The proposed project involves a comprehensive update to the 68-acre Clearwater East Specific Plan, originally adopted by the City in 1987, spanning the area bounded by the Union Pacific rail corridor, Rosecrans Avenue, Paramount Boulevard, and Somerset Boulevard. The plan area is currently developed with commercial, industrial, and entertainment uses, including a movie theater and the Paramount Swap Meet. The update establishes six new zoning districts — Town Mixed-Use, Town Residential-40, Town Residential-65, Flex District, Quasi-Public, and Neo-Industrial — supporting buildout of up to 1,293 residential units, roughly 182,000 square feet of commercial retail, and nearly 800,000 square feet of neo-industrial space by 2045, oriented around a planned adjacent light rail station.
Ganddini Group prepared a mobility element planning analysis, a transportation impact analysis, and a parking management plan in support of the Specific Plan update and its programmatic CEQA review with the City of Paramount. The mobility element analysis evaluated internal roadway network capacity, project trip generation, and pedestrian and vehicular circulation recommendations for the planned street grid. The transportation impact analysis assessed the plan’s consistency with applicable circulation programs and policies, screened for VMT impacts under the County’s transit-priority-area criteria, and evaluated geometric hazards and emergency access. The parking management plan compared projected parking demand — using the Urban Land Institute (ULI) shared parking methodology accounting for transit use and mixed-use sharing — against the plan’s proposed parking standards.
The studies found that internal roadway segments would operate at acceptable levels of service, and the plan would qualify for a less-than-significant VMT determination given its transit-priority-area location, subject to a mitigation measure requiring project-level analysis for future development until a planned transit station is completed. The parking analysis included a toolbox of parking management measures for future development within the plan area.
The Clearwater Specific Plan was adopted by the Paramount City Council in May 2026, following certification of a Final Environmental Impact Report (EIR).