few entry points
for both pedestrians
and vehicles.

Surface parking
lots front
major streets
surrounding the
Specific Plan
Area.

Low-density buildings do no support future light rail transit station.

Walls along streets do
not promote access
and connectivity with
the surrounding city.

Majority of the Specific
Plan Area is surface
parking lot that does not
complement future light
rail transit and creates
environmental justice and
adverse health conditions
such as urban heat island
effects.

Interior of the
Specific Plan Area
does not support
connectivity.

Bianchi Theatre
Shopping
Center
Rosecrans Ave.

Adult
School
PUBLIC HEARING DRAFT JUNE 2025 | 13
N
Rosecrans Ave
Union Pacific
Southeast Gateway Station
Through the planning process, previous and relevant plans were identified and studied for major themes, technical analysis of equity and space was conducted through an existing conditions analysis, and major themes and concepts were tested and vetted through broader community outreach. This process resulted in a unified vision for the Specific Plan Area, shown below. This unified vision aims to create great public spaces designed for and utilized by the local community and future visitors who will access the area via the future Southeast Gateway Line. Within the Specific Plan Area, a variety of micro character zones will cater to the daily, weekly, and periodic needs of all residents while maintaining a consistent theme that honors Paramount’s history.

CONCEPTUAL FUTURE CONDITION (2045+)
Central publicly
accessible open
space as district
organizing element
Variety of
building
typologies at
different heights,
residential
densities, and
ground-floor
uses
New internal
circulation
to create a
connected
street grid
emphasizing
curbless street
design
Multiple smaller open spaces
and hierarchy of access points
to Plan Area
Multi-story mixed-use
buildings frame a
town center district.

Structured parking distributed
throughout and integrated and/or
hidden with other uses.

Range of resident/public
amenities and sustainable
design elements
C learwater V ision 2
14 | CLEARWATER SPECIFIC PLAN
PRINCIPAL 1
Create a Quintessential
Vibrant Town Center for
All of Paramount that
Celebrates the City’s
History and Culture
Objectives:
• Maintain components of the
Paramount Swap Meet.
• Establish a hub for “Friday
Date Night” and festivals,
with eclectic experiential
and commercial-serving
uses and public gathering
spaces.
• Transform expansive surface
parking into a cohesive
urban fabric of mixed-use
developments.
• Design public plazas that
prioritize shopping, dining,
and community interactions.
• Establish a distinctive
aesthetic that reflects
the City’s heritage from
the towns of Hynes and
Clearwater.
• Promote placemaking within
the urban fabric through
local public art initiatives
and understanding of the
area’s cultural heritage.

PRINCIPAL 2
Serve as a Gateway
between the City and
the Region
Objectives:
• Implement outwardfacing urban design to
forge connections with
surrounding districts.
• Develop a network of
connected open spaces,
parks, and greenways that
cater to a variety of character
zones and meet daily and
weekly needs.
• Leverage proximity to the
future Southeast Gateway
Line transit station to
enhance accessibility and
decrease reliance on cars.

PRINCIPAL 3
Facilitate and
Incentivize Thoughtful
Development
Objectives:
• Promote a mix of land
uses that harmonize with
surrounding areas and
support local residents.
• Ensure a smooth transition
between new development
densities and styles.
• Encourage diverse housing
types that accommodate
various family sizes and
income levels.
• Integrate neoindustrial
uses with residential and
commercial spaces to
cultivate a vibrant, artisan
community.

Specific Plan Framework
The Clearwater Specific Plan framework provides a set of guiding principles and associated objectives and individual policies to inform the overall approach and specific regulations of the Specific Plan. The structure responds to baseline conditions, key opportunities and constraints, state/federal laws, and input from and confirmation by the community. The framework will guide future public agency decisions related to mobility, land use, and infrastructure.

PUBLIC HEARING DRAFT JUNE 2025 | 15
PRINCIPAL 5
Foster Sustained and
Stable Economic Growth
Objectives:
• Cultivate local social capital
and encourage small business
ownership.
• Enhance access to high-quality
local job opportunities for
residents.
• Align development with future
planning efforts both within the
city and across the region.
• Pursue development strategies
that enhance economic
diversity, resilience, and
sustainability.
• Allow locally owned small
businesses and restaurants to
thrive.

PRINCIPAL 6
Maximize Green
Infrastructure and
Sustainable Design
Approaches
Objectives:
• Balance development
incentives and fees to
catalyze economic growth.
• Improve access to open
spaces and promote
community health.
• Promote the use of green
infrastructure approaches
for streets, parks, and
building sites.
• Advocate for sustainable
building designs that utilize
native, drought-tolerant
and climate adaptive
landscaping, bioswales, and
urban greening for shade.
• Advocate for climateresponsive architecture and
site design for buildings and
infrastructure.

PRINCIPAL 4
Develop PedestrianOriented Streets as
a Model for an Active
Transportation Hub
Objectives:
• Enhance connectivity,
accessibility, and safety for
all users, including direct
connections to the future
Southeast Gateway Line
transit station.
• Facilitate a first-last mile
approach for the transitoriented development
(TOD) district to facilitate
seamless mode transfers
and increase amenities for
pedestrian, bicyclists, and
transit riders.
• Design a sustainable
public realm that supports
mobility, economic
development, human
health, and environmental
sustainability.
• Implement “park-once”
strategic parking solutions
to minimize traffic
congestion and vehicle
emissions and increase
walkability and transit
ridership.

The planning framework lays the foundation for a dynamic, inclusive, and forward-thinking future for the City of Paramount. At its core, the framework establishes guiding principles to align the City’s vision, with actionable objectives, ensuring a vibrant, sustainable, and connected community.

C learwater V ision 2
16 | CLEARWATER SPECIFIC PLAN
PRINCIPAL 1
Create a Quintessential Vibrant Town
Center for All of Paramount that
Celebrates the City’s History and
Culture
The first principle, Create a Quintessential Vibrant Town Center for All of Paramount, envisions a central hub that fosters connection, inclusivity, and activity for residents and visitors. This town center will serve as a heart of civic life, blending commercial vitality with cultural
expression as a northern complement to Downtown
Paramount.

Objectives:
• Maintain components of the Paramount Swap Meet.
• Establish a hub for “Friday Date Night” and festivals with eclectic experiential and commercial-serving
uses and public gathering spaces.
• Transform expansive surface parking into a
cohesive urban fabric of mixed-use developments.
• Design public plazas that prioritize shopping,
dining, and community interactions.
• Establish a distinctive aesthetic that reflects
the City’s heritage from the towns of Hynes and
Clearwater.
• Promote placemaking within the urban
fabric through local public art initiatives and
understanding of the cultural heritage of the area.

Policy Recommendations:
• Establish a recurring City-supported “Friday Date
Night” and seasonal festival program to activate
public spaces and support local businesses.
• Create a small business support program that
prioritizes legacy and minority-owned vendors for
tenancy within the Specific Plan Area.
• Develop a multilingual wayfinding and signage
strategy that reflects the cultural diversity and
history of Paramount.
• Implement a public art requirement for all projects,
prioritizing works that celebrate Paramount’s
multicultural heritage and identity.

PUBLIC HEARING DRAFT JUNE 2025 | 17
PRINCIPAL 2
Serve as a Gateway between the City
and the Region
Positioned as a gateway between the City and the
Region, Paramount aspires to strengthen its role as
a connector within the larger Southern California
landscape. Leveraging its strategic location, the City
will enhance accessibility and mobility while promoting regional collaboration.

Objectives:
• Implement outward-facing urban design to forge
connections with surrounding areas.
• Develop a network of connected open spaces, parks,
and greenways that cater to a variety of character
zones and meet daily and weekly needs.
• Leverage proximity to future Southeast Gateway
Line transit station to enhance accessibility and
decrease reliance on cars.

Policy Recommendations:
• Require new developments along major corridors
to incorporate outward-facing designs that visually
and physically connect to adjacent neighborhoods.
• Coordinate with regional agencies and neighboring
jurisdictions to improve first-last mile connections
and shared mobility infrastructure at key entry
points into Paramount.
• Develop a seamless pedestrian and bike access
plan to the future Southeast Gateway Line station
to maximize regional connectivity and reduce car
dependency.

C learwater V ision 2
18 | CLEARWATER SPECIFIC PLAN
PRINCIPAL 3
Facilitate and Incentivize Thoughtful
Development
Through policies that Facilitate and Incentivize
Thoughtful Development, the framework will guide
purposeful growth that aligns with community needs
and aspirations, balancing economic vitality with
environmental stewardship.

Objectives:
• Promote a mix of land uses that harmonize with
surrounding areas and support local residents.
• Ensure a smooth transition between new
development densities and styles.
• Encourage diverse housing types that
accommodate various household sizes and income
levels.
• Integrate neoindustrial uses with residential and
commercial spaces to cultivate a vibrant, artisan
community.

Policy Recommendations:
• Offer development incentives such as reduced fees
or expedited permitting for projects that include a
mix of housing types serving a range of incomes
and household sizes.
• Develop a citywide workforce training and business
support initiative to prepare local residents for jobs
in emerging neoindustrial and mixed-use sectors
promoted by the specific plan.
• Create a citywide neoindustrial recruitment and
retention program to attract artisan manufacturers
and support their integration into mixed-use
districts.
• Implement a compatibility review process for new
developments to ensure land use, scale, and design
harmony with adjacent areas and community
character.

PUBLIC HEARING DRAFT JUNE 2025 | 19
PRINCIPAL 4
Develop Pedestrian-Oriented Streets as
a Model for an Active Transportation
Hub
A commitment to Develop Pedestrian-Oriented Streets
as a Model for an Active Transportation Hub will
reimagine the public realm, prioritizing walking, cycling, and transit to create accessible streets for all.

Objectives:
• Enhance connectivity, accessibility, and safety for
all users, including direct connections to the future
Southeast Gateway Line transit station.
• Facilitate a first-last mile approach for the transitoriented development (TOD) district to facilitate seamless mode transfers and increase amenities
for pedestrian, bicyclists, and transit riders.
• Design a sustainable public realm that supports
mobility, economic development, human health,
and environmental sustainability.
• Implement “park-once” strategic parking solutions
to minimize traffic congestion and vehicle
emissions and increase walkability and transit
ridership
• Minimize conflicts between trains, vehicles,
pedestrians, and bicyclists by coordinating street,
intersection, and crossing design with passenger
rail operations and freight rail operations operated
by Union Pacific Railroad and BNSF Railway.

Policy Recommendations:
• Install enhanced crosswalks, pedestrian lighting,
and traffic calming measures on all streets leading
to the Southeast Gateway Line station.
• Incentivize green infrastructure and permeable
pavement in public streetscapes to improve
stormwater management and promote
environmental sustainability.
• Implement “park-once” parking strategies by
developing centralized parking facilities linked to
pedestrian corridors and transit access within the
town center.
• Launch a public education and outreach campaign
to encourage active transportation and transit use,
highlighting health, environmental, and economic
benefits
• Work with responsible rail agencies to provide
safety and operational improvements at rail
crossings consistent with federal and state
requirements.

C learwater V ision 2
20 | CLEARWATER SPECIFIC PLAN
PRINCIPAL 5
Foster Sustained and Stable Economic
Growth
The principle to Celebrate the City’s History and Culture that Fosters Sustained and Stable Economic Growth
ensures that the city’s unique heritage and artistic
identity remain at the forefront of development,
fostering pride and resilience. Promote placemaking
within the urban fabric through local public art
initiatives and understanding of the cultural heritage of the area.

Objectives:
• Cultivate local social capital and encourage small
business ownership.
• Enhance access to high-quality local job
opportunities for residents.
• Align development with future planning efforts both
within the city and across the region.
• Pursue development strategies that enhance
economic diversity, resilience, and sustainability.
• Allow locally owned small businesses and
restaurants to thrive.
• Facilitate partnerships with workforce development
organizations and institutions to bring attention to
the area.

Policy Recommendations:
• Create a small business grant and mentorship
program specifically for locally owned businesses
and entrepreneurs rooted in Paramount’s cultural
heritage.
• Partner with regional workforce agencies to
develop targeted job training programs that align
with emerging industries and local economic
opportunities.
• Establish a city economic advisory council that
coordinates growth strategies with regional
planning bodies and monitors economic resilience
metrics.
• Incentivize the development of diverse commercial
spaces designed to accommodate a variety of
small business types, including artisan shops,
restaurants, and creative industries.

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PRINCIPAL 6
Green Infrastructure and Sustainable
Design Approaches
The adoption of Green Infrastructure and Sustainable
Design Approaches reflects Paramount’s dedication
to environmental responsibility, integrating climateconscious practices to safeguard the city for future generations.

Objectives:
• Balance development incentives and fees to
catalyze economic growth.
• Improve access to open spaces and promote
community health.
• Promote the use of green infrastructure approaches
for streets, parks, and building sites.
• Advocate for sustainable building designs that
utilize native, drought-tolerant and climate adaptive
landscaping, bioswales, and urban greening for
shade
• Advocate for climate-responsive architecture and
site design for buildings and infrastructure.

Policy Recommendations:
• Implement development fee reductions or credits
for projects that incorporate verified green
infrastructure features such as bioswales, rain
gardens, and permeable pavements.
• Require all new parks and open spaces to include
native, drought-tolerant landscaping and shade
structures to promote community health and
climate resilience.
• Adopt citywide guidelines that mandate
climate-responsive architecture and site design,
emphasizing energy efficiency, natural ventilation,
and adaptive landscaping.
• New municipal buildings and infrastructure should
promote sustainable design elements and urban
greening.

C learwater V ision 2
22 | CLEARWATER SPECIFIC PLAN
Summary of Engagement Process
Community-led planning approach
The Plan vision, framework, goals, and objectives
were developed through the input from all Paramount
constituencies. This was used as the basis for
development of the alternatives and recommendations
of the Specific Plan. The overall approach was organized to maximize participation, which helped increase
knowledge and support and provide data points that
contribute to technical development of the Specific
Plan.

Phase 1 - Visioning and Opportunities/Challenges
The first phase of engagement focused on multiple
topics: introducing the scope and process of the
planning process to the community, understanding the
current challenges and assets, and understanding the
future vision. The first phase completed this outreach
with pop-up events at Friday Night Paramount, social
media, and over a dozen one-on-one and focus group
interviews with stakeholders and community groups.

Phase 2 - Preferred Land Uses, Design Style, and
Public Amenities
The second phase had three primary goals: to confirm
with the community their feedback from the first phase, get feedback on the preliminary alternatives that would inform the preferred recommendations for the Draft
Specific Plan, and demonstrate how the feedback from
Phase 1 informed the preliminary alternatives. This
phase continued with community pop-up events (e.g.,
Eco-Friendly Fair), a formal public meeting, and study
sessions with decisionmakers.

Phase 3 - Informing/Confirming Draft Plan
Want more housing and
want housing to be more
affordable
Want a variety of
entertainment options
without leaving Paramount
Want to keep the Swap
Meet and Drive-in, but also
like to see them improved
Improve overall safety and
ability to walk around in
the City for families
Top Recurring Themes Voiced by the
Community
Project Timeline
PHASE 1
Vision and
Analysis
PHASE 3
Draft Plan
Review
PHASE 4
Plan
Approval
Fall
2023
Summer
2024
Fall/Winter
2025
Spring
2025
Stakeholder
Interviews
Community
Meeting
Public
Hearings
Pop-Up
Event
Eco-Friendly
Fair 2024
Public Study
Sessions
PHASE 2
Plan
Development
CEQA Documentation & Review
Eco-Friendly
Fair 2025
PUBLIC HEARING DRAFT JUNE 2025 | 23
Recommendations
The third engagement phase occurred during
development and presentation of the Administrative
Draft Plan and Public Draft Plan. This phase focused on confirming the preferred recommendations (e.g., height, density, allowable land uses) and the Draft Specific
Plan. This phase included social media outreach, popup events, continued engagement with stakeholders and community groups through, and presentation to
decisionmakers.

Phase 4 - Plan Confirmation and Implementation
Champions
The Public Draft Specific Plan was refined through
public City Council study sessions. During these
sessions, the development standards were reviewed
by City Council and stakeholders. Consensus was
established between decisionmakers and stakeholders
regarding the development capacity and standards
within the Specific Plan Area. The Draft Specific Plan
was shared with the public during Summer 2025 for
their review and input prior to public hearings with the Planning Commission and City Council during Fall 2025.

Tent and posters used during a pop-up community
engagement event at Friday Night Paramount on
November 3, 2023.

C learwater V ision 2
24 | CLEARWATER SPECIFIC PLAN
Summary of Baseline Conditions
Land Use
The City land use pattern is an outgrowth of its
development history (Chapter 1) and also represents
typical suburban structure and mix of land uses.

