Paramount City Council
May 26, 2026

Agenda
City Council
May 26, 2026
Adjourned Meeting – Paramount Park Community Center - 5:00 PM 14400 Paramount Boulevard Paramount, CA 90723 (562) 220-2000 www.paramountcity.gov

PUBLIC PARTICIPATION NOTICE
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Any document distributed to a majority of the City Council regarding any item on this agenda after distribution of the agenda packet will be made available in the City Clerk’s office during normal business hours at City Hall located at 16400 Colorado Ave., Paramount, CA 90723. In addition, such documents will be posted on the City’s website at www.paramountcity.gov/government/city-council/meeting-agendas-minutes/.

CALL TO ORDER: Mayor Brenda Olmos
PLEDGE OF ALLEGIANCE: Jon Tanklage, Chairman of the Board Paramount Education Partnership

ROLL CALL OF
COUNCILMEMBERS:

Councilmember Isabel Aguayo
Councilmember Annette C. Delgadillo
Councilmember Peggy Lemons
Vice Mayor Vilma Cuellar Stallings
Mayor Brenda Olmos
Agenda May 26, 2026
Adjourned Meeting City Council Page 2

PRESENTATIONS

1. PRESENTATION PARAMOUNT EDUCATION PARTNERSHIP
• PEP Board of Directors
• PEP Scholarship Selection Committee
• PEP Donors
• Recognition of PEP Scholarship Recipients

2. RECOGNITION EDUCATION MONTH
• Valedictorian, Paramount High School, Class of 2026
• Salutatorian, Paramount High School, Class of 2026
• Valedictorian, Odyssey STEM Academy, Class of 2026
• Salutatorian, Odyssey STEM Academy, Class of 2026
• The Gates Scholarship Recipients
• Top 25 Paramount High School Academic Students,
Class of 2026
• Top 5 Odyssey STEM Academy Students, Class of 2026
• Top 2 Buena Vista High School Academic Students,
Class of 2026
• Top 5 Paramount High School Momentum Students,
Class of 2026

CITY COUNCIL PUBLIC COMMENT UPDATES

PUBLIC COMMENTS

CONSENT CALENDAR
All items under the Consent Calendar may be enacted by one motion. Any item may be removed from the Consent Calendar and acted upon separately by the City Council.

3. APPROVAL MAYOR’S APPOINTMENT – LOS ANGELES COUNTY

SANITATION DISTRICTS ALTERNATE DIRECTOR
Recommended Action: Approve the Mayor’s appointment of Vice Mayor Vilma Cuellar Stallings to serve as the alternate director to the Los Angeles County Sanitation Districts Board of Directors.

4. APPROVAL FIRST AMENDMENT TO THE AGREEMENT WITH TRINITY CONSULTANTS, INC. TO EXTEND THE TERM FOR CONTINUED

SERVICES RELATED TO AIR MONITORING
Recommended Action: Approve the first amendment to the
agreement with Trinity Consultants, Inc. to extend the term of the existing agreement for continued air monitoring services for one additional month in a total amount not to exceed $12,300, and providing an option to extend the term of the agreement on a monthto-month basis at the discretion of the City Manager until a new agreement is entered into.

Agenda May 26, 2026
Adjourned Meeting City Council Page 3

5. ORDINANCE
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
Recommended Action: Adopt Ordinance No. 1218

NEW BUSINESS

6. PUBLIC HEARING CONSIDERATION OF THE 2025 URBAN WATER MANAGEMENT

PLAN AND WATER SHORTAGE CONTINGENCY PLAN
Recommended Action: The public hearing for consideration of this item will not be held. A new notice will be published, and this item will be considered on June 23, 2026.

COMMENTS/COMMITTEE REPORTS

CLOSED SESSION

CONFERENCE WITH LABOR NEGOTIATORS
Pursuant to Government Code Section 54957.6
Agency Designated Negotiators: City Manager
Employee Organization(s): Teamsters Public Works and Public Safety Unit

ADJOURNMENT
To a meeting on June 9, 2026 at 6:00 p.m. in the Council Chamber at City Hall, 16400 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: Yecenia Guillen, Community Services
Director
Date: May 26, 2026
SUBJECT: PARAMOUNT EDUCATION PARTNERSHIP
In celebration of Education Month, the Paramount Education Partnership (PEP) Board of Directors, Scholarship Selection Committee, and Scholarship donors of $500 and more will be recognized for their contribution to this program. Additionally, the PEP Scholarship awardees will be recognized for their achievements.
• PEP Board of Directors
• PEP Scholarship Selection Committee
• PEP Donors
• Recognition of PEP Scholarship Recipients
To: Honorable City Council
From: John Moreno, City Manager
By: Yecenia Guillen, Community Services
Director
Date: May 26, 2026
SUBJECT: EDUCATION MONTH
In celebration of Education Month in the City of Paramount, the City Council will recognize Paramount Unified School District students for their notable accomplishments during the 2025-2026 school year.
• Valedictorian, Paramount High School, Class of 2026
• Salutatorian, Paramount High School, Class of 2026
• Valedictorian, Odyssey STEM Academy, Class of 2026
• Salutatorian, Odyssey STEM Academy, Class of 2026
• The Gates Scholarship Recipients
• Top 25 Paramount High School Academic Students, Class of 2026 • Top 5 Odyssey STEM Academy Students, Class of 2026
• Top 2 Buena Vista High School Academic Students, Class of 2026 • Top 5 Paramount High School Momentum Students, Class of 2026 To: Honorable City Council
From: John Moreno, City Manager
By: Heidi Luce, City Clerk
Date: May 26, 2026
SUBJECT: MAYOR’S APPOINTMENT – LOS ANGELES COUNTY SANITATION

DISTRICTS ALTERNATE DIRECTOR

BACKGROUND
Following the annual City Council reorganization, the newly seated Mayor automatically assumes the role of the City’s delegate to the Los Angeles County Sanitation Districts Board of Directors, pursuant to California Health & Safety Code §4730. The Mayor subsequently designates a councilmember to serve as the alternate director in the Mayor’s absence.

DISCUSSION
Consistent with the City’s established practice, Mayor Olmos proposes to appoint Vice Mayor Vilma Cuellar Stallings to serve as the City’s alternate director.

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 decision making. The Strategic Outcomes were implemented to provide a pathway to achieving the City’s Vision. This item aligns with Strategic Outcome No 6: Efficient, Effective, and Fiscally Responsible - Deliver an efficient and effective City government in a fiscally responsible, transparent and collaborative manner.

RECOMMENDED ACTION
Approve Vice Mayor Vilma Cuellar Stallings as the Mayor’s appointment to serve as alternate director on the Los Angeles County Sanitation Districts Board of Directors.

To: Honorable City Council
From: John Moreno, City Manager
By: John King, AICP, Planning and Building
Director
Monica Rodriguez, Assistant Planning and
Building Director
Date: May 26, 2026
SUBJECT: FIRST AMENDMENT TO THE AGREEMENT WITH TRINITY
CONSULTANTS, INC. TO EXTEND THE TERM FOR CONTINUED

SERVICES RELATED TO AIR MONITORING

BACKGROUND
Air quality in the City of Paramount has been monitored since 2016 to support informed decisionmaking related to public health and environmental quality. The City’s air monitoring efforts have evolved over time through partnerships, funding, and contracted services, as summarized below.
 2016 to 2021: The South Coast Air Quality Management District (SCAQMD) sampled ambient air in the City. SCAQMD ended air monitoring activities in 2021.  September 21, 2021: The City Council approved the award of a contract to Technical and Business Systems (T & B Systems – now Trinity Consultants, Inc.) to sample air at five locations in the City.
 Fiscal Year (FY) 2022-23: The U.S. Environmental Protection Agency (EPA) awarded the City a grant to support air monitoring.
 March 2023: The City Council approved an award of contract to Trinity Consultants, Inc. for continued air sampling at five locations in the City. The contract was funded by the EPA grant from April 2023 through April 2025.
 May 2024: A sixth monitoring location was added at Garfield Avenue and Jackson Street, funded through the EPA grant.
 April 2025: The City Council extended the contract with Trinity Consultants for a 13- month period ending May 31, 2026.

The authorized 13-month period will end at the end of May 2026. This item is a request to extend the current air monitoring agreement with Trinity Consultants for a period of one month for a total sum not to exceed $12,300, and providing an option to extend the term of the agreement on a month-to-month basis at the discretion of the City Manager until a new agreement is entered into.

In June, the City Council will review a new agreement for proposed air monitoring services from July 1, 2026 to June 30, 2027.

Agenda Report May 26, 2026
AIR MONITORING SERVICES Page 2

DISCUSSION
The City has maintained an air monitoring program since 2016 to provide data on local air conditions and to support transparency and community awareness. Transparency is enhanced with ongoing posting of air monitoring results on the following webpage:
https://paramountenvironment.org/air/
The program is intended to measure and monitor possible community pollutant exposure to hexavalent chromium and to ensure metal-related businesses are not emitting this pollutant at harmful levels.

To maintain continuity of services and complete program activities through the end of the fiscal year 2025-2026, staff is requesting an extension of the current air monitoring agreement for one month for a total sum not to exceed $12,300. As noted, the City’s current contract with Trinity Consultants, Inc. is scheduled to expire on May 31, 2026.

FISCAL IMPACT
The total contract amount will not exceed $12,300, including taxes and fees, and will be appropriated in the General Fund in the Planning and Building Department for Fiscal Year (FY) 2025-26. The term of the Agreement is from June 1, 2026 to June 30, 2026.

Pursuant to Chapter 3.12 (Purchasing of Supplies and Equipment) of the Paramount Municipal Code, this acquisition is exempt from competitive bidding due to this being a professional service contract as specified in Section 3.12.080 of the Municipal Code.

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 Strategic Outcome No. 1: Safe Community – Provide a safe place to live, work, and visit; and No. 4 – Environmental Health.

