HomeMy Public PortalAbout14) 8B 2nd Reading & Adoption of Ord. No. 13-976 Downtown Specific Plan modificationAGENDA
ITEM 8.8.
COMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
DATE: August 6, 2013
TO: The Honorable City Council
FROM: Jose E. Pulido, City Manager (f
Via: Mark Persico, AICP, Community Development Director
Via: Geoffrey Starns, AICP, Planning Manager
By: Andrew J. Coyne, Management Analyst
SUBJECT: SECOND READING AND ADOPTION OF ORDINANCE NO. 13-976
AMENDING THE DOWNTOWN SPECIFIC PLAN TO ADD MIXED USE
DEVELOPMENT STANDARDS AND MODIFY THE REQUIREMENTS
FOR MULTI-FAMILY AND SENIOR CITIZEN HOUSING PROJECTS
RECOMMENDATION:
The City Council is requested to waive further reading and adopt Ordinance No. 13-976
(Attachment "A") amending the Downtown Specific Plan to add mixed use development
standards and modify the requirements for multi-family and senior citizen housing
projects.
BACKGROUND:
1. On March 2, 1993, the City Council adopted Ordinance No. 93-736 establishing the
Downtown Specific Plan and rezoning the commercial area fro nting Las Tunas Drive
into four land use districts with an accompanying land use matrix, development
standards, development incentives/bonuses, design guidelines, sign regulations, and
other requirements and criteria to ensure the orderly development of the area .
2. On December 17, 2002, the City Council adopted Ordinance No. 02-880 amending
the Downtown Specific Plan (DSP) and establishing six districts, with accompanying
development standards and sign regulations for each district and providing criteria
and guidelines for the overall development within the DSP area.
3. Between 2009 and 2011, the City Council adopted several amendments to the DSP
to revise its land use matrix to allow additional permitted and conditionally permitted
uses in some downtown districts.
City Council
August 6, 2013
Page 2 of 5
4. On May 7, 2013, the City Council adopted Resolution No. 13-4908, approving the
City's 2008-2014 Housing Element update. The Housing Element called for the
City to adopt several adjustments to the development standards within the DSP,
affecting the requirements for multi-family residential, senior housing, and mixed
use developments.
5. On June 5, 2013, the City Code Review Standing Committee (i.e.,
Councilmembers Chavez and Vizcarra) reviewed the draft development standards
for the DSP. The Committee concurred with staff's recommended changes to the
DSP.
6. On June 11, 2013, the Planning Commission approved Resolution No. 13-2375,
which recommended that the City Council amend the DSP to add mixed use
development standards and modify the requirements for multi-family and senior
citizen housing projects.
7. On July 1, 2013, a public notice regarding the hearing for proposed Ordinance No.
13-976, an amendment to the City's Downtown Specific Plan adding mixed use
development standards and modifying the requirements for multi-family and senior
citizen housing project was published in the Temple City Tribune.
8. On July 16, 2013, at its regular meeting, the City Council introduced Ordinance No.
13-976 for first reading. No public comments were received.
ANALYSIS:
Consistent with the California Department of Housing and Community Development's
(HCD) approval of the City's 2008-2014 Housing Element, this amendment to the
Downtown Specific Plan (DSP) is one of several policy changes that will help the City
reach its Regional Housing Needs Assessment (RHNA) allotment. These changes must
be implemented prior to the City submitting the updated 2013-2021 Housing Element for
review by HCD in October 2013.
Since mixed use development is a valuable means for the City to achieve the housing
goals in the Housing Element, as well as helps to expand commercial, retail, and dining
opportunities, staff conducted a review of the current regulations for mixed use in the
DSP. A number of shortcomings were identified, including project size, height, parking
requirements that hinder development, and an absence of development standards that
would ensure quality in a project's design. The proposed amendment seeks to remedy
these deficiencies by incorporating both the policy changes in the Housing Element and
new development standards for mixed use projects.
City Council
August 6, 2013
Page 3 of 5
I. Policy Changes
The first component of this amendment contains policy changes described in the
recently approved 2008-2014 Housing Element, mandated by HCD. The modifications
affect mixed use, residential, and senior housing development projects:
• Allowance for horizontal (side-by-side) commercial/residential mixed uses
with ground floor residential in all districts, with the exception of parcels
fronting on Las Tunas Drive in the City Center (CC) Commercial District;
• Establishment of R-3 residential densities for non-senior housing, with no
established density cap for senior housing;
• Elimination of the Conditional Use Permit (CUP) requirement for residential
and senior housing projects; and
• Elimination of the one acre minimum lot size requirement for mixed use.
These modifications will help the City meet its RHNA allotment by making multi-family
residential and mixed use developments more feasible in the DSP. The modifications
can be viewed in the exhibits attached to the Ordinance (Attachment "A").