Single-family residential is the primary land use
located throughout the City. Arterials and collectors
throughout the City provide the location for a range of commercial uses from local to regional commercial.

There are significant industrial uses located throughout the City, which contribute to documented negative
environmental and public health impacts.

Within the City, there is currently no mixed-use lifestyle center that includes a range of service, office, retail, and restaurant uses with residential uses on upperlevel stories in a concentrated pedestrian-oriented environment. Locations for that type of land use, which can provide a regional draw, include Downtown Long
Beach, Uptown Whittier, and Fullerton SoCo District.

Key Outcome: Create a mixed-use, walkable lifestyle
center.

Housing and Market Economics
Overall, Southern California has an extreme housing
shortage with the Regional Housing Needs Assessment
(RHNA) 6th Cycle (2021-2029) identifying a need for
over 1.3 million additional housing units needed in the Southern California Association of Governments (SCAG)
region. This housing shortage has resulted from a lack
of housing construction to keep pace with population
growth since the 1980s and has created housing
affordability challenges and a rising number of people
who experience homelessness. These regional and state
forces have continued to push land, home, and rental
values higher for all areas (i.e., urban and rural) and communities during the past few decades.

Within the City of Paramount itself, home values have
consistently tracked with, but remained below, trade
area and LA County median prices. Prior to 2015, rental rates experienced the same pattern of tracking, but
remaining below, trade area and LA County averages.

Starting in 2015, average rental rates in the City of
Paramount have increased at a faster rate than the
trade area and LA County averages, and average rental
rates are now higher in the City of Paramount than the
trade area or LA County averages.

Key Outcome: Increase housing supply with a range
of typologies and affordability levels.
105
710
91 19
° 0 1,000 2,000 4,000 Feet
Legend
City Boundary
Street Network
Body of Water
School
Rail Line
Major Arterials
Park/Open Space
CESP Area

SOMERSET AVE

ALONDRA BLVD

JACKSON ST

ORANGE AVE

GARFIELD AVE

PARAMOUNT BLVD

DOWNEY AVE

LOS ANGELES RIVER

CITY OF

COMPTON

CITY OF
DOWNEY

CITY OF

LONG BEACH
70TH ST
SALUD
PARK

PARAMOUNT
PARK

PROGRESS
PARK

ALL-AMERICAN
PARK
RALPH C.

DILL PARK

CITY OF

BELLFLOWER

CITY OF

LYNWOOD

EAST COMPTON
SPANE
PARK

ROSECRANS AVE
Union Pacific San Pedro Subdivision
West Santa Ana Branch Transit Corridor
Clearwater East
Specific Plan:

Land Use Map
Residential
Single-Family Residential
Multi-Family Residential
Commercial, Business, and Industrial
Commercial (C)
Industrial (I)
Business Park (BP)
Schools, Parks, and Large Waterbodies
School (S)
Park (P)
Los Angeles River (LAR)
Area Plans
Clearwater North (AP-CN)
Howe-Orizaba (AP-HO)
Clearwater West (AP-CW)
Clearwater East (AP-CE)
Somerset Ranch (AP-SR)
Central Industrial District (AP-CID)
Central Business District (AP-CBD)
Utility, Easement and ROW
Utility/Easement
Railroad ROW
General Plan Land Use Designations
Median Sales Price
Average Asking Rents
City
Trade Area and Subregion
City
Trade Area
and
Subregion
EPS Existing Market Analysis Report
PUBLIC HEARING DRAFT JUNE 2025 | 25
Housing Feasibility
In addition to a land use market analysis, the Specific Plan completed a pro forma analysis of the feasibility of development in Paramount using local cost and value
input. The pro forma analysis tested different building typologies (e.g., heights, materials, and construction
typologies) as well as different characteristics
across parking ratios, density levels, unit mixes, and
affordability levels.

Generally, mixed-use residential housing typologies
greater than 60 du/ac were found as financially feasible.

Also, attached townhomes at about 24 du/ac were also
found financially feasible. “Missing middle” housing
types (between 25 and 55 du/ac) were found financially
feasible if they were surfaced parked. Parking provided the most significant cost to development and reducing
parking rates increasing financial feasibility for all
housing types. Additionally, inclusionary affordable
housing projects created some feasibility challenges.

Key Outcome: Zone the Specific Plan Area to allow
for housing developments greater than 60 du/ac and
reduce parking requirements to support economically
feasible projects.

Light Rail Station
LA Metro is developing the Southeast Gateway Line,
which will connect the Gateway Cities from Artesia
to Downtown Los Angeles. The first phase is planned
to open 2035, which includes an elevated station at
Rosecrans/Paramount, adjacent to the Specific Plan
Area.

Based upon the implementation and operation of
other Metro light rail lines throughout LA County since opening of the A Line, the Southeast Gateway Line can
be expected to provide the following changes to the City of Paramount:
• Change market dynamics for housing and other
land uses around the station
• Increase multimodal access to the region for City
residents for jobs and entertainment
• Potential to increase regional access to Paramount
as a destination
• Sustainability benefits and greenhouse gas and
toxic air reductions
• Will influence the population demographics who are
interested in living in Paramount
Key Outcome: Create a mobility network and private
realm design guidelines that encourage first-/lastmile connection to the future station to make it the primary entrance to the Specific Plan Area.

Not feasible value for development
Potentially feasible value for development
Feasible value for development
EPS Existing Market Analysis Report
LA Metro
C learwater V ision 2
26 | CLEARWATER SPECIFIC PLAN
Summary of Baseline Conditions
Parks and Open Space
Overall, there are 1.8 acres of parks per 1,000 residents for the City of Paramount. The LA County average is

3.3 acres per 1,000 residents. There are no officially
designated public open spaces or public facilities
within the Clearwater Specific Plan Area. There are a
few uses and areas that partially contribute to open
space and recreation; however, aside from the corner
of Paramount and Rosecrans, they lack any natural
surfaces (e.g., grass). Larger of the two spaces include the Paramount Swap Meet, which during operating
hours provides a pedestrian area among the vendors
on a asphalt parking lot. The second space is a plaza
located in front of the entrance to the Bianchi Theatre; it includes a pedestrian area with some landscaping, but
is within the interior of the Clearwater Specific Plan Area with limited access.

There are two public parks adjacent to the Specific Plan Area: Paramount Park is located east of Paramount
Boulevard and the Village Skate Park is located south of Somerset Boulevard and west of the Port of Long Beach
rail corridor.

Key Outcome: Increase the amount of publicly
accessible parks and open space.

Environmental Justice/Community Health
The City of Paramount and Specific Plan Area both score low on Environmental Justice and community health
indicators. Generally, this is a result of multiple factors and local and regional scales such as regional land
uses patterns, local land uses (i.e., heavy industrial
uses), proximity to regional transportation network (i.e., highways), and local roadway design, which creates
multiple environmental and community health impacts
across pollution and population characteristics.

Census Tract 5536.01 (which includes the Specific
Plan Area) has a Healthy Places Index of 12.8 percentile (shown to the right), which means this census tract
has more unhealthy conditions than 87.2 percent
of census tracts in the State of California. Based on
CalEnviroScreen (CES) 4.0, this census tract is in the
95th percentile (meaning it is among the 5 percent
least healthy census tracts in the State). Furthermore, it is in the 98th percentile for pollution burden.

Key Outcome: Improve key community and
population characteristics through urban design and
public policy.

LA County Park Needs Assessment
Healthy Places Index
PUBLIC HEARING DRAFT JUNE 2025 | 27
Infrastructure
Existing utilities infrastructure (water, sewer,
stormwater, and electric) are located along
the surrounding arterial/collector streets and
neighborhoods; there is enough capacity to support
existing uses and some redevelopment. Within the
Specific Plan Area, there is minimal infrastructure
present. Redevelopment of the Specific Plan Area would
result in adding new utility connections between
new uses and existing city infrastructure for all
utilities; an infrastructure capacity analysis should be completed based upon full build-out of the Specific
Plan Area. Additionally, new infrastructure like roads, sidewalks, and public spaces will need to be developed.

With such an extensive level of redevelopment
there are significant opportunities to implement
green infrastructure approaches, apply a “dig once”
implementation approach, and leverage emerging
technologies.

Regionally, the City of Paramount and surrounding area
are within a low point in the LA Basin, which creates
some challenges for stormwater infrastructure.

Key Outcome: Anticipate need to new utility
infrastructure within the Specific Plan Area to
support redevelopment.

Mobility
Overall, the City of Paramount multimodal mobility
network is typical of suburban communities and has a
clear priority toward vehicles. There is a minimal active transportation network other than sidewalks along
streets. Bus routes are available on most arterial and
collector streets operated by Metro or LB Transit, but
they range in intervals between 20 and more than 60
minutes, which results in no high quality public transit routes or stations as defined by the State.

Surrounding the Specific Plan Area, Rosecrans,
Somerset, and Paramount (north of Rosecrans) are all
truck routes, which connect with additional truck routes throughout the City. Within the Specific Plan Area,
there is minimal pedestrian network and connectivity
as most of the Specific Plan Area is organized into
individual surface parks lots.

Key Outcome: Update public realm to transition to
more multimodal balance of travel modes and away
from reliance on vehicles. Los Angeles River
105
710
91 ° 0 1,000 2,000 4,000 Feet

SOMERSET AVE

ALONDRA BLVD

JACKSON ST

ORANGE AVE

GARFIELD AVE

PARAMOUNT BLVD

DOWNEY AVE

LOS ANGELES RIVER

CITY OF

COMPTON

CITY OF

LONG BEACH
70TH ST
SALUD
PARK

PARAMOUNT
PARK

PROGRESS
PARK

ALL-AMERICAN
PARK
RALPH C.

DILL PARK

CITY OF

LYNWOOD

EAST COMPTON
SPANE
PARK

ROSECRANS AVE
Union Pacific San Pedro Subdivision
West Santa Ana Branch Transit Corridor

CITY OF
DOWNEY
Clearwater East
Specific Plan:

Mobility Map
Los Angeles River
105
710
91 19
° 0 1,000 2,000 4,000 Feet
Legend
City Boundary
Street Network
Body of Water
School
Rail Line
Major Arterials
Park/Open Space
CESP Area
Bike and Bus Routes
Metro Bus Lines
Metro Bus Stops
Bike Routes (Existing)

SOMERSET AVE

ALONDRA BLVD

JACKSON ST

ORANGE AVE

GARFIELD AVE

PARAMOUNT BLVD

DOWNEY AVE

LOS ANGELES RIVER

CITY OF

COMPTON

CITY OF

LONG BEACH
70TH ST
SALUD
PARK

PARAMOUNT
PARK

PROGRESS
PARK

ALL-AMERICAN
PARK
RALPH C.

DILL PARK

CITY OF

BELLFLOW

CITY OF

LYNWOOD

EAST COMPTON
SPANE
PARK

ROSECRANS AVE
Union Pacific San Pedro Subdivision
West Santa Ana Branch Transit Corridor

CITY OF
DOWNEY
Clearwater East
Specific Plan:

Mobility Map
JMD Existing Conditions Report
C learwater V ision 2
28 | CLEARWATER SPECIFIC PLAN

PAGE INTENTIONALLY LEFT BLANK
PUBLIC HEARING DRAFT JUNE 2025 | 29
3 Land Use Plan

INTRODUCTION TO NEW

DEVELOPMENT
This Chapter identifies how the Plan vision and goals
will be implemented through land use districts and
regulations. The primary elements of this chapter are
the location of different development zones; written and visual description of the intended type of development; and permitted land uses within each zone.

The Development Plan provides a comprehensive visual
tool for applicants as they put together proposals and
for City staff to facilitate project review. This chapter is essential for guiding proposed development in the
Specific Plan Area.

This Land Use Plan establishes the maximum build-out
of allowed land uses as follows:
• Residential - 2,000 units
• Retail and Restaurants - 150,000 square feet
• Neoindustrial Uses - 800,000 square feet
Inside this Chapter
» Map of Development Zones
» Development Zone Definition,
Objectives, and Precedent Projects
» Permitted Land Use Table
30 | CLEARWATER SPECIFIC PLAN
Parks and Open Space
Designated areas for public parks in a variety of
size, program, and landscape design integrated
with daily life
Similar to variety of parks in Pasadena

DEVELOPMENT ZONES
Six development zones apply within the Clearwater Specific Plan area. The following pages provide details on the overall character and objectives of each zone, detailed development standards for each development zone, precedent imagery, and conceptual application of intent for each development zone.

Flex District (FD) - 40 du/ac
Diverse mix of missing middle residential typologies,
live/work townhomes, artisinal manufacturing, and
entertainment uses.

Neo Industrial (NI) - No residential
Nonresidential area that promotes a diverse mix
of artisinal manufacturing, breweries, emerging
technology jobs, and locally serving businesses.

Town Residential (TR) - 65 du/ac
Medium-scale residential focus area that provides a
range of different green spaces and ground floor uses
to create a walkable neighborhood district.

Mixed-Use Town Center (MU-TC) - 90 du/ac
Medium-scale mixed-use buildings, local shopping,
small streets, and urban plazas for a vibrant new
neighborhood center.

Quasi Public (QP) - 40 du/ac
Preservation of existing land uses (Paramount Adult
School and Our Lady of the Rosary Church), while
supporting the ability for institutions to provide lowscale, accessory land uses.

PUBLIC HEARING DRAFT JUNE 2025 | 31
Figure 3-1: Development Zones
L and U se P lan 3
32 | CLEARWATER SPECIFIC PLAN
The Town Residential (TR) zone promotes
transit-supportive, medium-density
housing that creates a transition
between existing neighborhoods and
the future Southeast Gateway station. It
encourages a mix of housing typologies
and ground-floor uses—such as
residential, live/work, or commercial—
to support a walkable neighborhood
and traditional urban block pattern.

The Town Residential Height Restriction
Overlay applies similar uses and
design principles but requires lowrise development along Paramount Boulevard, allowing stand-alone missing
middle housing or stepped-back
connections to larger TR zone buildings.

Objectives
• Emphasize residential buildings to create a walkable
public realm connected by a network of paseos,
small urban plazas, and green spaces.
• Create a low-rise streetwall along Paramount
Boulevard that promotes a transition between
existing residential areas and new development.
• Maintain a commercial ground-floor frontage along
Paramount Boulevard to connect the future transit
station to commercial uses south of the Specific
Plan Area along Paramount Boulevard.

Built Form Characteristics
• The physical form primarily consists of five- and
six-story residential buildings, with minor height
variations to accommodate a range of housing
types, including attached townhomes, garden
apartments, and wrap buildings; a height restriction
along Paramount Boulevard reduces building
heights to ensure compatibility with adjacent areas.
• Upper stories are typically stepped back, with
flexibility for minimal or zero setbacks along
interior parcel lines and project boundaries.
• New buildings are encouraged to front interior and
local streets, avoiding back-of-house edges, and
maintaining scale and spacing consistent with
surrounding development to support a cohesive
urban fabric.
• Development should include multiple buildings or
attached housing clusters that create pedestrian
paths connecting to surrounding areas of the
Specific Plan Area.
• Pedestrian entrances and active uses will front
existing and new streets and pedestrian paseos,
while parking access is concealed behind buildings.
• Parking should be integrated within buildings for
larger developments; for smaller projects, parking
may be shared across zones or integrated into
buildings (e.g., tuck-under parking for townhomes).
• Vertical mixed-use is encouraged along Paramount
Boulevard and at key interior locations to support
small-scale, ground-floor neighborhood-serving
uses; interior-facing storefronts should feature
smaller frontages or depths to accommodate local
businesses and vendors (e.g., swap meet vendors).

Precedent Communities/Districts
• Monrovia A Line Station Area
• Downtown Claremont
• Pasadena A Line Station Areas
Snapshot of Baseline
Conditions
Total Area
10 acres (15%)
Notable Existing Uses:
• Paramount Swap
Meet and Drive-in
• Surface parking lot
TOWN RESIDENTIAL (TR) 30 - 65 DU/AC
PUBLIC HEARING DRAFT JUNE 2025 | 33
Apartment building with large balconies and landscaping fronting the street
Wrap style apartment building that provides varying building heights and a clear building entrance
Most units
have personal
balconies
Landscape areas
along walking paths
reinforce serene
environment
Bollard
lighting
supports
low night
light
pollution
Permeable
paving with
different
materials, colors,
and/or patterns
for different
zones
Clear primary
entries for
buildings
Ground floor is primarily residential uses
Consistent color and material
palette for multiple buildings
creates unifying district
aesthetic
Colorful
artwork to
add cultural
vibrancy and
interesting
placemaking
L and U se P lan 3
34 | CLEARWATER SPECIFIC PLAN
The Town Mixed-Use zone promotes
a concentration of transit-oriented
development best practices that
respond to the adjacent light rail
station. This zone accommodates the
highest density of development within
the Specific Plan Area and encourages
vertical mixed use, prioritizing housing
above ground-level commercial uses.