RECOMMENDED ACTION
Approve the first amendment to the agreement with Trinity Consultants, Inc. to extend the term of the existing agreement for continued air monitoring services for one additional month in a total amount not to exceed $12,300, and providing an option to extend the term of the agreement on a month-to-month basis at the discretion of the City Manager until a new agreement is entered into.
-1-

FIRST AMENDMENT TO THE PROFESSIONAL SERVICES AGREEMENT WITH TRINITY

CONSULTANTS FOR AIR MONITORING SERVICES

THIS FIRST AMENDMENT TO AGREEMENT FOR AIR MONITORING SERVICES (“AMENDMENT”) is made and entered into this 1st day of June 2026 between the City of Paramount, a municipal corporation in Los Angeles County, California, (hereinafter "CITY") and Trinity Consultants, with its primary office located at PO Box 972047, Dallas, TX 75397-2407 (hereinafter "CONSULTANT") (collectively, "the Parties"), and amends that certain agreement between CONSULTANT and CITY approved by the City Council on April 22, 2025 (“AGREEMENT”).

RECITALS
WHEREAS, CITY and CONSULTANT entered into an Agreement on May 1, 2025, whereby CONSULTANT would provide ambient air monitoring services for CITY; and WHEREAS, CITY and CONSULTANT now each desire to amend the scope of services, compensation, and term of said Agreement as outlined in Exhibit “B”, attached and incorporated as additional services.

NOW, THEREFORE, BE IT AMENDED BY AND BETWEEN THE PARTIES AS FOLLOWS:

1. Section 5. TERM; TIME OF PERFORMANCE is hereby amended to provide that the term of this AGREEMENT shall expire on June 30, 2026 with the option to extend the term of the agreement on a month-to-month basis at the discretion of the City Manager in written form agreed upon by the Parties until a new agreement is entered into

2. Section 2. COMPENSATION
Is hereby amended so that the CITY agrees to pay the CONSULTANT an additional $12,300 for the one-month extension of services performed as outlined in Exhibit “B”.

Services and compensation as outlined in “Exhibit A” shall remain the same. Invoices for payment shall be submitted on a monthly basis and shall be approved by the Planning and Building Director or designee.

The CONSULTANT shall submit an itemized invoice to the CITY according to work progress, setting forth the work performed and the rates charged in accordance with the consultant’s fee schedule.

All change orders, additions, deletions, or adjustments to the CONSULTANT’s specifications must be submitted in writing to the CITY for approval. The CITY is the sole authority regarding change orders, and the CONSULTANT shall not change, alter, or delete, in any manner, any portion of these specifications of the CITY. -2-
All other terms and conditions of the Agreement for Air Monitoring Services shall remain the same.

IN WITNESS HEREOF, the CITY and CONSULTANT have executed this FIRST AMENDMENT to the AGREEMENT as of the date first herein above set forth.

CITY OF PARAMOUNT CONSULTANT: TRINITY CONSULTANTS
By: ____________________________ By:
____________________________
Brenda Olmos, Mayor DAVID L. YOHO, PROJECT MANAGER
By: ____________________________

RANDALL BAXTER, PROJECT MANAGER
ATTEST:

By:

Heidi Luce, City Clerk
APPROVED AS TO FORM:

By:

Nicholas R. Ghirelli, City Attorney
-2-
EXHIBIT “B”

26368 Ruether Ave. Santa Clarita CA, 91350 / P 661.309.6225 / F 661.309.6229 / trinityconsultants.com VIA E-MAIL: [email protected]
May 14, 2026
John King
Planning and Building Director – City of Paramount
16400 Colorado Ave.

Paramount, CA 90723
Subject: Proposal to conduct Hexavalent Chromium Monitoring for the City of Paramount Stop Gap June 2026
Dear Mr. King:

Trinity Consultants (Trinity) is pleased to submit the following proposal in response to the request from The City of Paramount to continue the current, ongoing hexavalent chromium (Cr(VI)) monitoring in the City of Paramount. Trinity (formerly T&B Systems) has been conducting Cr(VI) and meteorological monitoring for the City of Paramount since September 2021 and this proposal provides estimated costs for an additional year of monitoring from June 1, 2026 through June 30, 2026.

WORK SCOPE

1. Trinity will continue the ambient air monitoring program intended to measure and monitor possible community exposure to Cr(VI) and ensure metal related businesses who produce Cr(VI) emissions are not emitting pollutants at harmful levels. The monitoring program will continue the collection of integrated 24-hour samples every six days (1/6) at up to six (6) sites in the community approved by Paramount. Sample analysis will continue to be conducted by Alliance Technical Group - Chester LabNet (CLN), with expedited analysis to allow for timely posting of results to the community.

2. Key to meeting the Cr(VI) monitoring goals will be a strong QC program. The routine 6-day visits to the sites will include visual site inspections, diagnosis, sample flow rate verifications, sampler clock accuracy and sample runtime verification, routine operational maintenance of monitoring equipment, documentation and reporting of all problems, and repair or replacement of equipment (if necessary).

Flowrate verifications of the samplers will be checked during each site visit with a flowrate calibrator that is certified annually. Chain of custody forms will be filled out during each of the 6-day visits and sent to CLN. Additionally, the meteorological system will be calibrated on a semi-annual schedule.

3. Data collected from this air monitoring program will continue to be made available through the City of Paramount public environmental website (https://paramountenvironment.org/air/) to inform the community about the levels of Cr(VI) in the air that they breath Mr. John King– Page 2
May 14, 2026

HEADQUARTERS
12700 Park Central Dr, Ste 2100, Dallas, TX 75251 / P 800.229.6655 / P 972.661.8100 / F 972.385.9203 BUDGET
Trinity will perform the above work scope for the 1-month monitoring duration for a total cost of $12,300 which includes labor, travel, expenses, and laboratory costs. These costs do not include the purchase of equipment, parts, or costs associated with equipment repairs. Work under this contract will be performed on a time and materials basis. Payment terms are net 30 days with payments made to:

Trinity Consultants, Inc.

PO Box 972047
Dallas, TX 75397-2407
We look forward to our continued support of the City’s air monitoring program. Please call me at (661) 993- 1659 with any questions you may have.

Sincerely,
Randall Baxter
Manager Measurement Services, United States and Global
Trinity Consultants, Inc.

Labor (2025/2026 Rates) Task 1
Rate
Project Personnel ($/hr) Hours $ Hours $ Hours $ Hours $ Hours $ Senior Scientist 200
Scientist III 140 5 700 1 140 3 420 9 1,260
Senior Technician 95 40 3,800 4 380 44 4,180
Total Hours 45 5 3 53
Total Dollars 4,500 520 420 5,440
Other Direct Costs Task 1
Unit Total
ODC Item Description Cost Units $ Units $ Units $ Units $ Units $ Local Mileage 0.725 448 325 448 325
Meals 19 5 95 5 95
Website Fee (Monthly) 100 1 100 1 100
Shipping (to and from Chester, 1/6 day sampling) 120 6 720 6 720 Chester LabNet Analysis (5 sites, 1/6 day
sampling, expedited, 10% blanks, 10 spares) 187 30 5,610 30 5,610 Supplies/Spare Parts 1,000
Total ODC 420 6,330 100 6,850
Trinity Task 1
Unit Total
Item Description Cost Units $ Units $ Units $ Units $ Units $ Certified NIST Flowrate Calibrator 10 1 10 1 10
Total T&B Systems Equipment 10 10
Summary Task 1
Total
Total Labor 4,500 520 420 5,440
Total ODC 420 6,330 100 6,850
T&B Systems Equipment 10 10
Total Estimated Cost 4,930 6,330 620 420 12,300
Task 3
Task 3 Task 4
Operations (1 month)
City of Paramount Air Monitoring
Task 2 Task 3 Task 4
Website & Reporting
(1 month)
Project
Management
Task 4
Project
Management
Task 2 Task 3 Task 4 PROGRAM
Total
Chester LabNet
Analysis & Shipping (1
month)
Website & Reporting
(1 month)
Operations (1 month)
Chester LabNet
Analysis & Shipping (1
month)
Task 2
Task 2
TOTAL
To: Honorable City Council
From: John Moreno, City Manager
By: Heidi Luce, City Clerk
Date: May 26, 2026
SUBJECT: 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

BACKGROUND
The City Council, at an adjourned meeting on May 19, 2026, introduced Ordinance No. 1218, approving Zoning Ordinance Text Amendment No. 40, adopting the Clearwater Specific Plan as amended; 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 placed it on the May 26, 2026 agenda for adoption.

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”

DISCUSSION
Following the public hearing and lengthy discussion, the City Council approved the following changes to the Clearwater Specific Plan document. • Page 21 – added notes that MERV 13 filters are required for multifamily residential projects.

Agenda Report May 26, 2026
ORDINANCE NO. 1218 Page 2
• Page 34 – added a note that residential balconies facing Rosecrans Avenue or the rail corridor shall be prohibited.
• Page 36 – added notes that residential units should be located as far as feasible from the Union Pacific rail and that balconies for units facing the Union Pacific rail shall be prohibited.
• Page 74 – added notes regarding indoor air quality, including achieving it through MERV 13 filters.

Ordinance No. 1218 is presented for adoption at tonight’s meeting. The agenda report from the May 19, 2026 meeting as well as the revised Clearwater Specific Plan are attached for reference.

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 decision making. The Strategic Outcomes were implemented to provide a pathway to achieving the City’s Vision. This item aligns with Strategic Outcome No 1: Safe Community - Provide a safe place to live, work, and visit. 2: Community Health - Provide diverse recreational and cultural amenities that support healthy lifestyles and a sense of community. 3:

Economic Health - Support a healthy, sustainable economy reflecting community values. 4: Environmental Health - Promote, protect, and enhance a healthy, sustainably built, and natural environment. 5: Attractive and Well-Maintained Infrastructure - Develop and maintain City-owned infrastructure, parks, facilities, and amenities that enhance quality of life and the attractiveness of the community. 6: Efficient, Effective, and Fiscally Responsible - Deliver an efficient and effective City government in a fiscally responsible, transparent and collaborative manner.

RECOMMENDED ACTION
Adopt Ordinance No. 1218.

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.

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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
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

CITY COUNCIL REVISIONS
ORDINANCE NO. 1218
MAY 19, 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
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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

PAGE INTENTIONALLY LEFT BLANK
PUBLIC HEARING DRAFT JUNE 2025 | 11
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.

PUBLIC HEARING DRAFT JUNE 2025 | 21
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.
• Promote healthy indoor environments through
enhanced building ventilation and high-efficiency
air filtration systems, including MERV 13 or
equivalent filtration for residential projects.

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.
• Require new multifamily residential projects to
incorporate MERV 13 or equivalent air filtration
systems, where consistent with California Green
Building Standards Code (CALGreen) and the
California Energy Code, to improve indoor air quality
and reduce exposure to traffic-related, rail corridor,
and industrial air pollutants.

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.
• Residential balconies facing Rosecrans Avenue and
the adjacent light rail corridor should be prohibited
or minimized to reduce exposure to traffic- and railrelated noise and air pollutants. • Residential balconies facing the adjacent UPRR rail
corridor shall be prohibited to reduce exposure to
traffic- and rail-related noise and air pollutants.

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.
• Residential units should be sited as far as feasible
from the UPRR rail corridor to minimize exposure to
rail-related noise, vibration, and air pollutants.
• Nonresidential uses, structured parking, open
spaces, and building massing should be utilized
as buffers between residential units and the rail
corridor.
• Residential balconies facing Rosecrans Avenue and
the adjacent light rail corridor should be minimized
to reduce exposure to traffic- and rail-related noise
and air pollutants.
• Residential balconies facing the adjacent UPRR rail
corridor shall be prohibited to reduce exposure to
traffic- and rail-related noise and air pollutants.

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
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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
- - - - -
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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 -
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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
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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.

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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)
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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
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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
Table 4-9: Sustainability Requirements
Indoor Air Quality
Indoor air quality is an important
component of environmental
sustainability and public health,
particularly in urban environments
located near major transportation
corridors and industrial uses. Building
design, ventilation systems, filtration
technologies, and material selection
all influence indoor environmental
conditions and occupant health. The
Specific Plan encourages development
practices that improve indoor air
quality by reducing exposure to
airborne pollutants, particulate matter,
and harmful chemicals commonly
associated with vehicle emissions, rail
activity, and industrial operations.

The Specific Plan promotes healthy indoor
environments through sustainable building design
approaches consistent with the California Green
Building Standards Code (CALGreen) and the California
Energy Code. Strategies include enhanced ventilation
systems, use of low-VOC and non-toxic building
materials, and site planning techniques that minimize
pollutant exposure. The incorporation of MERV 13
or equivalent air filtration systems in multifamily
residential projects is required. These measures support improved occupant comfort, public health, and longterm environmental resilience while complementing broader sustainability and climate adaptation goals.

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.

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

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
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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
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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
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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
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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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88 | CLEARWATER SPECIFIC PLAN
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
PUBLIC HEARING DRAFT JUNE 2025 | 89
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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90 | CLEARWATER SPECIFIC PLAN
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
PUBLIC HEARING DRAFT JUNE 2025 | 91
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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94 | CLEARWATER SPECIFIC PLAN

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
PUBLIC HEARING DRAFT JUNE 2025 | 95
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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96 | CLEARWATER SPECIFIC PLAN

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.

PUBLIC HEARING DRAFT JUNE 2025 | 99
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
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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.

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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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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.

The key considerations for development of the large
publicly accessible open space range across different
topics that sometimes have opposing objectives. Key
considerations include:
• The need to support multiple functions, but have a
unifying design
• The need for durable ground materials to support
foot traffic, service vehicles, and vendors, but also
provide permeable and natural surfaces
• Create an open space that is visually open internally and to the edges of the Specific Plan Area, but also
provide significant shade
• Promote high quality design that supports a
regional reputation to support surrounding
destination land uses that will leverage the future
light rail transit station, but also create a space
well-utilized by local residents

PUBLICLY ACCESSIBLE OPEN

SPACE - LARGE
Incorporating the Swap Meet: Future operation of
the Swap Meet is envisioned to be able to occur
in multiple locations/approaches, as introduced
on the previous page. However, a large publicly
accessible open space such as a Town Center or
Large Neighborhood Park typology would provide the
primary setting for continued operation of the Swap
Meet. While reduced in size from existing operations
(i.e., a smaller amount of vendors), Swap Meet
vendors could still be permitted to set up temporary
operations within a large publicly accessible open
space during set hours of the day and/or days of the
week.

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Large Neighborhood Park
Transit station entrance plaza
The Ivy Station open space adjacent to the Culver City E Line Metro Station provides an example of how an open
space can be organized to act as a welcome plaza to
adjacent transit and facilitate movement through an area.

Tanner Springs Park in the Pearl District in Portland,
Oregon provides an example of a more passive
central open space for walking, small gathering,
and leisure activities while also providing multiple
environmental benefits from rainwater capture and
providing natural habitat.

Passive recreation and natural environment
Flexible urban space
USC Village central plaza provides an example of
an open space that has a clear relationship with
surrounding buildings that supports outdoor dining
and other activities; however, this plaza represents too much hardscape and lacks shade.

An example of utilizing active recreation facilities
as the primary element within a large neighborhood
park. These facilities are desired by the City of
Paramount and if they are well utilized by the
community will enable less flexibility for other uses.

Programmed active recreation facilities
Multiple uses and unifying aesthetic
Jameson Square Park in Portland, Oregon provides a
good example of balancing multiple uses and a unified
aesthetic in one park space. It provides different zones of character and physical elements that emphasize
particular uses.

Farmers Park in Anaheim near the Anaheim
Packinghouse provides an example of space and
structures provided that are designed to support
temporary and mobile vendors, but also utilizes open
space in a complementary way.

Space for temporary vendors
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The Specific Plan Area likely has different levels of
contaminated soil due to current and historic uses,
which will need to be addressed to support new
development (particularly housing) and open spaces.

The two primary sources of contaminated soils are the
existing asphalt surface parking lots and existing and
historic rail lines and rail spurs.

Asphalt surface parking lots contaminate soil through
the runoff of harmful substances like oils, heavy
metals, and chemicals that accumulate from vehicle
emissions, leaks, and tire wear. These pollutants seep
into the ground over time, contaminating local soil
and potentially harming the surrounding environment
and contributing to long-term soil contamination. The
typical approach for the redevelopment of surface
parking lots is to remove and transport soil beneath
surface parking lots (e.g., typically about 12 to 18
inches and more) as hazardous waste.

Rail lines and spurs are contaminated at least through
the installation of railroad ties treated with heavy,
petroleum-based chemicals, as well as the spraying of
pesticides and other chemicals along rail corridors to
prevent plant growth. This can be added by any spills
or leakage from the materials carried by trains in past decades. It is recommended that approximately five
feet of soil is removed within the first 15 feet of rail lines and spurs, with diminishing depth of removal
further away from rail lines.

A significant percentage of the Specific Plan Area
consists of asphalt surface parking lot, and there
is evidence of former rail spurs up to 100 feet east
of the existing rail lines. While remediation through
removal is the typical approach, it is not the best
approach. That approach creates increased costs, create environmental issues where the soil is deposited, and
is an inefficient use of resources. Rather, there will
be multiple benefits (e.g., environmental, economic,
and placemaking) achieved through the safe reuse
of soil contaminated by surface parking lots and rail
areas through creative approaches that have been
successful in other locations. The best approaches
for this condition for the Specific Plan Area is through cap parks and phytoremediation. It is likely that the
Specific Plan Area is developed over time in phases;
the development of open spaces through cap parks
and plant selection that enables phytoremediation
would complement the phased approach of individual
buildings over time.

Described to the right are three different types of cap parks that have been successfully implemented.

SPECIAL CONSIDERATION FOR OPEN SPACES:

CONTAMINATED SOILS
Gas Works Park, Seattle is an example of how capping
contaminated soil using different topography (e.g., berms and small hills) can create an interesting public space.

Albion Riverside Park, Lincoln Heights, Los Angeles provides an example of a different landscape areas acting as a cap park from an amphitheater to soccer field.

Erie Street Plaza, Milwaukee provides an example of a
hardscape cap park that integrates landscape areas that provide phytoremediation.

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GENERAL OPEN SPACE RECOMMENDATIONS
Reuse site soil and cap parks.

Redeveloping contaminated sites with strategies
like reusing site soil and capping parks transforms
challenges into opportunities. By safely reusing
excavated soil onsite, projects minimize transport and
disposal costs while reducing environmental impact.

Soil can be remediated or strategically placed beneath
hardscape or clean fill layers, ensuring contaminants
remain contained. Capping parks with impermeable
barriers, clean soil layers, and vegetation prevents
exposure while creating functional open spaces. This
approach integrates environmental restoration with
community benefit, turning brownfields into valuable
assets. Thoughtful design and monitoring ensure longterm safety, promoting sustainable redevelopment and revitalization of previously unusable land.

Treat the pedestrian network as open space: more
smaller open spaces instead of one large open
space.

Designing the pedestrian network as open space
redefines urban environments, emphasizing
accessibility, connectivity, and a human-centric scale.

Prioritizing smaller, distributed open spaces over a
single large area ensures every area of the Specific
Plan Area benefits from proximity to usable outdoor
environments. Additionally, given the likely widespread contaminated soil, a distributed approach to open
space and landscape allows for more areas of the
Specific Plan Area to utilize phytoremediation.

Pocket parks, plazas, and green alleys interwoven with
pedestrian pathways create a cohesive fabric of activity, fostering walkability and community interaction. These
spaces offer opportunities for rest, recreation, and
socialization while complementing adjacent land uses.