It serves as the gateway between the
City of Paramount and regional transit
access.

Objectives
• Create a vibrant, urban neighborhood center that
facilitates diverse live, work, and play activities
throughout the day and evening.
• Create a transit-oriented gateway to the future
Southeast Gateway Line Station.

Built Form Characteristics
• The physical form emphasizes at least five-story
vertical mixed-use building types such as a
modified type V podium.
• The majority of ground-floor uses in this zone
should be retail, restaurants, and/or active offices,
which are encouraged to be oriented around public
plaza spaces.
• Typically, a step back or change of facade
expression occurs at the podium level, as well as
additional step backs and terrace spaces at upper
levels. Some retail, restaurant, live/work, and office
uses are allowed to be mixed with the majority
residential uses in upper floors, which could be
oriented around upper floor facade articulations
(e.g., rooftop restaurant).
• Structured parking will be integrated into the
building design as subterranean and/or at-grade
or above-grade if disguised by architectural
treatments or active fronting uses.
• The majority retail and restaurant ground-floor
uses are combined with a variety of public realm
typologies, from wide sidewalks with double row of
street trees, curbless streets, pedestrian paseos,
and small- to medium-sized plazas. Building
placement and design in this zone will facilitate
multiple pedestrian routes connecting the adjacent
light rail station and the entire Specific Plan Area.

It will also provide multiple, smaller plaza spaces
that enable public realm activities with intimate
relationships to adjacent ground-floor building
uses similar to small plazas in older European city
centers. Resident common spaces, interior and
exterior, should be located on the podium or rooftop
level rather than at ground level. Altogether, this
zone supports the vibrant walking environment of a
publicly accessible neighborhood center that varies
in activities throughout the day.

Precedent Communities/Districts
• Culver City Metro E Line Station Area
• Americana at Brand in Glendale
Snapshot of Baseline
Conditions
Total Area
7 acres (10%)

3.5 acres optional (5%)
Notable Existing Uses:
• Jack-in-the-Box
• Bianchi Theatre
• Bianchi Theatre
plaza
• Retail Strip Mall
• Union Hall
• Surface parking
Ground-floor retail and apartments look onto a publicly accessible, multi-functional open space
MIXED-USE TOWN CENTER (MU-TC) 90 DU/AC
PUBLIC HEARING DRAFT JUNE 2025 | 35
Pedestrianoriented street that
accommodates
local, service, and
emergency vehicles
Landscape used to separate
building frontage zones (e.g.,
for outdoor dining) from main
circulation
Podium-level residential
amenities visible to
and from public life on
ground level
Rhythm of different step backs and facade
articulations for upper levels along public vista
Upper floor
and rooftop
commercial/
restaurant uses
with outdoor
dining
Large publicly accessible open space with apartments Culver City Ivy Station open space and apartments L and U se P lan 3
36 | CLEARWATER SPECIFIC PLAN
The Flex District is intended to support
a complementary mix of residential,
commercial, and neoindustrial uses.

It exemplifies the types of art/creative
districts that grew organically in the
last century but now with an intentional
approach to land development that
provides diverse land uses that support
a 24/7 live, work, play district. This zone
encourages architectural diversity and
an emphasis on healthy, sustainable
performance standards.

Objectives
• Establish a new scale and mixture of uses from
what is present in Paramount today.
• Create a live/work, artisan manufacturing
neighborhood.

Built Form Characteristics
• The physical form consists mostly of three- and
four-story mix of vertical/horizontal mixed-use and
stand-alone building types.
• Nonresidential uses should be prioritized closest
to the rail corridor edge. Residential is allowed
along the rail tracks if not directly facing the rail
tracks and/or buffered by structured parking and
open spaces. Minimum glass/window types and air
filtration requirements are also applicable.
• Stand-alone multi-unit residential buildings should
promote medium densities such as stacked flats to
mixed-use wrap style buildings.
• Residential units, amenities, and community
facilities are encouraged on the ground floor along
pedestrian pathways and streets.
• Nonresidential mixed-use buildings can promote
vertical mixed-use approaches with various land
uses above commercial as well as innovative
building typologies to accommodate office, R&D,
flex uses, and vertically integrated manufacturing
and retail spaces.
• Parking can be integrated into mixed-use buildings
or be stand-alone structures, but should have
public benefits such as rooftop open spaces and
architectural facade treatments.
• Vehicle access to individual units and/or shared
parking should be located in the interior of parcels
or individual developments and designed as
vehicle-accessible pedestrian paseos.

Precedent Communities/Districts
• Elysian Valley “Frogtown” in Los Angeles
• York and Figueroa Boulevards—Highland Park, Los
Angeles
• Abbott Kinney—Venice, Los Angeles
Snapshot of Baseline
Conditions
Total Area

16.5 acres (25%)

3.5 acres optional (5%)
Notable Existing Uses:
• Bianchi Theatre
• Paramount Swap
Meet and Drive-In
• Surface parking lot

FLEX DISTRICT
Campus-like fabric with multi-story, nonresidential buildings organized around a pedestrian plaza
40 DU/AC
PUBLIC HEARING DRAFT JUNE 2025 | 37
Individual
unit and/
or common
building
entrances
Roll-up doors that can be used
for garages, workspaces, and/or
small shops
Upper floor terraces
and balconies create
facade articulation
and interest
Residential units on upper floors
Shared street
(woonerf)
typology that
blends slow
vehicle access
and pedestrian
use
Large
windows
create a
relationship
between
public and
private realms
Articulation of facade to
indicate different units
Flex building with solar panels that extend outside the footprint of the building, creating a publicly accessible shaded entry plaza
Stacked flats apartment building that creates walkable urban fabric along with adjacent buildings of similar scale
L and U se P lan 3
38 | CLEARWATER SPECIFIC PLAN
This zone prioritizes preservation of
long-established land uses (Paramount
Adult School and Our Lady of the
Rosary Church) while supporting the
ability for institutions to provide lowscale, accessory land uses such as infill housing. This zone encourages
increased pedestrian connectivity with
the interior of the Specific Plan Area as
adjacent properties redevelop over time.

Objectives
• Preserve architecturally important buildings that
contribute to a diverse, walkable urban fabric and
land uses desired by the community.
• Enable infill development that creates connectivity
between the rear of quasi-public properties and the
rest of the Specific Plan Area.

Built Form Characteristics
• Small nonresidential shops are encouraged at key
interior locations to support small, ground-floor
neighborhood servicing uses.
• Interior facing storefronts should have smaller
frontages and/or depths to support neighborhoodserving and/or locally owned commercial activity such as swap meet vendors.
• Accessory infill buildings are typically lowscale single- and multi-unit residential housing types such as garden apartments and attached
townhomes.
• For accessory and infill developments, parking
could be shared within other buildings in other
zones in the Specific Plan Area through shared
parking agreements and/or integrated with
buildings (e.g., tuck-under parking for townhomes).

Snapshot of Baseline
Conditions
Total Area

7.5 acres (11%)
Notable Existing Uses:
• Paramount Adult
School
• Our Lady of the
Rosary Church
A small nonresidential building
QUASI-PUBLIC (QP) 40 DU/AC
PUBLIC HEARING DRAFT JUNE 2025 | 39
Typical small-lot subdivision development that organizes attached townhomes along a shared pedestrian/vehicle
access
Pedestrian entrance
from the public
street marked by
architectural feature
Interior property line
boundaries should
create and support
interior pedestrian
connections to the
adjacent Specifc Plan
Area
Multiple buildings create
campus-like physical
form and supports
indoor-outdoor uses
Existing
buildings and
landscape
contribute to
quality of area
character
Shipping containers used for a small restaurant and/or retail Parking areas
could support infill
development that
complements the
existing primary
uses
L and U se P lan 3
40 | CLEARWATER SPECIFIC PLAN
The Neoindustrial Zone creates
unique opportunities for neoindustrial
development that complements the
scale and character of neighboring
residential areas while providing a
buffer from existing nonresidential
uses outside the Specific Plan Area.

This zone encourages forward-thinking
approaches to land uses, ongoing
operations, and building design to
promote mixed-use, multi-story nonresidential buildings. It allows for the continued operation of existing
commercial and office uses while
allowing for the evolution of the area
into a denser mix of uses.

Objectives
• Develop neoindustrial building typologies that
introduce new architectural typologies and styles.
• Develop neoindustrial buildings that provide
multiple public benefits to the Specific Plan Area
and surrounding areas such as accessible roofs and
green walls.
• Create a campus-like urban fabric that facilitates
pedestrian and bicycle connectivity to the rest of
the Specific Plan Area.

Built Form Characteristics
• The physical form consists of vertical/horizontal
mixed-use and stand-alone building types up to
three stories. Medium to large commercial buildings
accommodate a range of neoindustrial, retail, and
office uses such as research & development, flex
uses, and vertically integrated manufacturing and
retail spaces designed for maximum flexibility
and compatibility. Pedestrian-oriented building
entrances are encouraged along Paramount and
Somerset Boulevards to connect to surrounding;
interior areas should promote innovative circulation
design to accommodate servicing but still promote
active transportation connectivity and a consistent
urban fabric to the rest of the Specific Plan Area.
• Buildings are encouraged to be sized and oriented
to create consistency with adjacent commercial
areas to the east and west.
• Include indoor-outdoor environments such as small
interior courtyards, campus-like quad spaces, and
common areas and pedestrian pathways.
• Buildings are also encouraged to promote forwardthinking approaches for uses (e.g., electric vehicle and small vehicle first-last mile deliveries) and
building design (e.g., green roofs and maximized
reduced building energy loads).
• Parking could be integrated within building designs
and shared with other uses in the Specific Plan
Area in stand-alone parking structures and surface
parking.

Precedent Communities/Districts
• Long Beach Exchange
• Culver City Hayden Tract District
Snapshot of Baseline
Conditions
Total Area

21.5 acres (32%)
Notable Existing Uses:
• Somerset Business
Park
• Surface Parking lot
• Vacant building
• Vehicle storage
A multi-story flex building that can provide a range of office, manufacturing, showroom, and/or retail spaces
NEOINDUSTRIAL (NI) No Residential
PUBLIC HEARING DRAFT JUNE 2025 | 41
Opportunity
for temporary
vendors such
as food trucks
Built structures blend indoor and
outdoor spaces and spaces
between buildings
Pedestrian open
spaces that are
accessible and
visible from street/
sidewalk networks
Multi-story buildings Consistent
architectural
theme with
some variety
among
individual
buildings
Example at Long Beach Exchange that provides a large
building with many individual vendors within a common
interior and exterior pedestrian plaza
A flex building typology that provides exterior architectural features that create visual interest
Nonresidential
buildings fronting
onto a shared
publicly accessible
open space
L and U se P lan 3
42 | CLEARWATER SPECIFIC PLAN
The Parks and Open Space zone
designates areas for parks, open space,
and recreational land uses. Areas with
this designation represent public
ownership, which complement open
spaces that are publicly accessible but
privately owned.

Objectives
• Promote growth of parks and open spaces within
the Specific Plan Area.
• Encourage a diversity of the types, scale, program,
landscape design, and users of parks and open
spaces.
• Develop parks and open spaces to be part of
a connected network, utilized frequently by
residents, and primarily accessed through active
transportation.
• Enable protection and improving conditions of
natural flora and fauna resources.

Built Form Characteristics
• The physical form emphasizes a range of park
types, sizes, programs, and landscape design - from
pocket parks, linear parks (Olmsted Parkways),
hardscape plazas, passive landscape/habitat
areas, and active recreation facilities that facilitate a diverse mix of complementary open spaces
utilized by Specific Plan Area residents, tenants, and
visitors, as well as adjacent and citywide residents.
• Small structures are allowed and can range from
playgrounds, amphitheaters, shade structures, and
small spaces such as shipping containers that can
serve as vendor spaces and community uses.
• A majority of open spaces should have a direct
or close relationship with adjacent or connected
buildings.

Precedent Examples
• Spring Street Park, DTLA
• Pasadena Del Mar Station Plaza
• USC Village Plaza
• Topos Park, Anaheim
• Los Angeles Plaza Park
• 105th Street Pocket Park
• Blue Ribbon Garden, DTLA
• Santa Monica Tongva Park
• Ord and Yale Street Park in Los Angeles
Snapshot of Baseline
Conditions
Total Area

0.5 acres (1%)
Notable Existing Uses:
• LADWP power lines
easement
Large, urban plaza space at the USC Village development that provides flexibility for a range of uses from outdoor cafe seating, temporary vendor stalls, and community events

PARKS AND OPEN SPACE
PUBLIC HEARING DRAFT JUNE 2025 | 43
Shade trees
Built structures provides shade
and clear location for temporary
vendors
Flexible open space
for passive and active
recreation activities
Variety of permeable
and natural ground
materials
Accessible, but
limited vehicle
parking
Small sports fields integrated among housing development Tongva Park in Santa Monica with seating, walking path, and large habitat landscape areas
Access and visibility to public
street/sidewalk network
Ability for built structures to utilize
natural, non-toxic materials and support
renewable energy production
L and U se P lan 3
44 | CLEARWATER SPECIFIC PLAN

ALLOWABLE LAND USES
Allowed Uses by Land Use Zone
Allowed land uses within the Clearwater Specific Plan
are defined in the Land Uses and Permit Requirements
tables on the following pages. Each land use is provided a permit category based on the descriptions below.

Certain uses may be subject to special conditions
regarding the location, operation, design, or special
permitting requirements of the use, which are included
in the notes/regulations column.

Permitted Use (P)
A Permitted Use (P) is allowed without discretionary
approval and subject to all applicable provisions of this Specific Plan. Allowed on any floor.

Permitted Use, Mixed-Use Development (M)
A Permitted Use (P) is allowed without discretionary
approval and subject to all applicable provisions of this Specific Plan if part of a mixed-use project.

Permitted Use, Ground Floor (G)
A Permitted Use (P) is allowed without discretionary
approval and subject to all applicable provisions of this Specific Plan if only located on the ground floor of a
mixed-use project.

Administrative Use Permit (AP)
An Administrative Use Permit (AP) requires
discretionary approval authorized by the Director
and subject to the requirements outlined in Chapter 1
(Introduction) of this Specific Plan.

Conditional Use Permit (CUP)
A Conditional Use Permit (CUP), also described as a
conditionally permitted use, requires discretionary
approval in the form of a Conditional Use Permit
authorized by the City Council and subject to the
requirements outlined in Chapter 17.48 of the
Paramount Municipal Code.

Accessory Use (A)
An Accessory (A) use is one that is clearly incidental to a primary permitted use. Such use requires no additional
authorization.

Not Allowed (-)
Uses specifically not allowed in this Specific Plan are indicated by (-). It is not possible to anticipate every land use that might be proposed and suitable. Where
a proposed land use is not listed in Table 3-1 but is
largely similar to one of the listed uses, the process
set forth in Section 17.44.040 (Identification of unlisted uses and clarification of ambiguities) of the Paramount Municipal Code shall apply.

Prohibited Uses
The following uses are specifically prohibited in all land use districts within the Specific Plan Area:
• Adult entertainment uses
• Pawn shops
• Trucking and freight related
• Drive-through facilities
• Automotive repair or service
• Coin-operated or other laundries
All existing nonconforming uses that are listed as
prohibited in this Section shall be subject to the
provisions of Article 4 (Nonconforming Buildings and
Uses) of Chapter 17.44 (General Provisions, Conditions, and Exceptions) of the Paramount Municipal Code.

Consistency with Objective Development
Standards
For projects that include uses permitted without
discretionary review, those projects must also meet
all the objective development and design standards
for that development zone (as described in Chapter
4) and requirements for open space, parking, and
sustainability (as described in Chapters 4 and 5) to
receive non-discretionary approval. Projects that do not meet all objective development and design standards
will require discretionary approval via a site plan
pursuant to section 17.44.060 (Purpose of site plan -
precise plan) of the Paramount Municipal Code.

Reviewing/Permitting Authority
Following an application submittal, the Planning
and Building Director or designee shall make a
determination whether the proposed use is permitted,
conditionally permitted, or prohibited.

Land Use Definitions
All land uses in the table shall be defined as set
forth in Paramount Municipal Code Section 17.04.010
(Definitions). for any land use not defined in Section

17.04.010, definitions can be found in the Clearwater
Specific Plan Appendix.