A networked approach expands the reach of landscape
areas that supports biodiversity, and reduces heat
islands.

Short-term Strategies.

Short-term strategies for new open spaces will be
needed to ensure usability and comfort while long-term
elements, like trees, mature. Temporary shade devices
such as canopies, pergolas, or tensile structures provide immediate relief from heat, fostering early engagement
with the space. Movable planters with fast-growing or
potted trees offer greenery and flexibility. Incorporating drought-tolerant grasses or artificial turf can stabilize soil and create interim play or seating areas. Popup installations, like art displays or shaded seating zones, encourage activity and identity formation. If
those type of installations are made in partnerships
with the community, they can promote the culture and
values of the community. These transitional measures
support the community’s needs, maintain momentum
in development projects, and ensure the space remains
vibrant and functional from day one.

Provide hardscape but maximize trees and
landscape that support phytoremediation and
local flora.

High foot traffic areas and temporary vendor spaces will require durable ground materials such as permeable
pavers and hardscape. Hardscape areas should be
integrated with frequent trees and landscaping that
support phytoremediation. Hardscape elements
like paths, seating, and plazas can be thoughtfully
designed alongside native and adaptive plants to
balance functionality with environmental restoration
and local flora creates resilient and ecologically
beneficial urban spaces. Trees and vegetation capable
of phytoremediation help remove pollutants from
soil and air, improving overall urban health. Using
local flora supports biodiversity, attracts pollinators, and reduces water and maintenance demands. This
approach enhances aesthetics and usability and fosters
environmental stewardship, mitigating urban heat
islands and promoting a healthier, more sustainable
ecosystem.

Given the likely contaminated soil condition throughout the Specific Plan Area, coupled with other open space goals described previously (i.e., maximize acreage of public open space, need for trees and other design approaches to reduce environmental justice impacts), the following approaches are recommended.

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6 Infrastructure

INFRASTRUCTURE ESTIMATES

AND APPROACHES
Successful transformation of the Specific Plan Area into a vibrant TOD mixed-use district will involve a comprehensive and well-executed infrastructure strategy. Infrastructure is the backbone of this transformation, providing the physical framework to support new roads, utilities, parking solutions, and open spaces while ensuring the accessibility, safety, and sustainability of the district. This chapter outlines the infrastructure investments and improvements necessary to realize the Specific Plan vision.

Achieving this transformation will require public-private partnerships and collaboration across multiple sectors. The City must take a leadership role in guiding the development of critical infrastructure, fostering trust through transparent communication, and coordinating with property owners and developers to align efforts. At the same time, significant private investment will be crucial in bridging funding gaps and catalyzing redevelopment projects that align with the Plan’s goals.

Equally important is the ongoing involvement of the
community, whose input and advocacy played a vital role in shaping this Plan. As implementation progresses, the community will continue to serve as champions of the
Specific Plan, ensuring its infrastructure elements reflect shared priorities and contribute to a thriving district.

Inside this Chapter
» Infrastructure Framework
» Electric
» Stormwater
» Sewer
» Water
» Telecommunications
» Natural Gas
» Smart City Infrastructure
» Cost Estimates
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INFRASTRUCTURE FRAMEWORK
All utilities and infrastructure will need to be upgraded, modified, and/or introduced within the Specific Plan Area to support the ideal redevelopment vision. The full improvements needed to infrastructure and utilities supplying and surrounding the Specific Plan Area are unknown at this time - this is primarilly due to two factors: 1) unknowns for the location, size, and phasing of individual developments, and 2) development-specific infrastructure and utility studies will be need to be completed for each development. A full infrastructure capacity analysis will need to be completed based upon full build-out of the Specific Plan Area. However, given the age, capacity, and past approach for infrastructure and utility systems surrounding the Specific Plan Area, most infrastructure and utility systems are anticipated to need replacement or enhancement.

The planning for infrastructure and utility updates will be shaped by the principles below.

Leverage New Development for Improved
Connections to Citywide Infrastructure and Utility
Systems
• Align local infrastructure planning with regional
systems for efficient resource sharing and reduced
redundancy.
• Integrate utility upgrades and extensions to meet
City standards and accommodate future growth.
• Leverage citywide programs for renewable energy,
water conservation, and waste management to
amplify benefits.

Minimize Grey / Maximize Green Infrastructure
Systems
• Prioritize green infrastructure to enhance
stormwater management, reduce heat islands, and
promote biodiversity.
• Incorporate bioswales, rain gardens, permeable
pavements, and green roofs.
• Balance utility installations with landscaped spaces
to improve aesthetics and functionality.

Foster Connectivity and Smart Technologies
• Establish a smart infrastructure network, including
integrated sensors and Internet of Things (IoT) for
real-time monitoring and optimization.
• Provide multi-modal transportation options with
seamless access to utilities and services.
• Ensure equitable access to high-speed internet and
utilities to meet diverse community needs.

Promote Energy Efficiency and Sustainability
• Design infrastructure to integrate renewable energy
sources like solar and geothermal.
• Utilize energy-efficient technologies and smart
grids for resource optimization.
• Build systems to withstand climate impacts,
including flooding, heat, and seismic events, while
ensuring redundancy and flexibility for future
needs.

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ELECTRIC
The Southern California Edison (SCE) Company is the
electrical purveyor for the City of Paramount. SCE’s
existing electrical facilities consist of overhead and
underground conductors. The overhead conductors
share poles with telecommunications and cable TV
facilities.
• Paramount Boulevard. High-voltage underground
conductors running from above Century Boulevard
through to Rose Street.
• Rosecrans Avenue. There are high and low voltage
overhead conductors from Orizaba Avenue through
past the Union Pacific Railroad. Also, there are high
voltage underground conductors on the south side
of Rosecrans Avenue east and west of Paramount
Boulevard.
• Los Angeles Department of Water and Power
(LADWP). Transmission lines running along the
Union Pacific Rail Corridor near Rosecrans Avenue
and Paramount Boulevard.

Recommendations
The decision and funding to upgrade the power supply
facilities and the number of upgrades to meet the
demand of future development will be determined by
SCE in coordination with the City after developers have submitted building plans. Demand for services and
the ability to serve new developments are generally
determined on a case-by-case basis.

Most of the electrical distribution facilities in the
Paramount study area are aerial facilities. It is
recommended that existing aerial electrical facilities
be placed underground whenever funding is available.

Underground electricity provides higher reliability,
is safer in general, and is less unsightly. One of the
potential funding mechanisms is California Public
Utilities Commission (CPUC) Rule 20. CPUC Rule
20 is a set of policies and procedures to regulate
the conversion of overhead electric equipment to
underground facilities, a process often referred to
“undergrounding.” Rule 20 determines the level
of ratepayer funding for different undergrounding
arrangements.

CPUC RULE 20
Under Rule 20, undergrounding projects are financed
by utility rate money, combined rate funds and local tax proceeds, or private funds, depending on whether Rule
20A, Rule 20B or Rule 20C provisions apply.

Rule 20A. Rule 20A projects are paid for by all SCE
customers and ratepayers, not just those who live in
locations where facilities will be undergrounded. To
qualify for full funding through utility rate proceeds, projects must produce a benefit to the general public,
not just customers in the affected area, by satisfying
one or more of these criteria:
• The location has an unusually heavy concentration
of overhead facilities.
• The location is heavily traveled.
• The location qualifies as an arterial or major
collector road in a local government’s general plan
• The overhead equipment must be located within or
pass through a civic, recreational or scenic area.

Using CPUC formulas, SCE allocates rate funds to
communities for undergrounding based on previous
allocations, the ratio of customers served by overhead
facilities to all the customers in the community, and
the fraction that customers in the community represent
of all SCE customers. Local governments use these
formulas to project allocations, which allow them
to prioritize projects and develop project schedules.

Because funds are limited, local governments
sometimes must wait and accumulate their allocations
before starting an undergrounding project.
• Rule 20B. If an area is not eligible for Rule 20A,
or if local government cannot or chooses not to
rely on the Rule 20A allocation process, Rule 20B
allows rate funds to subsidize an undergrounding
project. The subsidy includes an amount equal
to about 5-20% of the total cost. The remaining
cost is funded by local governments or through
neighborhood special assessment districts.
• Rule 20C. Rule 20C enables property owners to pay
for undergrounding electric lines and equipment if
neither Rule 20A nor 20B applies.

It is also worth noting that, prior to any undergrounding process, SCE will take the lead in contacting the
other low voltage utilities that might be sharing the
power poles with SCE aerial facilities, such as the
telecommunication providers (AT&T and Spectrum)
and cable TV provider (Spectrum) to coordinate and
execute a joint trench. During this process, SCE will also reach out to the City’s Public Service Counter for their assistance in contacting and coordinating with the
aforementioned utility providers.

It is recommended that prior to approving new
development, the City should contact SCE regional
manager for the Paramount study area and set up an
inspection at the new development site in order to
determine whether the existing aerial SCE facilities in the area qualify for Rule 20A funding.

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STORMWATER
The entire City of Paramount is tributary to the Los
Angeles River Watershed. The Los Angeles River runs
north to south and is located adjacent to I-710 Freeway just west of the Specific Plan Area. The watershed
is 834 square miles in size and is one of the largest
watersheds in Los Angeles County.

The Specific Plan Area has existing storm drain systems owned and maintained by Los Angeles County or the
City of Paramount. The Clearwater site currently has
adequate inlets along Rosecrans Avenue, Paramount
Boulevard, and Somerset Boulevard. These streets have
several existing County storm drain lines and one City
storm drain line that connects to the County’s storm
drain along part of Paramount Boulevard.

The City’s 1998 Drainage Master Plan report includes
a drainage map illustrating existing storm drain
and proposed drainage facilities. The drainage map
shows the Clearwater SPA and surrounding areas
without future or proposed storm drains. The 1998
Drainage Master Plan shows no deficiencies for the
existing storm drain pipes or proposes any capital
improvements for the existing storm drain lines
tributary to the Paramount Clearwater Specific Plan
area. The drainage map shows flow capacities for a tenyear storm event.

The existing County storm drain facilities serving the
Clearwater SPA include:
• BI-0559 Line A: A 72-inch to 78-inch Reinforced
Concrete Box (RCB) runs north to south along
Paramount Boulevard from Century Boulevard to
Rosecrans Avenue then turns west along Rosecrans
Avenue and connects to county Storm Drain Line
BI-0019 Unit 2 Hollydale Line A just east of the UPRR
train tracks.
• BI-0019 Unit 2 Hollydale Line A: A 72-inch RCB runs
westerly from the UPRR tracks to the Los Angeles
River.
• BI-6250 Main Line: A 48-inch to 72-inch Reinforced
Concrete Pipe (RCP) which begins on Paramount
Boulevard and 3rd Street and continues south along
Paramount Boulevard then turns west on Somerset
Blvd. BI-6250 line continues west on Somerset Blvd
and connects to Storm Drain BI-6101 Paramount
Main Line just west of the UPRR tracks. Line BI-6101
continues west and connects to the Los Angeles
River near Somerset Boulevard.

The existing City storm drain facilities tributary to the Clearwater SPA include:
• Paramount Boulevard Main Line: A 30-inch
Reinforced Concrete Pipe (RCP) begins on
Paramount Boulevard and Rosecrans Ave runs
south and connects to Line BI-6150 at 3rd Street.

Recommendations
The existing impervious area is not expected to
change much to affect existing and proposed
hydraulic capacities of existing drainage facilities.

However, significant changes from pre-development
to new development that increase drainage runoff
will require the calculation of treatment flows and
retention volumes to be mitigated and must follow
environmental regulations set forth by federal, state
and local government agencies having jurisdiction.

Existing storm drain networks surrounding the
Clearwater Specific Plan area are over capacity. The
water elevations shown on the existing storm drain
plans are several feet above the finished surface
elevation. These existing storm drains lines have no
additional capacity available.

It is the approach of this Specific Plan to use best
practices to promote sustainability and good urban
design, which will reduce impervious surfaces, promote
rainwater harvesting and reuse, and promote natural
water infiltration within the Specific Plan Area. Thus, contributions to run-off should be less impactful than
the current design condition of the Specific Plan Area
that is mostly impervious surface parking lot. Some
concepts for types of facilities include:
• Design detention basins in the proposed open areas
and design biofiltration planters throughout the
site along the curb and gutter locations.
• Detention basins can be designed to detain runoff
up to 72-hours and then release water after the
peak hours of a rain intensity duration. It is our
recommendation that pumps be installed inside
the detention chambers to release water once the
water elevations reached a maximum allowable
elevation.
• For LA County Storm drain line 6150 running
along Paramount Blvd and then turning west on
Sommerset Blvd show water level to be below
ground. Current capacity starts at 20 cfs and ends
at 113.4 cfs.

PUBLIC HEARING DRAFT JUNE 2025 | 119
SEWER
The Specific Plan Area buildout scenario will change
the existing land use to become a dense multi-land
use area that will increase the sewage demand of the
existing sewer pipe networks. It will be required to do a field analysis to obtain actual sewage flow volumes and wastewater height level measurements. Field analysis
should consist of measurements taken on both wet
and dry weather conditions. Storm precipitation events
vary every year and the collection of data (monitoring
sewer networks) depend on the county to conduct a wet
weather analysis.

The Specific Plan Area has four existing points
of connections to the nearest sewer mains. Their
respective estimated remaining capacities, as of Spring 2025, are:
• 8” distribution Line located on Rosecrans Ave
between UPRR tracks and Paramount Blvd.

Remaining capacity 0.088 cfs (56, 775 gpd). This
distribution line connects to the county trunk line
P-0136 near the Bianchi Theaters on Rosecrans Ave.
• 8” distribution Line located on Alley east offset of
Paramount Blvd between 3rd street and Somerset
Blvd. No remaining capacity
• 8” distribution Line ocated on UPRR tracks and
Somerset Blvd. Remaining capacity 0.113 cfs (72,949
gpd)
• 8” distribution Line located on Somerset Blvd on
along Alley between Vermont Ave and Colorado Ave.

Remaining capacity 0.189 cfs (121,869 gpd).

Sewer deficiencies are hydraulically identified based
on design criteria’s depth ratios for peak dry weather
flow and peak wet weather flow conditions. For existing pipes exceeding the following sewer design criteria are considered hydraulically deficient if:
• Peak Dry Weather Flow d/D exceeds or is equal
to 0.5 depth ratio (for existing pipes< 15-inche in
diameter)
• Peak Dry Weather Flow d/D exceeds or is equal to

0.75 depth ratio (for existing pipes > 15-inches in
diameter)
The projected total peak flow rate amount of sewage
that will be generated by the new land use buildout was estimated to be approximately ~2.662 cfs (cubic-feet
per second) in total. This estimate flow accounts for a maximum allowable buildout scenario for the Specific
Plan Area.

Recommendations:
• Propose a minimum sewer main pipe size of 12-
inch in diameter to collect all 2.662 cfs cumulative
sewage peak flows from the entire proposed
Specific Plan Area and divert them to existing sewer
lines.
• Separate the entire sewer flows midway across
the 67-acre lot into two separate flows. This will
allow the proposed sewer to reach the existing
sewer point of connection and maintain adequate
underground coverage and a minimum slope
requirement. This means that the total calculated
sewage flow of 2.662 cfs flow will be separated to be

1.678 cfs and 0.984 cfs flows. The 1.678 cfs will flow in the north direction to connect to an existing Sewer
Trunk line P-0136 Arthur Ave located at Rosecrans
Ave. The remaining 0.984 cfs will flow in the south
direction to connect to an existing Sewer Trunk line
P-0141 located at Garfield Ave.

Both existing trunk lines have enough capacity to
receive the Specific Plan Area estimated sewage flows.

According to the Los Angeles Sanitation District data
received for the Arthur Avenue Trunk sewer line, has
an existing flow rate capacity at the 24-inch pipe
segment to be approximately 8.0 cfs. The existing peak
flow wastewater elevation was last measured to be
approximately ~3.0 cfs on July 17, 2016. The addition of ~1.678 cfs peak flows calculated from the Clearwater
Specific Plan Area will increase the existing wastewater peak flow in the Arthur Trunk Sewer line to ~4.678 cfs.

Theoretically this calculated estimate and the existing sewer data show enough capacity for the additional
estimated peak flows.

The Garfield Avenue Trunk sewer line, has an existing
flow rate capacity at the 42-inch pipe segment,
approximately 45.0 cfs. The existing peak flow
wastewater elevation was last measured to be
approximately ~16.0 cfs on June 6, 2020. The addition
of ~0.984 cfs peak flows calculated from the Clearwater Specific Plan Area will increase the existing wastewater peak flow in the Garfield Ave Trunk Sewer line to ~16.984 cfs. Theoretically this calculated estimate and the
existing sewer data show enough capacity for the
additional estimated peak flows.

The District (LACSD) advises that any future
developments within the City should be submitted
to the District for review to determine whether or not
sufficient trunk sewer capacity exists to serve each
project and if District facilities will be affected by the project. The contractor/developer will be required to
perform an actual field study analysis that requires
monitoring actual flows within the existing pipe
networks.

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WATER
Based on the review of the existing conditions and
proposed development, water systems in the project
area will need upgrading to enhance the capacity for
future development. The existing City of Paramount
water network supplies both domestic and fire water
in the same network. They are not separate water
networks, therefore, the existing water network must
be capable to provide adequate peak water supply to
both domestic water and fire water simultaneously
throughout the city.

According to the City’s, 2020 Urban Water Management
Plan (UWMP), current water deliveries in the City of
Paramount are divided into five land use sectors that
include: (1) 38% multi-family, (2) 26% single-family,
(3) 12% landscape, (4) 12% industrial and (5) 11%
commercial. The City has allotted and limited pumping
rights. In the recent past, the City has pumped less than its allotted right of 5,883 AFY (i.e., acre-feet per year).

The City has taken measures to require new developers
to estimate and mitigate for landscape irrigation water use. This ordinance requires developers to plant drought tolerant materials in new landscape designs and install 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 Authority, Metro (Former Pacific Electric
Railway Lines) tracks north of Rosecrans Avenue and
Paramount Boulevard.

California Fire Code and the National Fire Protection
Agency (NFPA) have requirements for high-density
residential buildings, and fire hydrant locations.

At the minimum a 1,250 gpm to 2,500 gpm per fire
hydrant is required. Fire hydrants should be spaced
out at 300-ft apart throughout the entire lot. The fire system must maintain a minimum residual pressure
of 20 psi. Multi-level buildings with high occupancy
load generally require automatic sprinkler systems.

The water demand flow requirement for a multi-level
building is determined by the type of construction of
the building its total floor area, with large buildings requiring a higher fire flow. Assuming worst case fire
flow calculation area per building “type of construction” requires 8,000 gpm (according to Table B105.1(2) of
Appendix B “Fire Flow Requirements for Buildings, 2022
California Fire Code, Title 24 Part 9.

In February of 2024, the following fire hydrant test flows were done to evaluate the existing pressures and flows
near the Specific Plan Area. The system has an average
capacity of 1,130 gpm flow and 20 psi to 60 psi residual pressures.

1. Fire Hydrant No. 658, nearest street address: 7922
Rosecrans Avenue, Main Pipe size 16” Asbestos
Concrete, Observed Flow 1,130 gpm, Residual
Pressure 62 psi.

2. Fire Hydrant No. 1124, nearest street address: All
America City Way Cul de Sac, Main Pipe size 10” PVC,
Observed Flow 1,190 gpm, Residual Pressure 62 psi.