PUBLIC HEARING DRAFT JUNE 2025 | 45
P: Permitted by Right M: Permitted in Mixed-Use
G: Permitted Ground Floor in Mixed-Use
AP: Administrative Use Permit
CUP: Conditional Use Permit
A: Accessory Use
-: Not Allowed
MU-TC: Mixed-Use Town Center
TR: Town Residential
TR-HRZ: Town Residential - Height Restriction Zone QP: Quasi Public FD: Flex District
NI: Neo Industrial
PO: Parks and Open Space
Land Uses MU-TC TR FD QP NI PO Notes/Regulations

AGRITECH AND FOOD
Agricultural
Biotechnology
Facilities
- - AP - P
Food Technology and
Innovation Labs
- - AP - P
Hydroponics and
Aquaponics Facilities
- - AP - P
Urban Agriculture and
Community Gardens

M M P P P
Vertical Farming
Operations
- - P - P

ALCOHOL SALES RELATED
Alcohol Beverage
Manufacturing
(without
consumption)

M G CUP - CUP -
Brewpubs,
Microbreweries,
Distilleries
M
(CUP)
- CUP - CUP - Refer to
requirements in
Sec. 17.24.030(F)(3)
of the Paramount
Municipal Code
Off-premise sales/
consumption

CUP CUP CUP - CUP -
On-premise sales/
consumption

CUP CUP CUP - CUP CUP
Tasting Rooms A A A - A - Accessory to: Craft
Brewery, Distillery

CREATIVE/CULTURAL INDUSTRIES
Art Studio - Mixed
Medium, excluding
sculptures

M G P G P
Art Studio - Mixed
Mediums
- - P - P
Art Galleries and
Exhibition Spaces

M G P G P
Custom Art
Fabrication

M - P - P
L and U se P lan 3
46 | CLEARWATER SPECIFIC PLAN
Land Uses MU-TC TR FD QP NI PO Notes/Regulations
Film Production
Facilities

M - P - P
Music Recording
Studios

M - P - P
Photography Studios M G P - P -
Podcast and
Broadcast Studios

M G P G P -

DIGITAL INDUSTRIES
Data Center - - M - M
Digital Fabrication
Labs (e.g., 3D printing)

M - P - P
Digital Media and
Content Creation
Studios

M - P - P
Gaming and
Animation Studios

M G P - P
Software Development
Hubs

M - P - P
Virtual Reality and
Augmented Reality
Studios

M G P - P

EATING AND DRINKING ESTABLISHMENTS
Bar M
(CUP)

CUP M (CUP) - M (CUP) CUP
Brewpubs,
Microbreweries, and
Distilleries
M
(CUP)
- CUP - CUP - Refer to
requirements in
Sec. 17.24.030(F)(3)
of the Paramount
Municipal Code
Food Hall M G P G P -
Food Hall Vendor P P P P P -
Nightclub M (CUP) - CUP - CUP -
Outdoor Dining A A A A A AP Accessory to:

Restaurant, Food
Hall
Restaurant P P P AP P CUP See regulations
regarding alcohol
sales
PUBLIC HEARING DRAFT JUNE 2025 | 47
Land Uses MU-TC TR FD QP NI PO Notes/Regulations

EDUCATION AND PUBLIC ASSEMBLY
Cultural Institutions M G G or AP P - -
Educational
Institution, private

G (CUP) G (CUP) CUP CUP - -
Fitness Facility M G G G G -
Places of Public
Assembly

G G AP G - -
Places of Religious
Assembly

CUP CUP CUP CUP - -
Trade Schools M (AP) - AP G (AP) P -

LIGHT INDUSTRIAL - DISTRIBUTION
Last-Mile Delivery
Hubs
- - CUP - AP Limited to four (4)
total truck bays.

Truck bays cannot
directly face public
streets.

Prohibits trucks with
more than 3 axles.

Recommended:

Limit to EV and
bicycle deliveries
only.

Local Trucking without
Storage
- - - - -
TransportationRelated Uses with no
outdoor container
storage
- - - - -
TransportationRelated Uses with
outdoor container
storage associated
with shipping/
trucking/rail
- - - - -
Warehouse - - CUP - CUP
Wholesale trade and
fulfillment center
- - - - -
L and U se P lan 3
48 | CLEARWATER SPECIFIC PLAN
Land Uses MU-TC TR FD QP NI PO Notes/Regulations

LIGHT MANUFACTURING
Light Manufacturing - - P - P
Active Transportation
Manufacturing or
Assembly
- - P - P
Active Transportation
Sales with Accessory
Repair, Manufacturing,
and/or Assembly

G G P AP P
Artisan and Custom
Manufacturing,
Production, and
Fabrication

M (CUP) - P - P
Artisan Glassblowing
Workshops
- - AP - P
Commercial Kitchens - - AP - P Limit of 20 kitchen
vendor stalls
Community Maker
Spaces

M - P AP P
Construction - Special
Trade Contractors
- - P - P No outdoor storage
permitted
Furniture and
Cabinetry
- - AP - P
Jewelry Making M - P - P
Lighting and Electrical
Design/Build and
Production
- - P - P
Metalworking - - AP - AP Uses that require
a permit from the
South Coast Air
Quality Management
District are
prohibited
Pottery and Ceramics
Studios
- - AP - P
Repair Shop (without
open flame, welding,
etc.)

G G P G P
Repair Shop (with
open flame, welding,
etc.)
G (CUP) - AP - P Excludes automobile
and truck repair
Textile and Fashion
Design Studios

M - P - P
Textile and Apparel
Manufacturing
- - P - P
PUBLIC HEARING DRAFT JUNE 2025 | 49
Land Uses MU-TC TR FD QP NI PO Notes/Regulations
Tailoring and Sewing M G P G P
Woodworking and
Carpentry Shops
- - P - P

MEDICAL AND PROFESSIONAL OFFICES
Banks, Credit Unions,
Savings and Loan
Institutions, and
Financial Services
(excluding cash
checking, payday
loans, and auto title
loans)

G G G G G -
Co-Working Spaces M G P G P -
Business Incubators -
General

M G P G P -
Business Support
Offices
- - P - P -
Medical, Dental,
Chriopractor, and
Optometrist Offices

CUP CUP CUP - CUP -
Hospital - - CUP - CUP - No larger than 200
patient beds
Medical Clinic and/or
Urgent Care Facility

CUP CUP CUP - CUP -
Professional/
Administrative Office

M G P G P -

RECREATION AND ENTERTAINMENT
Commercial
Recreation Facility -
Indoor
G G P - P - Refer to
requirements in Sec.

17.36.040(19)
Commercial
Recreation Facility -
Outdoor
- - AP - AP -
Museum, Art Gallery,
Exhibition Space

M G P G P CUP
Park and Recreation
Facilities - Private
G G M G P CUP Also permitted on
rooftop and parking
structures
Theaters (live and
film)

G G P G P -
L and U se P lan 3
50 | CLEARWATER SPECIFIC PLAN
Land Uses MU-TC TR FD QP NI PO Notes/Regulations

RESIDENTIAL
Accessory Dwelling
Units
p p p p - - Must comply with
Chapter 17.104 of
the Paramount
Municipal Code
Family Daycare Homes p p p p - -
Home Occupation P P P P - -
Licensed Residential
Care Facilities, Large

CUP CUP CUP CUP - -
Licensed Residential
Care Facilities, Small
p p p p - -
Live/Work
Development

M P P P CUP -
Multiple-family
Dwelling
P P P P - - Permitted as either
a standalone
residential use or as
part of a mixed-use
development
Permanent Supportive
Housing
P P P P - - Must meet the
criteria set forth in
Government Code
Section 65651 et seq
Rental Housing P P P P - - No dwellings units
in whole or in part
shall be rented for a
term shorter than 30
calendar days.

Transitional Housing P P P P - -

RESEARCH AND DEVELOPMENT
Biotech and
Pharmaceutical Labs
- - AP - P -
Health and
Wellness Product
Manufacturing
- - AP - P -
Health Services and
Biotech Research and
Development
- -
Materials Science
Research
- - AP - P -
Research and
Development Facility
- - AP - P -
Technology Innovation
Centers and Research
Laboratories
- - AP - P -
PUBLIC HEARING DRAFT JUNE 2025 | 51
Land Uses MU-TC TR FD QP NI PO Notes/Regulations
RETAIL
Antique, Vintage
Goods Stores

G (AP) G (AP) M (AP) G (AP) AP -
Certified Farmers
Market

AP AP AP AP AP AP
Firearms or Other
Weapons Sales/Repair
- - - - - -
Food and Beverage
Sales
G G M - P - See regulations
regarding alcohol
sales
Market Hall G G P G P -
Mobile Vending, Popup ShopP AP P AP P AP
Retail Store (up to
15,000 SF)

M AP M G M -
Retail Store (more
than 15,000 SF)
M (AP) G (AP) G or AP - P -
Swap Meet AP AP P AP AP AP

SERVICES
Business Support
Services

M G P - P -
Child or Adult Care
Center

G G S G - -
Financial Institutions G G P - P -
Pet Day Care and
Boarding
- - G (AP) - P -
Personal Services -
General

M G P - P -
Personal Services -
Restricted
- - AP - AP -
Tattoo or Body
Modification Parlor

G (AP) G (AP) P - P -
Veterinarian G (AP) G (AP) G (AP) - P - No boarding of
animals
L and U se P lan 3
52 | CLEARWATER SPECIFIC PLAN
Land Uses MU-TC TR FD QP NI PO Notes/Regulations

TRANSPORTATION, COMMUNICATION, AND INFRASTRUCTURE USES
Electric Vehicle
Charging Station
G G AP G P - Only includes
passenger vehicles;
does not include
freight vehicles
Public Utility Facilities
- Minor

G (CUP) G (AP) AP - AP -
Shared Mobility
Service Centers

G - G - P -
Shared Mobility
Rentals

G G G G P P
Stand-alone
Structured Parking
Facilities
- - P - P -
Transit Facilities - - G - G -
Wireless
Telecommunications
Facility
See WCF Ordinance; in PMC Section 17.44.330
OTHER
Drive-through
Business
Establishment
- - - - - -
Hotels CUP - CUP - CUP -
Psychics/Botanicas - - - - - -
Self Storage Facilities - - - - - -
PUBLIC HEARING DRAFT JUNE 2025 | 53
Development & Design
Standards & Design 4 Guidelines

SPECIFICS OF NEW

DEVELOPMENT
This Chapter establishes the development and design
standards, as well as design guidelines, applicable
to development in the Specific Plan Area. Thoughtful
building design is essential to meet the community’s
aspirations and to ensure that development aligns with
broader environmental, social, and economic goals.

All design standards are mandatory for all development
within the Specific Plan Area. For residential and mixeduse projects where at least two-thirds of the total floor area is dedicated to residential use, the full set of
residential design standards shall apply.

Design guidelines are used to promote a cohesive and
harmonious built environment, while also allowing
for architectural creativity and innovation rooted in
sustainable building design.

Inside this Chapter
» Development Standards by Zone
» Parking Requirements
» Open Space Requirements
» Sustainability Requirements
» Building Design Guidelines
» Development Snapshot: Do’s and
Dont’s
54 | CLEARWATER SPECIFIC PLAN
Development Standards Glossary of Terms
The following terms are integral to implementing
the development and design standards and design
guidelines. These terms shall have the following
meanings.

Build-to Line: The line at the front lot line at which
construction of a building façade is to occur on a lot, running parallel to the front property line without
setback, and thus ensuring a uniform building façade
line along the street.

Building Mass: The outer envelope of a building
combined with major facade articulation features that
establish the size and scale of a building compared to
its surroundings.

Commercial/Office Building: Refers to a building that
includes retail, service, restaurant, entertainment, and/ or office uses.

Front Façade: The exterior face of a building which
is the architectural front, sometimes distinguished
from other faces by elaboration of architectural or
ornamental details, and location of primary entry.

Infill: A newly constructed building within an existing development area.

Housing Density: The number of dwelling units that can
be built on a site on a given area. Usually referred to by number of dwelling units per acre, or du/acre.

Lot: A legal parcel of land.

Mixed-Use Building: A building that has commercial
and/or office uses on the ground-floor, with commercial, office, or residential uses above.

Mixed-Use Project: A project that has multiple
buildings on one lot that support a mix of compatible
uses, including residential.

Pedestrian Scale: Refers to the proportional
relationship between the dimensions of a human being
and buildings, outdoor spaces, streetscapes, or objects.

Pedestrian scale is used to describe the scale of objects or building mass to a human being and is intended
to create the perception and experience of smaller,
compact spaces at a slow, walkable pace.

Scale: The measurement of the relationship of one
object to another object. All components of a building
have a relationship to each other and to the building
as a whole, which is the “scale” of the components. The relationship of a building, or portions of a building, to a human being is called “pedestrian scale” (see above).

Setback: The minimum horizontal distance between
the lot or property line and the nearest front, side, or rear line of the building (including terraces or any covered projection thereof), excluding steps.

Step Back: The tiering of a building’s façade relative to the required setback line to reduce building mass.

Street Frontage: The building alignment along the
public sidewalk and street forms the street frontage.

Street Wall: The wall or portion of a wall of a building facing the street.

Transparency: Ratio of unblocked transparent glass
to opaque building materials, in reference to the
minimum amount of the building façade that must
contain windows or other non-opaque materials. Any
signs or lettering on the windows would be considered
“opaque” and therefore not count toward the minimum
transparency required.

Density Bonus Compliance
Projects within the Specific Plan Area may utilize
incentives, concessions, or waivers pursuant to State
Density Bonus Law (California Government Code Section
65915) and Chapter 17.114 of the Paramount Municipal
Code. When a project qualifies for a density bonus,
applicable development and design standards shall
be modified as required by law to accommodate the
approved incentives or waivers. Design standards shall
continue to apply to the extent feasible, consistent with State law and the approved project.

PUBLIC HEARING DRAFT JUNE 2025 | 55
Development Standards by Zone Districts
The following provides objective development and design standards for each zone. The development standards are presented in a table and define the overall building envelope and unit sizes of buildings. For each development zone, additional objective design standards apply.

Difference Between Development/Design Standards and Design Guidelines

DEVELOPMENT AND DESIGN STANDARDS
Development and design standards are measurable criteria for building elements such as setbacks, step backs, building heights, lot coverage, and housing density. Standards are prescriptive and quantitative and are applied to all properties in each district consistently.

Development standards are mandatory, and projects may only be approved if the proposed improvements are consistent with the development standards, unless otherwise allowed by a Variance or Administrative Adjustment.

Paramount has developed citywide Objective Design Standards (ODS) based upon the current General Plan and Zoning Code. This Specific Plan provides for development densities and building typologies that are unique to the Specific Plan Area. This Specific Plan includes ODS for multi-unit residential and mixed-use developments that build upon the codified citywide ODS.

GUIDELINES AS DEVELOPMENT STANDARDS
Design guidelines are discretionary and qualitative. They are intended to serve as criteria for reviewing projects during the application and approval process. Design guidelines address elements that cannot easily be measured or quantified but are important aspects of the design and quality of a building or development. The design guidelines contain recommendations on design aspects that are more open to interpretation, such as texture, materials, style, and overall design character. In certain circumstances, design guidelines are mandatory; these are indicated with clear terminology such as “shall” and “must.”
Together, the development standards and design guidelines shape the physical development within the Clearwater Specific Plan Area.

D evelopment & D esign S tandards & D esign G uidelines 4 56 | CLEARWATER SPECIFIC PLAN
Table 4-1: TR Development Standards
Height and Density
Density Range (du/ac) 30-65 du/ac
Height Restriction Overlay: Maximum Density (du/ac) 30-40 du/ac Maximum Floor Area Ratio (FAR) 3.0 (structured parking excluded) Height Restriction Overlay: Maximum FAR 2.0 (structured parking excluded) Maximum Height (feet) 80 ft
Height Restriction Overlay: Maximum Height (feet) 35 ft for first 30 ft depth from Paramount Blvd. 45 ft for next 40 ft depth from Paramount Blvd.

Maximum Height (stories) 6
Height Restriction Overlay: Maximum Height (stories) 3 for first 30 ft depth from Paramount Blvd. 4 for next 40 ft depth from Paramount Blvd.