3. Fire Hydrant No. 743, nearest street address
7801 Somerset Blvd, Main Pipe size 12” Asbestos
Concrete, Observed Flow 1,190 gpm, Residual
Pressure 62 psi.

Over recent years the city has replaced old asbestos
concrete (AC) pipes, and Cast Iron (C.I.) pipes with either PVC or Ductile Iron pipes. Constant monitoring for signs of corrosion or The City of Paramount’s available water supply is estimated to adequately meet the Clearwater
SPA’s existing and proposed development build out
scenarios.

The Fire flow requirement will govern the demand
needed to supply.

An architect and plumbing engineer would be
responsible for the internal design and calculation of
water demand to the multi-level building.

The hourly time of use on an average day has a variation of water demand. Early hours and evening hours of a
day have higher peak water demand. Also peak daily
demands are greater in summer versus winter.

Proposed improvements to the system consist of up
sizing the pipe diameters. The City of Paramount has
adequate water supply and pressure from the city’s
water wells that supply the Specific Plan Area.

The Specific Plan Area has several existing water main
lines to use as a point of connection:
• 16” AC and 8” C.I. distribution water Line located on Rosecrans Ave between UPRR tracks and Paramount
Blvd.
• 10” PVC distribution water Line located on All
America City Way.
• 16” AC & 8” C.I. distribution water Line located on
Paramount Blvd from Rosecrans Ave to Somerset
Blvd
• 12” AC & 8” C.I. distribution water Line located on
Somerset Blvd from UPRR tracks to Paramount Blvd
The projected total peak flow rate amount of water that will be generated by the new land use buildout was
estimated to be approximately 1,600 ac-ft/yr (acre-feet PUBLIC HEARING DRAFT JUNE 2025 | 121

TELECOMMUNICATIONS
Local telecommunication system providers will assess
the demand for services and the ability to serve new
developments on a case-by-case basis. The capacity
and capability analysis for meeting future demands
within the study area will be conducted after building
plans are submitted by developers.

If “undergrounding” of existing aerial
telecommunication facilities occurs, SCE will reach
out to telecommunication providers and coordinate a
joint trench. To save on costs, the telecommunication
company is likely to participate in the joint trench
operation. SCE will dictate the layout of the trench, and the telecommunication lines would follow.

The analysis on the capacity and capability to meet
future demand will be conducted by telecom companies
in the study area who will construct and fund necessary improvements, as needed.

NATURAL GAS
It is the recommendation and intention of this Specific Plan to not include natural gas utilities within the
Specific Plan Area. However, if required for a special, individual use, the analysis on the capacity and
capability to meet future demand will be conducted
by the Southern California Gas Company (So Cal
Gas) in coordination with the County upon submittal
of building plans by developers. Improvements are
assumed to be performed and paid for by So Cal Gas.
per year). This estimate flow accounts for a maximum
allowable buildout scenario for the Specific Plan Area.

The development stats used to measure the proposed
dwelling units include: the building type, footprint areas and number of building floor levels for the mix land
use made of residential, retail, and light industrial/flex buildings.

Recommendations
• Propose a minimum water main pipe size of 12-inch
in diameter to provide cumulative water peak flow
demand from the entire proposed Specific Plan
Area. This size will ensure the demand of fire water
flow to high rise buildings and fire hydrants.
• Plumbing designer will account for building water
demands based on proposed design fixtures. The
design should coordinate with both health/safety
department and fire department. The proposed
building layout, land-use, and type of construction
will determine the required fire flow requirements
set by the Fire Marshall and building inspections.
• Pumps be installed at pipe risers to provide
adequate water pressures for multi-level buildings.

Proposed development in the project study area will
generate a demand exceeding the existing capacity of
water systems. Additional water lines, meters, valves,
hydrants, fittings, and appurtenances are listed in the cost estimates section of this Chapter.

Note: Theoretical calculations are high level estimates and averages based on their respective zoning/land
use and depend on minimum design standards. It will
be required to do a field analysis to obtain actual water flow volumes and pressure levels near the proposed
project site and point of connection to existing water
line. Field testing should consider measurements
following local fire requirements. The developer would
be required to test flow and test pressure at the point of connection to the existing water main in order to
evaluate the existing condition against the proposed
new water demand. This test would be made by request
to the Water Division of the Paramount Public Works
Department.

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SMART CITY TECHNOLOGIES & INFRASTRUCTURE
Smart city technologies are advanced tools and systems that use data, sensors, and connectivity to optimize urban operations, improve resource efficiency, and enhance the quality of life. These technologies integrate information and communication technology (ICT) and the Internet of Things (IoT) to create interconnected, responsive, and intelligent urban environments. Within and adjacent to the Specific Plan Area, many emerging technologies could be implemented to help improve the pedestrian environment and livability of places. Smart city technologies offer numerous benefits—from improved efficiency to enhanced public services—but cities must implement them thoughtfully to avoid unintended consequences
Potential Applications for Smart City Technologies
• Smart Infrastructure: Sensors and IoT devices
embedded in roads, utilities, and buildings can
monitor and optimize resource use, including water,
electricity, and waste.
• Smart Mobility Solutions: Electric vehicle (EV)
charging stations, autonomous shuttles, and
intelligent traffic systems enhance accessibility
while reducing carbon footprints. Integration with
bike-sharing and e-scooter networks promotes
multimodal transportation.
• Energy Systems: Smart grids, microgrids, and
renewable energy sources (e.g., solar panels) with
energy storage systems ensure efficient power
distribution. Smart building systems further reduce
energy consumption through real-time monitoring
and adaptive HVAC controls.
• Green Technologies: Utilize electric grid
infrastructure (e.g., street lights) for real-time
monitoring of air quality, flora and fauna health,
waste management signals for collection, IoT-based
irrigation, and others
• Digital Twin Models: A virtual model of the
development can simulate and optimize
operations, design, and resource usage, identifying
inefficiencies before construction.
• Smart Public Spaces: Interactive kiosks, free public
Wi-Fi, and augmented reality (AR) applications
create engaging experiences while providing
information and services.
• Digital Governance: E-government platforms for
residents to access services and information; apps
for public feedback of ongoing projects, policies,
and/or initiatives; and Artificial Intelligence (AI)-
powered analytics
• Safety and Security: AI-driven surveillance,
emergency response systems, and smart lighting
enhance security while maintaining privacy. These
systems must include thresholds or protocols for
connecting to a human response.

Implementation
PUBLIC HEARING DRAFT JUNE 2025 | 123
• Stakeholder Engagement: Collaboration with
City officials, developers, tech providers, and the
community ensures alignment with local needs.
• Integrated Planning: Creating a master plan with
interoperability in mind encourages collaboration
and ensures that systems can communicate
effectively.
• Phased Development: Rolling out technologies in
phases allows for testing and refinement while
minimizing disruptions.
• Public-Private Partnerships (P3s): P3s can expedite
project timelines and reduce financial burdens by
sharing risks and resources between public and
private entities.
• Data Governance: Establishing protocols for data
collection, sharing, and privacy builds trust and
ensures compliance with regulations.

Potential Funding Sources
Funding for smart city projects can come from:
• Federal and State Grants: Programs like the
U.S. Department of Transportation’s Smart City
Challenge or green infrastructure grants.
• Tax Incentives: Local governments may offer
incentives for sustainable and smart developments.
• Private Investment: Attracting venture capital and
corporate partnerships for innovative technologies.
• Community Development Financing: Tax Increment
Financing (TIF) districts, such as Enhanced
Infrastructure Financing Districts (EIFD) and
bonds can channel future tax revenues into current
projects.

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INFRASTRUCTURE CAPACITIES AND COST ESTIMATES
Water
Proposed development for the study area will require
new facilities. The total cost anticipated to add the new water facilities is estimated to be at least $11,000,000.

New water lines, meters, valves, hydrants, fittings and appurtenances to serve new development could include
the following:

Water Pipe Lines
• 642 Linear Feet of 2” Polyvinyl chloride (PVC) pipe
• 540 Linear Feet of 4” PVC pipe
• 4,148 Linear Feet combination of 6” PVC pipe main
lines and Cast-Iron Pipe for Fire Hydrant lateral lines • 3,837 Linear Feet of 8” PVC pipe
• 4,068 Linear Feet of 10” PVC pipe
• 7,267 Linear Feet of 12” PVC pipe
Water Meters (WM)
• 6 qty - 2”
• 10 – 4”
• 15 – 6”
• 10 – 8”
• 9 – 12”
Fittings (Horizontal Fittings ONLY)
• 41 qty – 12” Fittings
• 31 – 10” Fittings
• 13 – 8” Fittings
• 2 – 6” Fitting
• Vertical Fittings will be needed and base on design
Valves
• 24 qty Post Indicator Valve (PIV)
• 6 – 6” Fire Department Connection (FDC)
• 10 – 8” FDC
• 9 – 12” FDC
• 24 – 6” Gate Valves (GV)
• 3 – 8” GV
• 15 – 10” GV
• 13 – 12” GV
• 4 – 16” GV
Fire Hydrants
• 24 qty Fire Hydrants (FH)
Appurtenances
• 6 qty – Blow-off Valves
• 104 – Thrust Blocks
• 9 – 2” Backflow Preventor
• 11 – 4” Backflow Preventor
• 4 – 6” Backflow Preventor
• 9 – 6” Double Check Detector Assembly (DCDA)
• 11 – 8” DCDA
• 4 – 12” DCDA
Disinfection of the pipe lines will be required.

Based upon the conceptual
redevelopment scenario (partially
shown in image to the right) that
included the maximum development
capacities of the Specific Plan (i.e., 2,000
residential units, 800,000 square feet of
neoindustrial uses, and 150,000 square
feet of commercial uses), a preliminary
estimate of knowable infrastructure
sizing needs and costs was completed.