Ground Floor Height: Nonresidential 12 ft minimum
Ground Floor Height: Residential 10 ft minimum
Building Footprint and Length
Maximum, contiguous ground-floor footprint, with 50% or more residential uses for total building (includes structured parking and/or ground level resident only open spaces)
60,000 SF; Height Restriction Overlay: 30,000 SF
Maximum, contiguous ground-floor footprint, less than 50% residential uses for total building (includes structured parking, resident only open spaces, and/or recessed vehicle circulation areas)
N/A; Height Restriction Overlay: 25,000 SF
Maximum building edge length along major axis (excludes length for recessed/extruded spaces along axis) 350 ft; Height Restriction Overlay: 250 ft Setbacks (based on ground-floor land use)
Paramount, Rosecrans, Somerset: Residential 15 feet setback or 10 feet setback if unit is minimum of 3 feet above sidwalk grade
Paramount, Rosecrans, Somerset: Nonresidential 2 ft minimum Port of Long Beach Rail Line: Residential 70 ft minimum Port of Long Beach Rail Line: Nonresidential 35 ft minimum New Interior Street: Residential 6 ft minimum (from back of sidewalk) New Interior Street: Nonresidential 2 ft minimum (from back of sidewalk) Property Line; not fronting a street or cargo rail line; interior to Specific Plan Area Zero setback required
Stepbacks
Upper-floor step back At least one step back that is a minimum of 5 feet at any level above the ground level
Unit Size
Studio 450 SF minimum
1-bedroom 700 SF minimum
2-bedroom 950 SF minimum
3-bedroom 1,200 SF minimum

TOWN RESIDENTIAL (TR)
PUBLIC HEARING DRAFT JUNE 2025 | 57
Design Standards

1. Refer to City of Paramount Commercial Design
Guidelines, Chapter 5 - Private Realm: Building
Design, for design requirements for ground-floor
commercial uses. Commercial design guidelines
are applicable to all ground-floor commercial
uses within this zone. Where conflicts existing in
design guidance between the Commercial Design
Guidelines and this document, the guidance in this
document shall be followed.

2. A vertical facade articulation at least every 25 feet shall be provided.

3. At least 80% of the facade of the parking structure for a wrap building (excluding a facade that is
within 100 feet and fronts the Port of Long Beach rail
corridor) shall be covered by one or any combination
of the following: apartments, architectural screen,
landscape wall, and/or solar panels.

4. Solid fences or freestanding walls shall be
prohibited along streets and interior property lines.

Representative examples of buildings promoting design
and development standards. Note, as these are precedent images where building dimensions may differ from what is required in this Plan. These images indicate intent that should be adapted to the Clearwater Plan’s specific standards and dimensions.

D evelopment & D esign S tandards & D esign G uidelines 4 58 | CLEARWATER SPECIFIC PLAN
Table 4-2: MU-TC Development Standards
Height and Density
Density Range (du/ac) 30-90 du/ac
Maximum Floor Area Ratio (FAR) 3.5 (excludes structured parking) Maximum Height (feet) 90 ft
Maximum Height (stories) 6
Ground Floor Height: Nonresidential 12 ft minimum
Ground Floor Height: Residential 10 ft minimum
Building Footprint and Length
Maximum, contiguous ground-floor footprint, with 50%
or more residential uses for total building (includes
structured parking and/or ground level resident only
open spaces)
75,000 SF
Maximum, contiguous ground-floor footprint, less
than 50% residential uses for total building (includes
structured parking, resident only open spaces, and/or
recessed vehicle circulation areas)
N/A
Maximum building edge length along major axis
(excludes length for recessed/extruded spaces along
axis)
300 ft
Setbacks (based on ground-floor use)
Paramount, Rosecrans, Somerset: Residential N/A
Paramount, Rosecrans, Somerset: Nonresidential 2 ft minimum Port of Long Beach Rail Line: Residential 70 ft
Port of Long Beach Rail Line: Nonresidential 35 ft
New Interior Street: Residential 6 ft minimum (from back of sidewalk) New Interior Street: Nonresidential 2 ft minimum (from back of sidewalk) Property Line; not fronting a street or cargo rail line; interior to Specific Plan Area Zero setback required
Stepbacks
Upper-floor step back Total of 10 ft of step back required at level 2 or above - all at one level or spread among multiple levels
Unit Size
Studio 450 SF minimum
1-bedroom 700 SF minimum
2-bedroom 950 SF minimum
3-bedroom 1,200 SF minimum

MIXED-USE TOWN CENTER (MU-TC)
PUBLIC HEARING DRAFT JUNE 2025 | 59
Design Standards

1. Commercial uses are required on the ground-floor
facing Rosecrans Avenue, SoCal Edison Easement,
and Paramount Boulevard.

1. Refer to City of Paramount Commercial Design
Guidelines, Chapter 5 - Private Realm: Building
Design, for design requirements for ground-floor
commercial uses. Commercial design guidelines
are applicable to all ground-floor commercial
uses within this zone. Where conflicts existing in
design guidance between the Commercial Design
Guidelines and this document, the guidance in this
document shall be followed.

2. A vertical facade articulation at least every 30 feet shall be provided.

3. For a modified type V podium building, a horizontal facade articulation shall be provided between floors
with different structural construction materials.

4. At least 80% of the facade of the parking structure
for a wrap building (excluding a facade that is
within 100 feet and fronts the Port of Long Beach
rail corridor) shall be covered by at least one or
any combination of the following: apartments,
architectural screen, landscape wall, and/or solar
panels.

5. Solid fences or freestanding walls shall be
prohibited along public streets.

Representative examples of buildings promoting design
and development standards. Note, as these are precedent images where building dimensions may differ from what is required in this Plan. These images indicate intent that should be adapted to the Clearwater Plan’s specific standards and dimensions.

D evelopment & D esign S tandards & D esign G uidelines 4 60 | CLEARWATER SPECIFIC PLAN
Table 4-3: FD Development Standards
Height and Density
Density Range (du/ac) 30-40 du/ac
Maximum Floor Area Ratio (FAR) 2.5 (structured parking excluded) Maximum Height (feet) 50 ft
Maximum Height (stories) 4
Ground Floor Height: Nonresidential 12 ft minimum
Ground Floor Height: Residential 10 ft minimum
Building Footprint and Length
Maximum, contiguous ground-floor footprint, with 50%
or more residential uses for total building (includes
structured parking and/or ground level resident only
open spaces)
90,000 SF
Maximum, contiguous ground-floor footprint, less
than 50% residential uses for total building (includes
structured parking, resident only open spaces, and/or
recessed vehicle circulation areas)
60,000 SF
Maximum building edge length along major axis
(excludes length for recessed/extruded spaces along
axis)
400 ft
Setbacks (based on ground-floor land use)
Paramount, Rosecrans, Somerset: Residential 15 feet setback or 10 feet setback if unit is minimum of 3 feet above sidwalk grade
Paramount, Rosecrans, Somerset: Nonresidential 2 ft minimum Port of Long Beach Rail Line: Residential 70 ft minimum Port of Long Beach Rail Line: Nonresidential 35 ft minimum New Interior Street: Residential 6 ft minimum (from back of sidewalk) New Interior Street: Nonresidential 2 ft minimum (from back of sidewalk) Property Line; not fronting a street or cargo rail line; interior to Specific Plan Area Zero setback required
Stepbacks
Upper-floor step back At least one step back that is a minimum of 5 feet at any level above the ground level
Unit Size
Studio 450 SF minimum
1-bedroom 700 SF minimum
2-bedroom 950 SF minimum
3-bedroom 1,200 SF minimum

FLEX DISTRICT (FD)
PUBLIC HEARING DRAFT JUNE 2025 | 61
Design Standards

1. Refer to City of Paramount Commercial Design
Guidelines, Chapter 5 - Private Realm: Building
Design, for design requirements for ground-floor
commercial uses. Commercial design guidelines
are applicable to all ground-floor commercial
uses within this zone. Where conflicts existing in
design guidance between the Commercial Design
Guidelines and this document, the guidance in this
document shall be followed.

2. A vertical facade articulation at least every 25 feet shall be provided.

3. At least 80% of the facade of the parking structure for a wrap building (excluding a facade that is
within 100 feet and fronts the Port of Long Beach rail
corridor) shall be covered by one or any combination
of the following: apartments, architectural screen,
landscape wall, and/or solar panels.

4. Solid fences or freestanding walls shall be
prohibited along interior streets.

Representative examples of buildings promoting design
and development standards. Note, as these are precedent images where building dimensions may differ from what is required in this Plan. These images indicate intent that should be adapted to the Clearwater Plan’s specific standards and dimensions.

D evelopment & D esign S tandards & D esign G uidelines 4 62 | CLEARWATER SPECIFIC PLAN
Table 4-4: QP Development Standards
Height and Density
Density Range (du/ac) 30-40 du/ac
Maximum Floor Area Ratio (FAR) 2.0
Maximum Height (feet) 50
Maximum Height (stories) 4
Ground Floor Height: Nonresidential 12 ft minimum
Ground Floor Height: Residential 10 ft minimum
Building Footprint and Length
Maximum, contiguous ground-floor footprint, with 50%
or more residential uses for total building (includes
structured parking and/or ground level resident only
open spaces)
90,000 SF
Maximum, contiguous ground-floor footprint, less
than 50% residential uses for total building (includes
structured parking, resident only open spaces, and/or
recessed vehicle circulation areas)
60,000 SF
Maximum building edge length along major axis
(excludes length for recessed/extruded spaces along
axis)
400 ft
Setbacks (based on ground floor land use)
Paramount, Rosecrans, Somerset: Residential 15 feet setback or 10 feet setback if unit is minimum of 3 feet above sidwalk grade
Paramount, Rosecrans, Somerset: Nonresidential 2 ft minimum Port of Long Beach Rail Line: Residential 70 ft minimum Port of Long Beach Rail Line: Nonresidential 35 ft minimum New Interior Street: Residential 6 ft minimum (from back of sidewalk) New Interior Street: Nonresidential 2 ft minimum (from back of sidewalk) Property Line; not fronting a street or cargo rail line; interior to Specific Plan Area Zero setback required
Stepbacks
Upper floor step back At least one step back that is a minimum of 5 feet at any level above the ground level
Unit Size
Studio 450 SF minimum
1-bedroom 700 SF minimum
2-bedroom 950 SF minimum
3-bedroom 1,200 SF minimum

QUASI-PUBLIC (QP)
PUBLIC HEARING DRAFT JUNE 2025 | 63
Design Standards

1. Refer to City of Paramount Commercial Design
Guidelines, Chapter 5 - Private Realm: Building
Design, for design requirements for ground-floor
commercial uses. Commercial design guidelines
are applicable to all ground-floor commercial
uses within this zone. Where conflicts existing in
design guidance between the Commercial Design
Guidelines and this document, the guidance in this
document shall be followed.

2. A vertical facade articulation at least every 20 feet shall be provided.

3. Solid fences or freestanding walls shall be
prohibited along public streets and interior property
lines.

Representative examples of buildings promoting design
and development standards. Note, as these are precedent images where building dimensions may differ from what is required in this Plan. These images indicate intent that should be adapted to the Clearwater Plan’s specific standards and dimensions.

D evelopment & D esign S tandards & D esign G uidelines 4 64 | CLEARWATER SPECIFIC PLAN
Table 4-5: NI Development Standards
Height and Density
Maximum Density (du/ac) N/A
Maximum Floor Area Ratio (FAR) 1.5
Maximum Height (feet) 40 ft
Maximum Height (stories) 3
Ground Floor Height: Nonresidential 15 ft minimum
Ground Floor Height: Residential N/A
Building Footprint and Length
Maximum, contiguous ground-floor footprint, with 50%
or more residential uses for total building (includes
structured parking and/or ground level resident only
open spaces)
N/A
Maximum, contiguous ground-floor footprint, less
than 50% residential uses for total building (includes
structured parking, resident only open spaces, and/or
recessed vehicle circulation areas)
90,000 SF
Maximum building edge length along major axis
(excludes length for recessed/extruded spaces along
axis)
500 ft
Setbacks
Paramount, Rosecrans, Somerset: Residential 15 ft minimum / 25 ft maximum Paramount, Rosecrans, Somerset: Nonresidential 5 ft minimum / 20 ft maximum Port of Long Beach Rail Line: Nonresidential 40 ft minimum New Interior Street: Nonresidential 5 ft maximum (from back of sidewalk) Property Line; not fronting a street or cargo rail line; interior to Specific Plan Area Zero setback required
Stepbacks
Upper floor step back
Minimum 5 ft step back each level; can make cumulative
step back at one level (e.g., 10 ft step back only at level 2 for 3-story building)
Unit Size - N/A

NEOINDUSTRIAL (NI)
PUBLIC HEARING DRAFT JUNE 2025 | 65
Design Standards

1. Refer to City of Paramount Commercial Design Guidelines, Chapter 5 - Private Realm: Building Design, for design requirements for ground-floor commercial uses. Commercial design guidelines are applicable to all ground-floor commercial uses within this zone. Where conflicts existing in design guidance between the Commercial Design Guidelines and this document, the guidance in this document shall be followed.

2. A vertical facade articulation at least every 40 feet shall be provided.

3. At least 80% of the facade of the parking structure (excluding a facade that is within 100 feet and fronts the Port of Long Beach rail corridor) shall be covered by one of the following: nonresidential uses, architectural screen, landscape wall, and/or solar panels.

4. Solid fences or freestanding walls shall be prohibited along public streets.

5. No more than four truck loading bays per building shall be allowed.

6. Truck bays shall not directly face any public street.

D evelopment & D esign S tandards & D esign G uidelines Representative examples of buildings promoting design and development standards. Note, as these are precedent images where building dimensions may differ from what is required in this Plan. These images indicate intent that should be adapted to the Clearwater Plan’s specific standards and dimensions.
4 66 | CLEARWATER SPECIFIC PLAN
Vehicle Parking Options and Requirements
Table 4-6 establishes parking standards for all uses.

These represent optimal standards to meet anticipated
parking demand. However, development projects have
the option of complying with standards set forth in
(AB 2097) Government Code Section 65863.2.

Parking can be implemented in the following ways:
• Tend toward more even distribution of smaller
parking facilities throughout the Specific Plan Area
rather than fewer, larger parking structures
• Mixed-use private development buildings (e.g.,
podiums) that provide publicly available parking
(e.g., 5-10% of total size)
• Stand-alone parking structures and groundfloor retail with public benefits (e.g., green wall, rooftop open space, etc.) as a public or publicprivate partnership (P3) development within the Neoindustrial or Flex District zones, particularly as a buffer along the rail corridor
• Increase of multimodal facilities (e.g., transit,
shared scooters, etc.) and increase of bicycle
parking to reduce demand for vehicle parking
• Consideration of a parking demand management
program throughout the area by zone/district
As much of the Specific Plan is privately owned land,
new circulation routes (i.e., streets) internal to the
Specific Plan Area may maintain private ownership.

Parking will still be referred to as “on-street” parking.

On-street parking for privately owned streets may count toward required parking standards.
• New on-street parking on new street typologies for
redevelopment of surface parking lots
Shared parking is permitted with the Specific Plan Area.

Shared parking can be implemented in the following
ways:
• Shared parking agreements between different
property owners, development managers, and/or
businesses that allow for the parking for different
uses to be used in one facility at different times.

Shared parking agreements shall specify the uses
being served, applicable days and hours, and
number of spaces allowed for sharing.
• Reductions in the amount of parking of percentages
based on a mix of uses within a single building/
development owned and/or managed by one entity
Finally, improvements to existing public streets may
implement on-street parking and other curbside
management practices, but this will not count toward
private development parking requirements.

On-street parking mixed with other curbside management
approaches (e.g., commercial loading) on pedestrian-oriented curbless street design
Structured parking visible above grade but included in mixeduse building with an architectural screen Stand-alone structured parking that provides public realm benefits such as interesting architectural design and vertical circulation
PUBLIC HEARING DRAFT JUNE 2025 | 67
MU-TC: Mixed-Use Town Center
TR: Town Residential
FD: Flex District
QP: Quasi-Public
NI: Neo Industrial
PO: Parks and Open Space

TR MU-TC FD QP NI PO
By Land Use
Residential 2 vehicle spaces per unit - -
Office 3 vehicle spaces per 1,000 net SF -
Commercial/Retail 3 vehicle spaces per 1,000 net SF -
Eating/Drinking
Establishments 4 vehicle spaces per 1,000 net SF
Neo/Light Industrial 1 vehicle space per 1,000 net SF - Hotel 1 vehicle space per guest room, plus 1 space per 2,000 net SF conference, restaurant, other common space -
Open Space N/A 5 spaces per
1 acre
Publicly Accessible
Parking
Parking structures of proposed developments can provide publicly accessible vehicle parking intended to serve visitors to open spaces within and/or surrounding the Specific Plan Area, future transit station, and/or Swap Meet visitors
-
Type of Parking Facility
Surface Parking,
excluded “on-street”
parking
- Allowed
At-grade and Abovegrade Structured
Parking
Allowed; all structured parking not facing the Port of Long Beach rail corridor shall be set behind active uses (e.g., commercial or housing) and/ or have a facade treatment: architectural screen, green wall, solar panels, or similar.
-
Subterranean
Structured Parking Allowed
Shared Parking
A 10 percent reduction in the amount of spaces required can be approved to serve commercial and residential when parking is in a common parking structure.