A layout of potential intrastructure
systems, based on the site plan for the
conceptual redevelopment scenario, is
included in the appendix. The facilities
to support the layouts, as well as cost
estimates, for water, stormwater, and
sewer are summarized below. N
Rosecrans Ave
Union Pacific
Southeast Gateway Station
PUBLIC HEARING DRAFT JUNE 2025 | 125
Stormwater
Based on hydrology/hydraulics analysis, proposed
development will require storm drain improvements
illustrated in Storm Drain Conceptual Layouts and
outlined below. The total cost anticipated to add
the new storm drains is estimated to be at least
$4,000,000.

Storm Drain Pipe Lines
• 626 Linear Feet – 6” PVC
• 3,657 Linear Feet – 8” PVC pressure pipe
• 776 Linear Feet – 8” PVC
• 923 Linear Feet – 18” Reinforced Concrete Pipe (RCP)
• 5,198 Linear Feet – 24” RCP
Storm Drain Fitting
• 6 – 8” Fittings
• 6 – Thrust Blocks
Parkway Drains
• 4 – 2ft box
• 3 – 3ft box
• 3 – 4ft box
Storm Drain Manholes
• 29 qty – 24” Concentric Manhole
• 1 qty – 72” Concentric Manhole
Storm Drain Pumps
• 3 qty – Pumps
Storm Drain Detention and Retention Basins
• 2 qty – Detention Basins Areas
• 52 – Biofiltration Retention Planter Areas
Sewer
Based on sewer capacity analysis performed, the
project study area will require the following sewer
improvements at an estimated cost of at least
$3,000,000.

Sewer Lines
• 1,859 Linear Feet – 8” Vitrified Clay Pipe (VCP)
• 1,852 Linear Feet – 10” Reinforced Concrete Pipe
(RCP)
• 4,633 Linear Feet – 12” RCP
• 281 Linear Feet – 24” RCP
Sewer Manholes
• 1 qty – 24” Concentric Manhole
• 22 qty – 42” Concentric Manhole
Electric, Telecommunications, and Natural Gas in
the Specific Plan Area
Electric, telecommunications, and natural gas services
are provided by private utility companies. as new
development occurs, the providers plan for and install
apprpriately sized facilities, with funding from service fees. This practice will apply to the Specific Plan Area, although the City may consider installation of highspeed telecommunications lines as an economic development strategy.

Streets
Roadway costs will vary and require further analysis as planning progresses.

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PUBLIC HEARING DRAFT JUNE 2025 | 127
7 Implementation

PHASED IMPLEMENTATION

OF THE SPECIFIC PLAN
To achieve transformation of the Specific Plan Area into a TOD mixed-use district, the City will need to develop partnerships with property owners, particularly related to economic development and gap financing strategies,
building of new roads and infrastructure, parking
and open space changes, and ongoing maintenance
and management as a result of catalyzing private
redevelopment.

Plan implementation will depend on the inputs
from multiple parties. Transformation will require
significant private investment and strong public
sector leadership. City staff will meet with partners
to provide transparency and guide them through new
processes and planned projects. Also, building upon
the community engagement completed during the
planning process, the community will need to continue
to champion Specific Plan implementation.

Inside this Chapter
» Economic Development Framework
and Principals
» Support Desired Development
» Pursue Sustainable Funding Sources
» Enhanced Infrastructure Financing
District (EIFD)
» Private Infrastructure Investment
» Phasing
128 | CLEARWATER SPECIFIC PLAN

IMPLEMENTATION FRAMEWORK AND PRINCIPALS
The clear opportunity for the Clearwater Specific Plan Area is the transformative economic development potential.

This opportunity originates from the large, contiguous area of underutilized and undeveloped land, which provides significant advantages to support development of new uses. Given that the City of Paramount and the region are largely built out, few locations exist with these conditions. Three influences will inform the future path to respond to this opportunity:

1. Existing operations of the Paramount Swap Meet

2. Completion of Phase 1 of the Southeast Gateway Line Station (tentatively 2035)

3. Local and regional demand for housing at all price points Each condition informs a different approach to redevelopment. The existing swap meet, cherished by the community, suggests future uses that support growing economic opportunities for existing vendors through business incubation. The future light rail transit station provides the best opportunity to concentrate housing density. The shortage of housing for households of all income levels means that projects can be built with a high degree of assurance that units will be quickly occupied.

Promote Sustainability and Environmental Justice
Utilize adjacency to the Port of Long Beach rail corridor and the I-710 corridor to lead the transition of logistics and light industrial uses toward electrification and
sustainable practices. This includes integrating
climate change mitigation and environmental justice
improvements into development plans.

Maximize Economic Development Potential
Leverage the unique opportunity presented by the
Specific Plan Area’s large, contiguous, underutilized
properties. Develop strategies to introduce new uses
that generate long-term economic growth while
supporting existing businesses, such as the Paramount
Swap Meet, through initiatives like business incubation.

Foster Community Integration and Vitality
Ensure redevelopment efforts are informed by
community input, and prioritize uses that enhance
social cohesion, support local businesses, and reflect
the area’s identity. This includes balancing housing,
commercial, and industrial uses to create a cohesive,
vibrant mixed-use district.

Prioritize Transit-Oriented Development
Concentrate higher housing densities and mixed-use
developments near the future Southeast Gateway Line
Station to capitalize on its transit connectivity. This principle ensures the area becomes a regional hub,
supports sustainable growth, and meets evolving
housing demands.

The following principals will guide the transformation of the Specific Plan Area.

Phased Infrastructure Implementation
Specific Plan implementation will occur over a period of time, with each property owner choosing when and how to redevelop consistent with the regulations of this Plan. Given the need for upgraded infrastructure, property owners may elect to work cooperatively to plan and fund improvements needed to support planned development. The City will ensure that infrastructure components are sized appropriately to serve the full land use capacity within the Specific Plan Area. This may require establishment of a funding plan, administered by the City, that provides for the first developers to be reimbursed by subsequent developers for any upfront costs spent to size improvements for full build-out conditions.

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SUPPORT DESIRED

DEVELOPMENT RAIL CROSSING SAFETY
To take advantage of market opportunities and achieve
desired types of development, the City should consider
what role it can play in making such development
easier from a financial perspective. To inform these
levers, real estate economics consultant EPS analyzed
financial feasibility for several residential product types to understand what project characteristics are most
successful and which policy barriers, if any, exist that may hamper project economics. The analysis found
that given market conditions in 2025, both in terms of
development costs and achievable rents/prices, there
are economic challenges in building new housing in the
City. However, the analysis did identify several policy levels that can impact the financial feasibility of a
development project. These include:
• Reduced parking ratios
• Increased height and density limits
• Waiver of inclusionary housing requirements
• Reduced development impact and other building
fees
It is also important to consider that infill redevelopment projects can have higher associated infrastructure
and site preparation costs than greenfield or vacant
site projects. These costs can include demolition,
environmental remediation of prior use, and upgrades
to infrastructure and access. All of these potential
issues further increase direct and indirect costs,
negatively affecting project feasibility. Strategies for addressing these costs are provided in the following
sections.

Rail crossing and adjacent intersection improvements
will be implemented to address increased
vehicle, pedestrian, and bicycle activity near the
Southeast Gateway Line station and freight rail
lines operated by Union Pacific Railroad and BNSF
Railway. Improvements may include traffic signal
interconnection, railroad preemption, signal timing
coordination, queue management, and enhanced
pedestrian and bicycle crossings. These improvements
will be funded and constructed by new development
in proportion to its impacts, in coordination with
the City, rail operators, and the California Public
Utilities Commission. Implementation will be phased
to align with development intensity, with interim
measures completed prior to initial occupancy and
full improvements completed as later development
phases are built or when project-level traffic and rail crossing analyses identify the need to maintain safe
and efficient operations. Funding and delivery may
occur through conditions of approval, development
agreements, impact fees, or other mechanisms to
mitigate development-related impacts.

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130 | CLEARWATER SPECIFIC PLAN

PURSUE SUSTAINABLE FUNDING SOURCES
While new development in the Specific Plan Area can
bring needed housing and economic activity to the City, it will also bring additional infrastructure and service needs. There are several public financing strategies
that the City can consider pursuing to help fund these
impacts:

Development Impact Fees
A development impact fee is an ordinance-based,
one-time charge on new development designed to
cover a “proportional-share” of the capital cost of
necessary public infrastructure and facilities. The
creation and collection of impact fees are allowed
under AB 1600, as codified in California Government
Code Section 66000, known as the Mitigation Fee
Act. This law stipulates that only the portion of costs attributable to new development can be included in
the fee. Consequently, impact fees commonly are only
one of many sources used to finance a city’s needed
infrastructure improvements. Fees can be charged on
a jurisdiction-wide basis or for a particular sub-area of the jurisdiction.

For their implementation, impact fees require a nexus
study and City Council approval. In 2024, the City of
Paramount initiated a nexus study process to update
and expand its development impact fee program.

Historically, the City’s impact fees are relatively low, but are expected to increase as part of the update process.

While the fees provide an important source of funding
for infrastructure improvements, the City should also
consider the financial implications of increased fees,
which would further burden future developers and
potentially affect the City’s competitive position within the real estate market.

Grants
A range of competitive governmental regional
and state grants available to fund infrastructure
improvements, including transportation infrastructure
and environmental remediation efforts. A representative (but not exhaustive) list of grant sources that may
be relevant to the improvements envisioned for the
Specific Plan Area are included below:

Los Angeles County
Measure M
Los Angeles County voters approved Measure M, a halfcent sales tax, in perpetuity in November 2015. As a part of the measure, 17 percent of the funds is returned to
the Los Angeles County jurisdictions, on a per capita
basis, to be used for street, mobility, and infrastructure improvements. In addition to the local return, the
measure dedicates two percent of annual funding to
active transportation projects. In Cycle 1 of this five-year program, which spans fiscal years 2021 to 2025, the
funds were allocated in a competitive bidding process
in early 2020. The City should monitor the release of
solicitation for Cycle 2, and subsequent cycles. Funding priorities include the Regional Active Transportation
Network, first/last mile policies, bike share policies, and design for safety/vision zero funds.