When a shared parking agreement exists between two or more different property owners, managers, businesses, and/or similar, where vehicles for different uses are sharing a common location, a minimum number of parking spaces to meet the required parking of the highest use being served shall be provided.

Other
EV Parking
Requirements As required by the California Green Building Standards Code Parking Prohibited Alley, Pedestrian Paseo
Table 4-6: Parking Standards
D evelopment & D esign S tandards & D esign G uidelines 4 68 | CLEARWATER SPECIFIC PLAN
Bicycle Parking Requirements
Typical short-term bicycle parking on sidewalk amenity zone Covered outdoor bicycle parking
Indoor bicycle parking near building entrance
Stand-alone bicycle parking hub and repair station
In addition to parking required to be provided for motor vehicles, developments shall include bicycle parking
per Table 4-7.

The intent of this Specific Plan is to transform the
Specific Plan Area into a pedestrian-oriented town
center that exemplifies Transit-Oriented Development
(TOD) approaches. A key strategy to achieving that
environment is making bicycle and other active
transportation parking (e.g., scooters, rideshare
bicycles, etc.) the most visible, accessible, and
convenient mode for parking. Thus, the Specific Plan
requires both indoor and outdoor bicycle parking, as
well as shared bathroom/shower and repair facilities.

Exterior bicycle parking spaces should be designed to
accommodate traditional bicycles, electric bicycles,
electric scooters, and similar mobility devices.

Images to the right show examples of indoor, covered,
and exterior bicycle parking facilities.

PUBLIC HEARING DRAFT JUNE 2025 | 69

TR MU-TC FD QP NI PO
Residential Indoor and covered: Minimum - 0.5 bicycle spaces per unit Exterior: Minimum - 0.25 per unit
- -
Office Indoor and covered: Minimum - 0.25 bicycle spaces per 1,000 sf Exterior: Minimum - 0.1 per 1,000 sf
1 common bathroom w/ shower per 20,000 sf
-
Commercial/
Retail
Indoor and covered: Minimum - 0.25 bicycle
spaces per 1,000 sf
Exterior: Minimum - 0.1 per 1,000 sf
1 common bathroom w/ shower per 20,000 sf
Indoor and covered:

Min. - 0.25 bicycle
spaces per 1,000 sf
Exterior: Min.- 0.1
per 1,000 sf
1 common
bathroom w/
shower per 20,000
sf
-
Light
Industrial
Indoor and covered: Minimum - 0.1 bicycle spaces
per 1,000 sf
Exterior: Minimum - 0.1 per 1,000 sf
1 common bathroom w/ shower per 10,000 sf
Indoor and covered:

Min. - 0.1 bicycle
spaces per 1,000 sf
Exterior: Min. - 0.1
per 1,000 sf
1 common
bathroom w/
shower per 10,000
sf
-
Hotel Indoor and covered: Minimum - 0.1 bicycle spaces
per key
Exterior: Minimum - 0.1 per key
-
Electric
Bicycle
Parking
As required by California Green Building Standards Code Example of good urban
design for bicycle parking
area that slightly depresses
the bicycle parking area to
create better sight lines for
pedestrians.

Typical implementation of bicycle parking
Advanced approach of bicycle parking
Table 4-7: Bicycle Parking Standards & Related Requirements D evelopment & D esign S tandards & D esign G uidelines 4 70 | CLEARWATER SPECIFIC PLAN
Open Space Requirements
Both the Specific Plan Area and Paramount are “park
needy,” meaning the parks per population ratio is
significantly lower than the Los Angeles County average and what is recommended. Other environmental
justice issues result due to low levels of parks, open
spaces, and tree coverage. As a result, increasing the
number of trees and publicly accessible open spaces
is a top priority for the Specific Plan. The best way to accomplish an increase in open spaces is ensuring
each development provides sufficient open space. The
Specific Plan requires that new developments provide
the following types of open space based on the size of
the development:

Private Open Space
This category refers to private open space for
individual units. For multi-unit housing, this can
include balconies and terraces. For live/work, groundfloor residential units, and townhomes, this could also include rooftop and/or small front/backyard areas.

Resident/Tenant Common Open Space
This category refers to indoor and outdoor facilities
used by residents and/or tenants of the retail,
restaurant, office, or other uses in a building. These
facilities could include workout rooms, pools,
community gardens, active recreation courts, and
many other facilities. These should not be located on
the ground level, except for indoor uses like workout
rooms, but should be located on podiums, upper-floor
stepback areas, and rooftops.

Stormwater Open Space
This category refers to open space devoted to the
capture and/or reuse of rainwater such as bioswales,
flow-through planters, rain gardens, and other best
management practices (BMPs). These open spaces
can be spatially integrated with other types of open
spaces and/or located in sidewalk parkway areas on
typical public streets.

Publicly Accessible Open Space
This category refers to plazas, active and/or passive
recreation facilities, habitat gardens, natural
landscape areas, community gardens, and similar
open spaces accessible to the general public. Typically these are located on the ground level but can be
located above grade.

Overall, projects should promote creative ways to
include open space in multi-unit buildings in a variety of ways to create a vibrant public realm.

Implementation
All required open space contributions for each category must be provided for each project, except for the
following condition:
• Required square footage for resident/tenant open
space may be added to publicly accessible open
space with a 20% discount. For example, a project
requires 1,500 sf of publicly accessible open space
and 1,000 sf of resident/tenant common space, the
project can provide 2,300 sf (1,500 sf + (1,000 sf *

0.8) = 2,300 sf) of publicly accessible open space
and 0 sf of resident common space.

Ongoing Maintenance
• For all land not publicly owned or dedicated,
ongoing maintenance and upkeep of open spaces
will be the responsibility of the landowner or
applicable developer or manager of a property.
• Additional maintenance agreements can be
developed for individual developments or
properties.

PUBLIC HEARING DRAFT JUNE 2025 | 71
FD: Flex District
QP: Quasi-Public
NI: Neo Industrial
TR MU-TC FD QP5 NI
Publicly
Accessible
Open Space1
100 sf min per
residential
unit
150 sf min per
residential
unit
50 sf min
per unit and
100 sf per
1,000 sf nonresidential use
-
125 sf min per
1,000 sf nonresidential use
Tree
Requirement
Ground-level
stormwater
and
landscape
planting
area2
50 sf min per
residential
unit
40 sf min per
residential
unit
50 sf per
residential
unit and 60
sf per 1,000
sf nonresidential use
-
5% of
development
area, or 50
sf per 1,000
sf nonresidential
use, whichever
is larger
Resident,
and/or
tenant
Common
Open Space3
150 sf min per
residential
unit
125 sf min per
residential
unit
100 sf min per
residential
unit and 50
sf min per
1,000 sf nonresidential use
-
150 sf min per
1,000 sf nonresidential use
Private Open
Space4 - -
1 May be accomplished through ground-level plazas, courtyards, sports fields/courts, etc. and/or rooftop. 2 Must be on ground level 3Maximum 33% can be located on exterior ground level; may be accomplished through swimming pools, courtyards, rooftop decks, gyms, etc.
4 May be accomplished through private patio or balcony
5 Reference TR-HRZ requirements
Performance Requirements
Publicly Accessible Open Space
Required to be open to the general public at a minimum from 6:00am to 9:00pm; areas can be gated and closed outside of publicly accessible required hours.

Resident, Customer, and/or Tenant Open Space
• Can limit access to open space to residents and/or non-residential tenants within an individual building, group of buildings, and/or entire Specific Plan Area.
• Open spaces can be fenced and gated.

Table 4-8: Open Space Requirements
D evelopment & D esign S tandards & D esign G uidelines 4 72 | CLEARWATER SPECIFIC PLAN
Sustainability Options and Recommendations
Environmental sustainability refers to a holistic
approach to reduce negative impacts and increase
positive benefits to natural systems and human quality
of life. The Clearwater Specific Plan promotes emerging green building practices, like the International Living Future Institute (IFLI), or how new developments can
be a positive force toward environmental health and
community well-being. The Plan also encourages
development projects to pursue recognized
sustainability frameworks and certifications,
such as ENERGY STAR® building standards and
Leadership in Energy and Environmental Design (LEED)
certification, as a means of demonstrating measurable
environmental performance. In addition to specific
design recommendations, the Plan recommends
promoting sustainable design through the development
process, including an integrated approach with the
Paramount Climate Action Plan, Environmental Justice
Element of the General Plan, and review of proposed
projects.

Following is an overview of four categories identified
to achieve specific performance metrics. Table 4-9
includes recommendations for private development
requirements to achieve desired outcomes.

Energy (Production and Passive Design)
This category refers to increasing
renewable energy production and
reducing energy requirements.

State requirements such as CalGreen/Title 24 already
require some renewable energy systems, such as
solar photovoltaic (PV) panels. This plan encourages
exceeding these standards and promoting other
complementary renewable energy production (kinetic
energy, wind, etc.). Energy storage systems like batteries should be encouraged to ensure that renewable
energy can be efficiently utilized onsite. Buildings
should prioritize passive design strategies to reduce
energy loads by optimizing natural light, ventilation,
and thermal mass minimize reliance on mechanical
systems. If mechanical systems are used, buildings
are encouraged to exceed Title 24 energy efficiency
standards through electric and green building
systems such as heat pumps and smart building
systems that minimize energy consumption. Projects
are also encouraged to incorporate ENERGY STAR–
rated appliances, equipment, and building systems,
and to pursue LEED energy performance credits or
equivalent high-performance building benchmarks that
demonstrate superior energy efficiency
Carbon Reduction
This category refers to reducing carbon
and other greenhouse gas (GHG)
emissions into the environment, which
is a primary driver of climate change.

Carbon is not only considered (and measured) during
its use in building operation—that is the carbon used
to power the energy for buildings—but the entire carbon production through the full life-cycle of every element, from procurement, development, shipping, use, and
disposal. This category includes reducing carbon
from dependent systems, i.e., promoting building and
neighborhood design that reduces personal vehicle use.

Reducing carbon can be achieved by shifting to active
transportation modes, which can be promoted through
Building with a green roof as resident amenity space development policies like micro EV incentives (instead and solar panels
LEED Platinum building in Claremont, CA that looks
like a typical apartment building
PUBLIC HEARING DRAFT JUNE 2025 | 73
of vehicle parking, recommending a Cargo ebike for
a one-bedroom unit), EV parking, EV chargers, repair
facilities, and other amenities. Projects that pursue
third-party sustainability certifications such as LEED
or comparable green building programs can help track
and verify carbon reduction strategies through lifecycle carbon accounting and operational performance
metrics.

Materials
This category refers to the materials
used for physical development, which
have an impact from production to final
installation.

The choice of materials in building construction
significantly impacts sustainability not only through
GHG emissions but also due to toxicity and subsequent
effects on human and natural environments. The
Specific Plan prioritizes sustainable, non-toxic, and
locally sourced materials, whenever feasible. This
includes the reuse of materials such as recycled steel
or reclaimed wood, and low-carbon alternatives like
rammed earth construction. Furthermore, buildings
should use materials with low volatile organic
compounds (VOCs) to improve indoor air quality and
avoid polluting soil and groundwater. Material choices
reduce the environmental impact of construction and
contribute to long-term sustainability by enhancing
the durability and efficiency of the buildings. Use
of products and materials that contribute to LEED
materials credits or other green building certification programs is encouraged to support responsible
sourcing, recycled content, and reduced environmental
impact.

Water and Habitat
This category refers to improving water
conservation and use practices and
improving urban habitat for flora and
fauna. Water conservation and habitat
enhancement are crucial in California,
where drought and habitat degradation
are ongoing concerns.

The Plan encourages onsite rainwater capture, storage,
and reuse, as well as water-efficient fixtures and
systems such as low-flow toilets, faucets, and greywater recycling systems. Landscaping must consist of
drought-tolerant plants that require minimal irrigation.

Environmental design approaches reduce energy loads,
promote passive cooling, and generate energy
Use of rammed earth construction for a library
Example of small wind turbines that can act as wayfinding elements, public art, or placed on buildings
Projects are also encouraged to pursue LEED water
efficiency credits or similar sustainability benchmarks that promote water conservation, stormwater
management, and ecological landscape design.

D evelopment & D esign S tandards & D esign G uidelines 4 74 | CLEARWATER SPECIFIC PLAN
ENERGY
Solar Panel Roof Coverage
40% of roof
area or less
if meets
100% of
building
energy
needs
30% of roof
area or less
if meets
100% of
building
energy
needs
50% of roof
area or less
if meets
100% of
building
energy
needs
-
50% of roof
area or less
if meets
100% of
building
energy
needs
Natural Gas and Petroleum
Powered Appliances, HVAC,
and Mechanical Systems
Prohibited
CARBON
Use of Low Carbon Materials
- Exterior and Structure
(reclaimed wood, bamboo,
cross-laminated timber,
recycled steel, rammed
earth, clay tile, adobe)
At least 20%
of materials
At least 25%
of materials
At least 30%
of materials - At least 40%of materials
Use of Low Carbon Materials
- Interior (reclaimed wood,
bamboo, cork, clay/lime
plaster, reclaimed brick/
stone, certified sustainable
wood)
At least 10%
of materials
At least 10%
of materials
At least 10%
of materials - At least 10%of materials
3-bin waste stream
(landfill, recycle, compost/
organic waste)

MATERIALS
Pervious ground cover
percentage
Table 4-9:

FD: Flex District
QP: Quasi-Public
NI: Neo Industrial

TR MU-TC FD QP NI
PUBLIC HEARING DRAFT JUNE 2025 | 75
1 Excludes required setback from roof edge for usable are Notes:
*CalGreen As an alternative to solar requirements above, it is recommended to default to CalGreen requirements for residential uses.

Percent of Locally Sourced
Materials
Percent of Construction
Waste Diverted from
Landfills

WATER AND HABITAT
Usable Amenity Roof Area
(can be covered/shaded by
solar panels) 1
35% 40% 45% 50% 60%
Water-efficient Fixtures
FD: Flex District
QP: Quasi-Public
NI: Neo Industrial

TR MU-TC FD QP NI
D evelopment & D esign S tandards & D esign G uidelines 4 76 | CLEARWATER SPECIFIC PLAN
Building Types by Development Zone
In addition to the development and design standards for each zone, Table 4-10 identifies recommended building types within the different development zones.

There are different references that include specific architectural qualities defining each building type. Following an application submittal, the Planning and Building Director or designee shall make a determination whether the proposed building meets the building typology.

Development applications that incorporate the recommended building type and conform with all other applicable development and design standards qualify for ministerial (by-right) review. The exception shall be any project including a use of uses requiring a Conditional Use Permit (CUP). Proposed projects may utilize a building type identified as Not Recommended but will be subject to discretionary review by the Planning Commission.