State of California
The State of California offers various grant and
loan programs for brownfield site assessments,
investigations, and cleanups through the Department
of Toxic Substances Control (DTSC) and the State
Water Resources Control Board (SWRCB). Not all of the
following programs are available consistently, as they
are dependent on government funding and budget
allocation.

California Department of Toxic Substances
Control Brownfields Revolving Loan Fund (RLF)
Grant Program
The purpose of the RLF Grant Program is to provide
grants to nonprofits, tribal entities, and local
governments to help facilitate assessing and
cleaning up contaminated sites. Agencies that are
not considered to be responsible parties may be
eligible for a grant to help with the cost of hazardous substance or petroleum cleanup, specifically in areas
where redevelopment or reuse is planned. DTSC reviews
applications and issues grant awards on an ongoing
basis, subject to funding availability.

Cleanup Loans and Environmental Assistance to
Neighborhoods (CLEAN) Program
Another program administered by the DTSC, the CLEAN
Program, helps developers, businesses, schools, and
local governments assess, cleanup, and redevelop
California brownfield sites. DTSC provides low-interest loans up to seven years and up to $2.5 million to clean up or remove hazardous materials where redevelopment
is likely to have a beneficial impact on community
property values, economic viability, and quality of life.

Brownfield remediation costs are not eligible unless
incurred after DTSC approves an application and
executes a loan agreement with the applicant. Loan
repayment begins upon site certification or response
action completion or two years after loan disbursement, whichever comes first.

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Investigating Site Contamination Program (ISCP)
The ISCP provides low-interest loans up to $100,000 to
developers, businesses, schools, and local governments
for the specific purpose of conducting preliminary
endangerment assessments of underutilized urban
properties. If the DTSC determines that the proposed
property redevelopment is economically infeasible, it
can waive up to 75 percent of the loan. Loan payment
begins six months after loan disbursement.

California State Water Resources Control Board
Orphan Site Cleanup Fund (OSCF)
Administered by the SWRCB, this program provides
financial assistance to eligible applicants for the
cleanup of sites contaminated by leaking petroleum
underground storage tanks where there is no financially responsible party. The maximum grant amount
available is $ 1 million.

Underground Storage Tank Cleanup Fund
(USTCF)
USTCF provides a means for petroleum underground
storage tank owners and operators to meet federal
and state requirements of maintaining financial
feasibility to pay for any damages arising from their
tank operations. This fund assists a large number
of small businesses and individuals by providing
reimbursement for expenses associated with the
cleanup of leaking underground storage tanks.

California Department of Transportation
Highway Safety Improvement Program (HSIP)
HSIP is a core federal-aid program with the purpose
to achieve a significant reduction in traffic fatalities and serious injuries on all public roads. The program
aims to improve pedestrian and bicycle safety, install
vehicle-to-infrastructure communication equipment,
pedestrian hybrid beacons, roadways that provide
separation between pedestrians and motor vehicles,
and other related physical infrastructure.

HSIP funds must be used for safety projects that
are consistent with the state’s strategic highways
safety plan and that correct or improve a hazardous
road location or feature or address a highway safety
problem. The minimum grant amount is $100,000,
and the maximum grant amount is $10,000,000. Local
matches are encouraged, but not required. Out of the
total project cost, at least 90 percent must fund safety improvements, and the remaining percentage can fund
non-safety related funding improvements. Caltrans
administers the program with a call for projects every
one to two years.

Active Transportation Program
Caltrans’ Active Transportation Program (ATP)
consolidates existing federal and state transportation
programs, including the Transportation Alternatives
Program, Bicycle Transportation Account, SB1, and State Safe Routes to School, into a single program. Eligible
projects include those that encourage increasing the
proportion of trips by biking and walking, increasing
safety and mobility for non-motorized users,
advancing the active transportation efforts of regional agencies to achieve greenhouse gas reduction goals,
enhancing public health, ensuring that disadvantaged
communities fully share the benefits of the program,
and providing a broad spectrum of projects to benefit
many types of active transportation users.

Program requirements will shift from cycle to cycle.

Overall, projects must encourage increased use of
active transportation modes, which including bike
and walking. The program typically encourages but
does not require matching. Funding can be for both
infrastructure and non-infrastructure projects, and
preference is given to disadvantages communities. The
minimum project amount is $250,000.

U.S. Environmental Protection Agency (EPA)
EPA Brownfields and Land Revitalization
Program
The United States EPA supports states, tribal entities, and communities to prevent, assess, cleanup, and reuse
brownfield sites through the EPA Brownfield and Land
Revitalization Program. This program offers multiple
grants and funding options for different purposes,
which are organized in the following categories:
• Assessment Grants: These grants provide funding
for brownfield inventories, planning, environmental
assessments and community outreach.
• Cleanup Grants: These grants provide funding to
carry out cleanup activities at brownfield sites
owned by the applicant.
• Multipurpose Grants: These grants provide
funding to assist communities in addressing and
revitalizing areas affected by one or more brownfield
sites.
• RLF Grants: These grants provide funding for a grant
recipient to capitalize a revolving loan fund and to
provide loans and subgrants to carry out cleanup
activities at brownfield sites.
• Job Training Grants: These grants provide
environmental training for residents impacted by
brownfield sites in their communities.

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132 | CLEARWATER SPECIFIC PLAN

ENHANCED INFRASTRUCTURE FINANCING DISTRICT (EIFD)
The 2012 dissolution of redevelopment agencies in
California eliminated a key tax increment financing
vehicle that local governments had long relied upon to
fund infrastructure and revitalize communities. In the
absence of redevelopment, Enhanced Infrastructure
Financing Districts (EIFD) provide a new form of tax
increment financing (TIF) available to local public
entities in California. Cities and other local agencies may establish an EIFD for a given project or geographic area to capture incremental increases in property tax
revenue from future development and assessed value
appreciation.

Revenues generated by an EIFD may be used to
provide funding and financing for a broad range of
infrastructure projects, provided those projects have
a useful life of 15 years and are of “community-wide”
significance. Capital improvements do not have to be
located within the boundaries of the district but must
have a “tangible connection” to the district. While
there is no limit to the size of an EIFD and the district boundaries may be non-contiguous, the required
Infrastructure Financing Plan (IFD Plan) must also
include a fiscal impact analysis to demonstrate that
the EIFD will not have an adverse impact on the City’s
general fund.

Unlike the TIF under California’s prior redevelopment
law, EIFDs do not provide access to property tax
revenue beyond the share agreed to by participating
jurisdictions. Therefore, the establishment of an
EIFD requires approval by elected officials from every
local taxing entity that will contribute its property tax increment (but does not require voter approval). These
entities most often include the city, the county, and
in some cases, special districts. Paramount receives
approximately seven percent of the one percent ad
valorem property tax collected in the City while Los
Angeles County receives about 23 percent. Given the
low property tax allocation for the City, a partnership with the County in establishing an EIFD would likely
be critical to generate sufficient funding. Los Angeles County has an official policy outlining requirements
for County participation in EIFDs that the City could
reference in considering this option.
.

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PRIVATE INFRASTRUCTURE

INVESTMENT
In addition to the public financing tools described
above, the City may seek to partner with developer
partners to facilitate private investment in needed
public infrastructure and facilities. This private
investment can be combined with the financing
methods described above to support infrastructure
upgrades such as internal circulation, parking,
open space, and environmental remediation. For
infrastructure that would have a public use, upfront
private investment could enable completion in a
shorter timeframe than if the improvements were
undertaken directly with public funds. For example, a
private developer might invest in needed infrastructure upgrades to facilitate development in the short-term,
and be paid back wholly or in part through the proceeds of an EIFD. Another example may be that developers
receive a credit on their development impact fees
for directly providing the infrastructure on-site that
the City would use those funds to support. The City
and private developers would also have to agree on
responsibility for operations and maintenance of the
public infrastructure, as well as terms of access for the public.

DEVELOPMENT PHASING
The proposed buildout for the Specific Plan Area,
and associated infrastructure and service needs,
are significant. Thoughtful phasing of new projected
development will be critical to ensuring successful
Plan implementation, particularly from a financing
perspective. Areas of the site that are more
“development-ready” could move forward in the short
term and start to generate funding through financing
districts, fees, and private investment that can be
leveraged to support improvements in areas that have
more intensive infrastructure needs.

The following conceptual phasing timeline can inform
City decision-making as well as discussions with
potential developers:

Short-term (5-10 Years)
Focus on residential development along the northern
edge of the Specific Plan Area, leveraging the future
transit station across Rosecrans Avenue.

Middle-Term (10-20 Years)
Consolidate the footprint of the Swap Meet and promote
residential development along eastern edge of Specific
Plan Area (Paramount Boulevard). Perform any needed
remediation and infrastructure improvements along
western edge (Union Pacific).

Long-Term (20-30 Years)
Perform remediation along southern edge of Specific
Plan Area (Somerset Boulevard) to facilitate NeoIndustrial Zone. Consider moving Swap Meet operations into Neo-Industrial Zone to open up additional areas for residential and mixed-use development.

I mplementation 7
With: EPS, JMD, Ganddini Group
To: Honorable City Council
From: John Moreno, City Manager
By: Adriana Figueroa, Public Works Director
Date: May 26, 2026
SUBJECT: CONSIDERATION OF THE 2025 URBAN WATER MANAGEMENT PLAN

AND WATER SHORTAGE CONTINGENCY PLAN
The public hearing for consideration of the 2025 Urban Water Management Plan and Water Shortage Contingency Plan will not be held. A new will be published and this item will be considered on June 23, 2026.

RECOMMENDED ACTION
The public hearing for consideration of this item will not be held. A new notice will be published, and this item will be considered on June 23, 2026.