TR MU-TC FD NI QP PO

1. Attached House (Townhome) N N Y N Y -

2. Detached Multi-unit (Duplex to Fourplex) Y N Y N Y -

3. Bungalow Court Y N Y N Y -

4. Stacked Flats Y N Y N Y -

5. Accessory Dwelling Unit (ADU) N
Refer to
Chapter

17.104
(ADUs)
-

6. Live/Work Y N Y Y Y -

7. Garden Apartment Y N Y N Y -

8. Commercial/Apartment Block Y Y Y Y N -

9. Wrap Building: Structure where units
surround a parking garage.

Y Y Y Y N -

10. Loft Y Y Y Y N -

11. Podium Y Y Y Y N -

12. Office N Y Y Y N -

13. Flex/Showroom N Y Y Y N -

14. Market Hall/Arcade G G Y Y N -

15. Greenhouse N N Y Y Y -

16. Kiosk/Shipping Container Y Y Y Y Y Y

17. Parking Structure (Stand Alone) N N Y Y N -

18. Parking Structure (Mixed-Use) Y Y Y Y N -
Table 4-10: Building Types
Y: Recommended (Permitted By Right)
N: Not Recommended (Requires Discretionary Approval)
G: Recommended for Ground-floor of Mixed-Use Building -: Not Allowed PUBLIC HEARING DRAFT JUNE 2025 | 77
1 2 3
4 5 6
7 8 9
10 11 12
13 14 15
16 17 18
Building Types Examples
D evelopment & D esign S tandards & D esign G uidelines 4 78 | CLEARWATER SPECIFIC PLAN
Development Snapshot: Do’s and Don’ts
The following is a high-level overview of select design standard and guideline topics throughout the Specific Plan Area, which provide an introduction to the intent of design. Developers, designers, and applicants will need to reference the following in order to ensure compliance with all required development standards and intended design guidelines:
• Clearwater Specific Plan development standards per zone (buildings, parking, bicycle parking, open space, and sustainability)
• Clearwater Specific Plan design guidelines per zone
• Paramount Municipal Code Title 17 (Zoning)
• City of Paramount Commercial Design Guidelines, Chapter 5 - Private Realm: Building Design Allowed Prohibited
Chain link fences, barbed razor wire, and similar fencing and walls
High-quality, decorative fencing and/or architectural
walls such as wrought iron, stainless steel, perforated panels, or breeze blocks
Unit/tenant trash receptacles not located in designated, enclosed areas
Unit/tenant trash receptacles located indoors,
within structured parking, or within separated trash
enclosures
PUBLIC HEARING DRAFT JUNE 2025 | 79
Allowed Prohibited
Single waste receptacles, except when recycling is
separated from landfill trash after collection
Organic waste and three-stream waste containers
Walls articulated with windows, openings, architectural Blank walls features, murals, and other elements
Encouraged Discouraged
Fewer, larger, and open spaces that are interior facing towards developments and are oriented for private use
Frequent open spaces that are publicly accessible and
contribute to a vibrant public realm
D evelopment & D esign S tandards & D esign G uidelines 4 80 | CLEARWATER SPECIFIC PLAN

EXAMPLE DEVELOPMENT RENDERINGS
Building setback to provide
outdoor seating associated
with adjacent ground-floor
uses
Shade provided to
outdoor seating areas
through landscape
and furniture
Wide parkway area
providing shade trees
and pedestrian-scale
lighting
Upper story
outdoor dining
and/or terrace
area
A
E
C
B
D
N
Rosecrans Ave
Union Pacific
Southeast Gateway Station
Figure 4-1: Concept Rendering E
E
PUBLIC HEARING DRAFT JUNE 2025 | 81
Larger
ground-floor
windows than
upper stories
Balconies for
each unit
Recessed areas to
create architectural
interest through facade
articulation that minimize
long facades
Operable
windows to
encourage passive
environmental
comfort
approaches
Individual
entrances for
ground-floor
tenants
A
E
C
B
D
N
Rosecrans Ave
Union Pacific
Southeast Gateway Station
Figure 4-2: Concept Rendering B
B
D evelopment & D esign S tandards & D esign G uidelines 4 82 | CLEARWATER SPECIFIC PLAN

PAGE INTENTIONALLY LEFT BLANK
PUBLIC HEARING DRAFT JUNE 2025 | 83
Public Realm: Streets 5 & Open Space

PUBLIC REALM DESIGN

GUIDELINES
This Chapter provides design requirements and
guidelines related to open space and multimodal
circulation in the Specific Plan Area.

As a majority of the land within the Specific Plan Area is privately owned, with limited public street network, many specifics of the public realm enhancements
will be determined through the building of individual
projects that will have their own circulation and open
space. As such, a key feature of this Chapter is the
presentation of Mobility and Open Space Concepts
using the requirements defined in Chapter 4. This
Chapter demonstrates how mobility and open space
spaces should be developed to create a connected
network of spaces.

Inside this Chapter
» Mobility Plan
» Mobility Concept
» Open Space Plan
» Open Space Concept
84 | CLEARWATER SPECIFIC PLAN
Mobility Plan
The Mobility Plan provides a set of new street typologies, minimum/maximum design requirements, and
design guidelines to facilitate creation of a pedestrianoriented, walkable district. The street typologies prioritize walking while still accommodating vehicle
trips. The street typologies promote a tranquil, treelined character that supports the retail, restaurant, and entertainment uses in neighborhood centers.

This Mobility Plan provides a concept for how street
typologies could be applied within the Specific Plan
Area based on a concept development according to the
maximum development standards described in Chapter

4. The overall goal and approach, shown in Figure 5-1,
is to create a traditional, walkable urban block pattern that promotes walking from, to, and within the Specific Plan Area.

This Specific Plan does not provide specific design on
connection to the planned Southeast Gateway Line
Station. However, future designs for the station and
station area should follow the same design guidelines
and approaches that prioritize a pedestrian-oriented
district.

It is not anticipated that the right-of-way design of
Rosecrans Avenue, Paramount Boulevard, and Somerset
Boulevard will change through direction of this Specific Plan. Anticipated changes include updated signals and
timing, updated crosswalk design and alignment, traffic calming measures like curb extensions, and similar
minor modifications on a project-by-project basis.

Some general considerations:
• New streets are envisioned to align as much as
possible with existing surrounding streets.
• A multi-use path is proposed along the western
edge of the Specific Plan Area along the Union
Pacific Rail corridor, which will buffer land uses
from the rail corridor and can provide a connection
between the Specific Plan Area and the ParamountBellflower Bikeway along the Southeast Gateway Line.

Examples of desired street typologies that are pedestrian oriented
PUBLIC HEARING DRAFT JUNE 2025 | 85
Figure 5-1: Mobility Plan Concept
437 spaces
283 spaces 271 spaces
477 spaces 288 spaces
468 spaces
310 spaces
310 spaces
Multi-use Path
Rosecrans Ave.

Somerset Blvd.

Paramount Blvd.

Port of Long Beach Rail Corridor
Bianchi Way
All America City Way
Rail Safety Crossing
Improvements
P ublic R ealm : S treets & O pen S pace 5
86 | CLEARWATER SPECIFIC PLAN
STREET TYPE 1: +/-90’

RIGHT-OF-WAY
This street type is envisioned as the updated design
condition for Bianchi Way, which will provide primary
multimodal access from Rosecrans Avenue and the
future Southeast Gateway Line station. This would
preserve the existing center median and provide a
unique street typology that creates a gateway entrance
to the Specific Plan Area. This street typology is
envisioned as the most symmetrical and formal street
section design.

Variations
• At intersections, to create left-turn lane, the center median can be expanded, remove on-street parking
lane(s), and/or create sidewalk curb extension.
• Parking lane can be removed for wider sidewalks
and/or double row of street trees on one side.
• Center median can be elevated with curb, at-grade,
or depressed from vehicle travel lane.

P P
5’ 3’ 10’ 5’
90’
15’ 5’ 7’ 10’ 7’ 3’ 5’ 5’ 10’
Curb extension
at corner
Bioswale or flowthrough planter
PUBLIC HEARING DRAFT JUNE 2025 | 87
STREET TYPE 2: +/-80’

RIGHT-OF-WAY
Street Type 2 will accommodate primary vehicle
entrances into the Specific Plan Area but will prioritize pedestrian-oriented streets. This street type is
anticipated to be used to provide access at multiple
points to the Specific Plan Area from Paramount
Boulevard and introduce the character of a walkable,
mixed-use district.

Variations
• Parking lane can be removed for wider sidewalks
and/or double row of street trees on one side.
• Center left-turn lane can be replaced with center
landscaped median and/or pedestrian refuge island
with multimodal amenities (e.g., bicycle parking).
• Center left-turn lane can be removed mid-block for
wider sidewalks.
• Additional trees can be planted as treelets in
parking lane to separate parking stalls and/or
curbside management zones.

Curb extension
at corner
P P
6’ 10’ 10’
80’
12’ 7’ 10’ 7’ 6’ 12’
Additional trees
within parklets or
treelets
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STREET TYPE 3: +/-70’

RIGHT-OF-WAY
P
5’ 10’
70’
15’ 5’ 5’ 10’ 7’ 2’ 5’ 6’ 10’
Curb extension
at corner
This street type represents the typical design condition for any street in the Specific Plan Area that includes a bicycle facility.

Variations
• Parking lane can be removed for wider sidewalks
and/or double row of street trees on one side.
• Parking lane can alternate sides of the street;
transition can be paired with traffic calming
approaches like mid-block crossing, chicane (a curb
design to narrow a portion of a roadway; see image
to the right for example), or others.
• At intersections, travel lane can shift to parking
lane location and former travel lane can become a
left-turn lane.
• Additional trees can be planted as treelets in
parking lane to separate parking stalls and/or
curbside management zones.

Bioswale or flowthrough planter
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STREET TYPE 4: +/-60-65’

RIGHT-OF-WAY
P
6’ 10’ 10’
65’
15’ 8’ 6’ 10’
Curb extension
at corner
This street type represents the typical design condition for any street in the Specific Plan Area without a bicycle facility.

Variations
• Parking lane can be removed for wider sidewalks
and/or double row of street trees on one side.
• Parking lane can alternate sides of the street;
transition can be paired with traffic calming
approaches like mid-block crossing, chicane (a curb
design to narrow a portion of a roadway; see image
on previous page for example), or others.
• At intersections, travel lane can shift to parking
lane location and former travel lane can become a
left-turn lane.
• Additional trees can be planted as treelets in
parking lane to separate parking stalls and/or
curbside management zones.

Natural, permeable
ground material
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STREET TYPE 5: NEOINDUSTRIAL

ACCESS STREET
P
2’ 10’ 10’
50’
7’ 2’ 5’ 20’
50’
8’ 5’ 20’ 5’ 5’
Off-street
parking
Street Type 5 will provide access to neoindustrial
facilities that require delivery and service vehicles. This would serve as the primary access point from Somerset
Boulevard into the neoindustrial uses at the south and
western edges of the Specific Plan Area.

Variations
• Off-street parking can be provided along the street
or on the backside of neoindustrial buildings.

Neoindustrial building
vehicle/service entrance
Neoindustrial building
pedestrian entrance
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STREET TYPE 6: SHARED
STREET
Varies
Varies
min 18’
max 24’
min 18’
max 24’
This street type is used for access to ground level
residential or live/work units. This typically follows the shared driveway (alley) for townhome and small-lot
subdivision typologies.

The diagram shown below shows resident common
space within the interior of a townhome development.

This condition is allowed, along with the typical
condition of having one shared driveway (i.e., alley)
between rows of townhomes.

Variations
• Interior space open space can be included or not.
• Location of plantings and stormwater approach will
vary.

Center open space
is optional
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RIGHT-OF-WAY DESIGN STANDARDS & REQUIREMENTS
Motor Vehicle Area
• Maximum vehicle speed within the Specific Plan
Area is 15 miles per hour (MPH).
• All vehicle travel and parking lanes shall be a
pervious design such as cobblestones, permeable
paver, or similar.
• Travel/Turn Lanes - 10 feet maximum width
• Travel/Turn Lanes (for 3-axle vehicles - Street Type 5 only) - maximum 12 feet width
• Maximum number of travel lanes = 2
• Maximum number of left turn lanes = 1
• Right-turn pockets prohibited; right-in, right-out
design condition allowed
• Corner turn radius (excluding Street Type 5) -
maximum 15 feet radius
• Curb extensions required within 20 feet of all
intersections

RIGHT-OF-WAY DESIGN GUIDELINES & VARIATIONS
• The priority for Street Types 2 through 6 is a
curbless street design.
• Outdoor dining areas (i.e., temporary or permanent
parklets) can replace on-street parking area;
minimum of one car length (20 feet).

Bicycle/Active Transportation Area
All bicycle lanes shall be made of a smooth surface
such as concrete.

Landscape
• Parkways - minimum 5 feet wide
• Tree wells - minimum 36 square feet
Lighting
• Maximum height of light fixtures = 12 feet
• All lighting shall be LED.

New development within the Specific Plan Area will
increase vehicular, pedestrian, and bicycle activity
near the Southeast Gateway Line station and adjacent
freight rail lines operated by Union Pacific Railroad and BNSF Railway. To maintain safe and efficient operations, mobility improvements will focus on enhancing rail
crossing safety and adjacent intersection performance
through coordinated signalization, traffic signal
interconnection, railroad preemption, and signal timing coordination. These improvements will be implemented
as development occurs and refined through projectlevel traffic and rail crossing analysis, in coordination with the City, rail operators, and the California Public Utilities Commission, to prevent vehicle queuing across tracks and minimize conflicts between trains, vehicles, pedestrians, and bicyclists.

RAIL CROSSING SAFETY AND MOBILITY ENHANCEMENTS
PUBLIC HEARING DRAFT JUNE 2025 | 93
Parking and Amenity Zone
• For curb street design, pedestrian areas in this zone shall be at the same height as the sidewalk.
• For curbless street design, pedestrian areas shall be different ground materials, paving pattern, and/or
color of pavers for different intended uses.
• If, curb is utilized, rolled-curb is recommended.

Furnishing and Parkway Zone
• Trees maximum of 30 foot spacing on-center,
except when specified
• Outdoor dining seating prohibited
• Ground material should be permeable paving
typology and can be less smooth
Pedestrian Through Zone
• Bicycle and other active transportation parking
prohibited
• Outdoor seating prohibited
• Recommend to be permeable pavement typology
that provides a smooth surface
Frontage Zone
• Bicycle and other active transportation parking
prohibited
• Storefront signage, retail merchandise, and outdoor
dining is allowed and encouraged

SIDEWALK ZONE REQUIREMENTS & AMENITIES
Maximum
8’ width
Minimum
7’ width
Minimum
5’ width
Minimum
3’ width
Minimum
15’ width
Furnishing
and Parkway
Zone
Parking
and
Amenity Zone
Pedestrian
Through Zone
Frontage
Zone Zone Area Total
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MATERIALS
The diagram below shows a typical street intersection within the Specific Plan Area. This can be applicable for the intersection of two curbless streets, or for a curbless and curb street intersection. The numbers on the diagram correspond to Table 5-1.

Following an application submittal, the Planning and Building Director or designee shall make a determination whether the proposed materials are permitted or prohibited, or if a material that is not listed would be allowed or prohibited.

If a project proposes a material that is prohibited or determined to be not an allowed material, the project will require discretionary approval from the Planning Commission. 1 3 2
4 5
6 7
8 9
10 8
11 MATERIALS FOR RIGHT OF WAY (ROW) AREAS
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ID Description Allowed Materials and Design Prohibited Materials 1 Vehicle travel lanes • Cobblestone
• Permeable paving
Asphalt
2 Vehicle on-street parking • Cobblestone
• Permeable paving
• Shall have a different paving pattern, paving
material, and/or paving color than vehicle
travel lanes
Asphalt
3 Vehicle bike/pedestrian
buffer - small
• Decomposed granite
• Permeable paving
• Can include groundcover plantings that are
less than six inches in height
Asphalt
4 Bicycle facility • Concrete
• Permeable concrete
Asphalt
5 Landscape parkway • Mulch
• Decomposed granite (maximum 15% of
parkway area)
• Vegetation groundcover
• Should be a consistent material along entire
length
6 Sidewalk • Concrete
• Permeable concrete
• Permeable pavers (minimum 2’x2’)
• Tactile strips
Asphalt
7 Pedestrian and bicycle
street crossing
• Concrete
• Permeable concrete
• Shall include high-visibility crosswalk
markings and/or bicycle conflict zone
markings
Asphalt
8 Publicly accessible open
space (plaza, cafe, etc.)
• Permeable paving
• Decomposed granite
• Asphalt
• Artificial turf
• Natural turf
9 Landscape parkway -
adjacent to travel and/or
parking lane
• Mulch
• Decomposed granite
• Vegetation groundcover
• Materials should be different for tree well area
and circulation/amenity areas
10 Bioswale • Vegetation groundcover
• Landscape rocks
11 Center intersection • Cobblestone
• Permeable paving
• If not a curbless street design, the intersection
should be raised and a different material from
the street segment
Asphalt
Table 5-1: Materials for Right-of-way Areas
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EXAMPLE STREET & OPEN SPACE RENDERINGS
Tactile strips
Bollards with lighting integrated to
prevent vehicle access
High-visibility
crosswalks
Bicycle conflictPermeable zone markings
paving
for vehicle
roadway area
Curbless street
design
Different permeable paving material
for curbside zone (e.g., parking)
Landscape area as
vehicle barrier to
access
A
E
C
B
D
N
Rosecrans Ave
Union Pacific
Southeast Gateway Station
Figure 5-2: Concept Rendering B
B
PUBLIC HEARING DRAFT JUNE 2025 | 97
Consistent
surfaces for
pedestrian
circulation zones
(e.g., concrete)
Permeable
paving for
plaza area
Space for food
trucks and
temporary
vendors
Frequent seating
facing plaza areas
that is shaded
A
E
C
B
D
N
Rosecrans Ave
Union Pacific
Southeast Gateway Station
Figure 5-3: Concept Rendering D
D
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Open Space Plan

PRIVATE

POCKET/
MICRO

AGRICULTURE

NEIGHBORHOOD
(LARGE) TOWN
CENTER

REGIONAL
PARK

BIKE NETWORK

PARKWAYS

RESIDENT
COMMON
SPACE
2 MIN
5 MIN
10 MIN
15 MIN
7 MIN
20 MIN
7 MIN

NEIGHBORHOOD
(SMALL)
URBAN
PLAZA
The Open Space Plan is based on the idea of creating
a traditional, walkable urban fabric with a variety of
publicly accessible open spaces through the phased
development of privately owned land. The diagram
below presents a visual of that approach where a range
of open space typologies are connected through a treelined, active transportation network, which becomes the primary way in which residents move through and
experience the neighborhood. The open spaces are
intended to meet the daily, weekly, and periodic needs
of residents and visitors, from the daily experience of smelling the roses to collecting fresh vegetables, to
less common experiences of a team game or picnic.

The Open Space Plan seeks to accomplish this in a few
ways:
• Required open space contributions for all
new development are described in Chapter 4
Development Standards. For the four categories of
different open spaces that are required (i.e., Publicly accessible, resident common space, stormwater/
habitat space, and private space), the Open
Space Plan provides some examples and design
guidelines for the types of open spaces for those
categories.
• Utilizing the design guidelines to update the
designated open spaces along the Port of Long
Beach Rail Corridor and underneath the Los Angeles
Department of Water and Power electric lines.

As a majority of the land in the Specific Plan Area is
privately owned and cannot be designated for public
open space, the Open Space Plan provides a concept of
open space (Figure 5-4). The Open Space Plan Concept
provides the required square footage of the different
open space categories based upon the maximum
development envelope according to the development
standards. The Concept Plan demonstrates how this
required square footage relates to each conceptual
development project, how open space is distributed
throughout the Specific Plan Area, the size and program of different open spaces, and how the open spaces are
integrated together and with the street network.

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Somerset Blvd.

Figure 5-4: Open Space Plan Concept
Rosecrans Ave.

Paramount Blvd.

Port of Long Beach Rail Corridor
Bianchi Way
All America City Way
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PRIVATE OPEN SPACE
Private open spaces are envisioned to be frequent and
accessible to every residential unit, but small in size.

They provide a way to bring the outdoors into the home, which can promotes healthy lifestyles and positive well being.

Private open spaces are intended to be accomplished
in three primary ways: ground level spaces that are
exterior facing, ground level or podium spaces that are interior facing, and balconies.

Ground-level residential units that are exterior facing refers to facing a street or pedestrian paseo. This condition
would be applicable for townhome, live/work, and
ground level apartments in wrap building, garden, or
similar building typologies. The front yard or patio space traditionally associated with townhomes (e.g., Brooklyn brownstones) still represents the best implementation
of this type of private open space. In some cases,
townhomes or live/work units that include all levels
can replace ground-level private open space with the
rooftop.

Ground- or podium-level units that are interior facing refers to facing an interior courtyard that may or may not
be entirely enclosed by apartments. This condition
is applicable to townhomes, live/work, garden, wrap
building, and podium building typologies. In these
cases, typically resident common space is located
adjacent to the private space for individual units. The separation between these spaces can vary from a
full-size privacy screen, a waist-high fence, or through different ground materials with no fencing.

Upper-floor units that are not fronting a podium level
will achieve their private open space requirement
through balconies and/or terraces through building
stepbacks at upper levels. In some cases, top level
apartments and townhomes could achieve their private
open space requirement through dedicated rooftop
spaces.

Ground level Exterior Facing Yards
Slightly depressed hardscape patio in fenced-in area as a private front yards space for a traditional attached rowhouse A small decorative landscaped front yard space for a modern townhome with the front entrance at the ground level
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Ground-/Podium-level Interior Facing Yards Balconies and Rooftops Private patio space attached to each interior-facing unit on the podium level separated by a fence from a common patio space
A semi-enclosed private patio space for an attached house that opens to a shared yard/garden space among residents A private patio space associated with an individual unit in an interior courtyard, but does not have any physical separation A large, curving balcony creates a seamless indoor-outdoor environment for a unit.

A balcony set within the envelope of the building creates an outdoor space with a greater sense of privacy and ability as an outdoor room.

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COMMON OPEN SPACE Exterior Facing Ground level Courtyards Resident common open spaces (common space) are
indoor and outdoor amenities, facilities, and other
spaces shared among all residents of a building or
multi-building development. Typical examples are
a lobby seating area, workout room, and pool deck.

The general approach is to promote a traditional
neighborhood fabric, which means providing publicly
accessible open space, streets, and sidewalks and
limiting the visibility of exclusive spaces. However,
resident common spaces provide many valuable
benefits to residents and districts as a whole and are
envisioned to be incorporated in multiple ways.

Resident common spaces such as courtyards can be
created at the ground level based on building setback
and other design features. If these spaces are exterior facing, i.e., facing a street or pedestrian paseo, they can be made to be accessible only to residents, but they
should meet a few criteria. They should be a forecourt
to a common building entrance and provide visibility
through the common space to the building entrance.

They should emphasize stormwater/habitat landscape
areas or passive uses such as common seating, fire
pits, and community gardens; they should not promote
luxury amenities such as pools or specialized facilities.

Exterior-facing courtyards that are limited to resident common spaces should be limited to one per building.

Interior facing resident common spaces can occur
on the ground or podium levels. These spaces are
envisioned to be utilized more frequently than exterior facing common spaces. Additionally, interior facing
ground- and podium-level common spaces can
accommodate the full range of open space programs
from tranquil gardens to active recreation facilities.

Given the desire to create ground-level publicly
accessible open space to address the low open space
per 1,000 residents citywide, the largest percentage of resident common space should be interior space or
located on the podium and/or roof levels. Similar to
the interior-facing common spaces, resident common
spaces at these locations can accommodate any open
space typology or program.

Resident common open space can be replaced as
publicly accessible open space (above minimum
required public open space) at a ratio that every
required 1.0 SF common space = 0.8 SF of publicly
accessible open space
Raised planting beds become a community garden that can be within an interior courtyard or a building forecourt area Common open area, seating, and fire pit fronting a common indoor amenity room (that can also count towards common open space requirement)
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Interior Facing Courtyards and Podium Level Podium and Rooftop A nature garden provides a tranquil environment adjacent to an interior walkway or indoor amenity space.

Light active recreation facilities like bocce ball and
shuffleboard on the podium level of an interior courtyard Combining interior circulation, seating, and habitat
landscaping within an interior courtyard
A typical Southern California amenity deck on the roof or podium level
Shaded (by solar panels) dining area, outdoor kitchen, and community garden area on the roof
Active recreation facilities and appropriate screening on the roof also applicable for indoor and/or podium levels
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STORMWATER/HABITAT Parkways, Curb Extensions, and Edges While dedicated stormwater and habitat open spaces
are required for each development, how they are
designed and where they are located is flexible. They
can be integrated with buildings or can appear to be
unassociated with buildings. They can be associated
with other open spaces such as a rain garden within
a resident common space courtyard, or they can be
stand-alone elements.

The most common example for stormwater and habitat
space in the built environment is planting areas along
streets, which can occur as bioswales, flow-through
planters, and other best management practices (BMPs).

As new developments will need to provide updated
circulation and access, based upon street typologies
in the Mobility Plan, providing bioswales along these
new streets is highly recommended and sometimes
required. These can occur at sidewalk parkways,
as protected bicycle buffers, small gardens at curb
extensions, or the edges of parking areas.

Additionally, bioswales, rain gardens, and habitats such as butterfly gardens can be located within or as part
of other open spaces such as an urban plaza, passive
parks, or active recreation facilities. However, the square footages for these spaces needs to be accounted for
individually based on required square footages per each development. For example, if a development requires
500 square feet of stormwater/habitat and 5,000 square
feet of publicly accessible open space, the project
would need to propose at least a 500 square foot rain
garden within a 5,500 square foot plaza to meet both
the publicly accessible and stormwater requirements, if grouped together.

Finally, providing surfaces such as permeable paving,
natural stone, and/or other pervious approaches
that allow water to recharge natural groundwater
aquifers and/or store stormwater for greywater uses
is beneficial. There are separate requirements for the
percent of pervious surfaces that need to be provided
for developments.
• Stormwater/Habitat landscape does not count
toward permeable pavement requirements.
• Stormwater/Habitat landscape is counted separate
from publicly accessible open space.
• Any square footage that provides planting elements
within the sidewalk area, which is wider than the
required minimum sidewalk parkway widths (see
Mobility Plan), can be counted toward stormwater/
habitat requirement.

Bioswale protected bicycle lane with no curb facing the bicycle lane to allow stormwater infiltration
Flow-through planters along the street provide space for onstreet parking to have space to enter/exit Bioswale within a curb extension also provides seating.

Bioswale area along the edge of a surface parking lot
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Plaza Spaces and Built Elements Permeable/Natural Surfaces and Elements Bioswale and habitat planting within a plaza space that could be resident common space or publicly accessible plaza
A rain garden during a rainstorm that is wider than a typical sidewalk parkway
Bioswale areas incorporated into a flexible, shared street design used by pedestrians
An outdoor cafe area with shade trees with decomposed
granite and gravel to allow for infiltration
Incorporating a green roof on built elements (e.g., bus shelter, bike parking shelter, etc.) can count towards stormwater if it directs water to bioswales and/or infiltration points.

Integrating bioswales with permeable pavement areas, this example for a surface parking lot
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PUBLICLY ACCESSIBLE OPEN

SPACE - PEDESTRIAN REALM
Parkways, Sidewalks, Streets
Within the requirements for publicly accessible open
space, there is an expectation that multiple types of
publicly accessible open spaces would be provided
by each building/development, which can maximize
the efficiency of a building footprint. Through the
building of individual developments over time there
would eventually be a full range of different types open spaces that work together. These would include the
types of spaces identified in the Open Plan Concept:
micro/pocket parks, agriculture, small neighborhood
parks (playgrounds, passive recreation), urban
plazas (outdoor cafes, performance space, etc.),
large neighborhood parks (passive landscape areas,
active recreation fields), and a town center space, all connected by parkways and tree-lined streets.

The following pages describe the intent and design
guidelines for the various types of publicly accessible open spaces, starting with streets and pocket parks.

The first priority for the development of required
publicly accessible open space is to create a pedestrian realm where open spaces are part of the entire
circulation (i.e., mobility) network, which feels and acts like open space itself. The starting point for this will be to create streets that provide the greatest priority to pedestrian areas in terms of overall space and urban
design approaches. Every street should incorporate one
approach for integrating publicly accessible open space along streets in addition to minimum Mobility Plan
requirements such as extra wide sidewalks, double row
of street trees, wide landscape parkways, center median landscape and walking paths, curbless streets, and
linear parks.

Another key strategy to creating a Plan Area where
open space feels present throughout is the creation
of frequent micro/pocket park spaces. These spaces
can be located within building setbacks, small gaps
between buildings, at curb extensions (intersections
and/or mid-block), and other places where intersections may be offset or where the street grid is less regular.

Many of these spaces would provide spaces for rest,
passive recreation, small gatherings, and landscape,
but they could also provide some small active
recreation facilities.

Small trampolines along a street and small linear park in Copenhagen, Denmark provide designated play elements.

Curbless street typology in Barcelona based on “Superilles” Plan that allows the street to act similar to open space Center parkway on Calle Amsterdam in the La Condesa
neighborhod of Mexico City provides dense landscaping and quiet walking path.

Any square footage that provides seating,
amenities, landscape, or similar elements within
the sidewalk area, which is wider than the required
minimum sidewalk widths (see Mobility Plan, pg.
97), can be counted toward publicly accessible
open space requirements.

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Pocket/Micro Park Urban play elements
Include small amenities, play elements, and other
features that would typically be found in parks along
sidewalks within the amenity zone and/or parklet
spaces. This includes like small trampolines (shown
to the left), swinging benches, see-saws, body-weight
exercise machines, interactive public art elements, and others.

Small parklet areas within the curb extension area at
intersections. This example shows outdoor seating
related to an adjacent cafe, but the program can vary for anything from a community garden, bioswale, little library and seating area, butterfly garden, and many others.

Parklets at curb extensions
Shaded parkways
Include generous pedestrian circulation areas in
different locations and typologies from wide sidewalks, linear parks, sidewalks with double row of street trees, and walkways within center-median parkways similar
to Mexico City and Olmsted Parkway typologies.

Mix various types of designated open spaces from
active recreation facilities or natural plaza spaces
among the built environment to take advantage of
small spaces and create an interesting overall fabric.

Intentional program for small spaces
Curbless, pedestrianized streets
Design streets to they can become de facto open space
for pedestrians.

Include frequent seating areas beyond just typical
benches. Raised planters, small terraced steps and
similar typologies provide more benefits than just
seating and space for landscape by also becoming
gathering places for different pedestrian activities.

Variety of frequent, elegant, integrated seating
Outdoor seating related to an adjacent cafe in a curb
extension area.

Small basketball court within a small, formerly underutilized space
Outdoor seating and landscaping within the built
environment
(image previous page)
(image previous page)
(image previous page)
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PUBLICLY ACCESSIBLE OPEN
SPACE
The next scale of open spaces at a similar scale are
spaces such as small neighborhood parks and urban
plazas. This scale of open spaces can accommodate
the greatest range of uses including almost every type
of open space program (e.g., children’s playground,
small active recreation facility, outdoor cafe, shaded
gathering spaces, or community performance spaces)
and landscape design.

Furthermore, a wide range of how these type of open
spaces can be accommodated within the Specific
Plan Area with new developments, which is a key
consideration as the Specific Plan was developed to
catalyze private redevelopment.

PUBLICLY ACCESSIBLE OPEN

SPACE - SMALL TO MEDIUM
Small Neighborhood Park
Incorporating the Swap Meet: Redevelopment of
the Specific Plan Area over time will mean infill
buildings on the surface parking lots and vendor
spaces serving the Paramount Swap Meet. While
this is anticipated to occur in phases over many
years or decades, allowing for gradual reduction of
the Swap Meet in size, it would ultimately lead to
redevelopment of all the Swap Meet parking and
vendor areas. Preservation of the Swap Meet is a key
consideration of the community and stakeholders, as
well as a positive economic use. As such, the Specific
Plan has identified multiple ways in which the Swap
Meet can be incorporated into the future development
of the Specific Plan Area. Strategies within publicly
accessible open space areas are described below and
on the following page.

Within Parkways, Streets, and Pocket Park Areas:

Swap Meet vendors could be organized throughout
the Specific Plan Area similar to vendors on a Friday
Night food truck event. They could set up within
shared street areas and/or on-street parking spaces
on a set schedule.

Within Small Parks and Plazas: Categories of Swap
Meet vendors (e.g., clothing, jewelry, food, etc.) could be located within different small open spaces similar
to the European small market plaza. There could be
set hours on a daily, or other frequency, schedule for
vendors to operate. Swap Meet patrons would then be
able to visit different plaza themes throughout the
Specific Plan Area.

PUBLIC HEARING DRAFT JUNE 2025 | 109
Urban Plaza Multiple uses for buildings
A publicly accessible playground and fitness area on
the rooftop of a stand-alone parking structure. Access
to the rooftop is provided by an exterior staircase that has interactive elements at its ground level entrance
that encourages exercise. This illustrates how public
accessible open space can be incorporated onto the
rooftop or podium of buildings as well as at the ground.

A small urban plaza space combines shade trees, outdoor dining area, and supergraphics within a unifying theme
and color palette. It represents how a variety of public uses can be used within a small space; however, this
represents a unique case, and not every park space
should always seek to serve multiple purposes.

Supporting multiple functions
Family-friendly design
A common approach that creates a family-friendly
environment is locating a children’s playground area
near or adjacent to next to an outdoor dining area.

An example of a heavily shaded plaza space that is clearly within the public realm, such as a plaza space in front of a building entrance or as a linear park. As shown, this type of heavily shaded plaza space acts as an outdoor room
itself due to the dense canopy and disguises the upper
stories of surrounding developments.

Shaded respite
Iconic moments
An example of a small plaza that is oriented to small
gathering, passive recreation in a shaded environment.

This small plaza is set between two buildings, which
has led to the space being used more intentionally by
residents and visitors and a place to visit and spend
time rather than impromptu use.

A quintessential example of the small cafe plaza within a pedestrian-oriented street/paseo network. The plaza
space is fronted on all sides by cafes and retail and the edges of the plaza are established by the coming together of an irregular street grid and/or small setbacks from
multiple buildings to create a slightly larger space.

Market plaza
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P ublic R ealm : S treets & O pen S pace 5
110 | CLEARWATER SPECIFIC PLAN
PUBLICLY ACCESSIBLE OPEN Town Center
SPACE
The types of publicly accessible open spaces that
are envisioned to be used less frequently in the
Specific Plan Area include the town center and large
neighborhood park typologies. This is the result of the space constraints and ownership conditions where
more frequent, smaller open spaces will be more
effective to build and will provide a high benefit to
the community. Additionally, the Specific Plan Area
is adjacent to Paramount Park and Paramount High
School, which already provide the typology of a large
neighborhood park. As such, only one or two of these
typologies likely would be built.