II. Design Changes
In addition to the above policy changes, the proposed amendment also adds new mixed
use development standards to the DSP, which would affect the design of mixed use
projects. The following is a brief overview of the individual components of the proposed
mixed use development standards:
• Conditional Use Permit Requirement
More clear and objective conditions for approval of a CUP;
• Lot Size
No minimum project size required;
• Building Height
Opportunity for height bonuses for projects that meet the goals and objectives
of the DSP and incorporate desirable design elements;
• Ground Floor Heights
Minimum ground floor heights to ensure quality design and visually appealing
street frontage;
• Bulk and Massing
Required varied roof lines and vertical attachments to clearly define base,
middle, and top of buildings;
City Council
August 6, 2013
Page 4 of 5
• Setbacks
Projects facing Las Tunas Drive or Temple City Boulevard must be built to
front property line; Setbacks established for projects adjacent to residential
zones;
• Parking Requirements
Streamlined parking requirements for both residential and commercial
components of mixed use projects; Incentives to reduce overall parking
requirements;
• Open Space
Minimum 10 percent landscaping requirement;
• Design Incentives
Opportunity for floor area ratio (F.A.R.) and height bonuses for projects that
include desirable design elements; and
• Exceptions
City Council may approve alternate design guidelines for projects on a case-
by-case basis.
The aforementioned development standards will help ensure that all future mixed use
projects are designed and constructed in a manner that reflects the community's values
and commitment to quality, well-designed development. Such developments will provide
a positive economic boost to Temple City by adding a greater mix of commercial, retail,
dining, and residential uses in the downtown. Combined with the implementation of the
Housing Element policy changes, these modifications will ensure that the City is
prepared to effectively guide new residential and commercial development in the near
future. By adopting this Ordinance, City Council will be removing impediments to the
implementation of the newly approved 2008-2014 Housing Element, taking a proactive
step to streamlining the development process, and ultimately helping encourage
investment in the downtown.
CONCLUSION:
In order to implement policies called for in the recently adopted 2008-2014 Housing
Element, proceed with the 2013-2021 Housing Element update, and ensure quality
mixed commercial and residential development projects in the downtown, the City
Council is requested to adopt Ordinance No. 13-976 amending the City's Downtown
Specific Plan to add mixed use development standards and modify the requirements for
multi-family and senior citizen housing projects.
City Council
August 6, 2013
Page 5 of 5
FISCAL IMPACT:
This action does not have an impact on the Fiscal Year 2013-14 City Budget.
ATTACHMENT:
A. Ordinance No. 13-976
ATTACHMENT A
ORDINANCE NO. 13-976
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMPLE
CITY AMENDING THE DOWNTOWN SPECIFIC PLAN TO ADD MIXED
USE DEVELOPMENT STANDARDS AND MODIFY THE
REQUIREMENTS FOR MULTI-FAMILY AND SENIOR CITIZEN
HOUSING PROJECTS.
THE CITY COUNCIL OF THE CITY OF TEMPLE CITY HEREBY ORDAINS AS
FOLLOWS:
SECTION 1. Based upon information presented in the Planning Commission
Staff Report dated June 25, 2013; and based upon public input which was received at
the noticed public hearing before the Planning Commission on June 25, 2013 to
consider amending the Downtown Specific Plan to add mixed use development
standards and modify the requirements for multi-family and senior housing projects, the
City Council hereby amends the Downtown Specific Plan as described below.
SECTION 2. This project, which is included as a program in the 2008-2014
General Plan Housing Element update, is not anticipated to result in any significant
effects upon the environment and a Negative Declaration has already been prepared as
part of the General Plan Housing Element update, in accordance with the California
Environmental Quality Act (CEQA) Guidelines. Those portions of this project not
included in the Housing Element update are Categorically Exempt, under Section 15061
(b) (3) of CEQA. The initial statement as prepared indicates that there is no potential for
adverse impact to the environment as it relates to all wild animals, birds, plants, fish,
amphibians and related ecological communities, including the habitat upon which the
wildlife depends for its continued viability.
SECTION 3. The Downtown Specific Plan shall be revised by making the following
changes to Section Ill "Land Use and Development Standards":
1. Add a subsection, "(4) Mixed Use Developments" to Section Ill (F)
"Development Requirements for Special Uses." The new subsection is
shown in Exhibit A.
2. Add "multi-family residential" as a "permitted use" and change "senior
citizen/congregate care" from a "conditional use" to a "permitted use" in the
Land Use Matrix (Page 111-24). The new designations will apply throughout
the Downtown Specific Plan area, with the exception of the City Center
Commercial District (CC) for multi-family residential projects. The changes
are shown in Exhibit B.
Ordinance 13-976
Downtown Specific Plan Amendment
Page 2
3. Remove the "minimum one-acre site" requirement for mixed use projects
from the Land Use Matrix. The change is also shown in Exhibit B.
4. Revise the footnote in the Land Use Matrix to read as follows: "Any
proposed residential project shall be developed in accordance with the R-3
development standards, accept as provided herein." The change is also
shown in Exhibit B.
5. Remove the footnote in the legend of the Downtown Specific Plan map in
order to make the map consistent with the changes to the Land Use Matrix.
The revised map is shown in Exhibit C.
6. Revise Subsection F (3) "Development Requirements for Special Uses-
Senior Citizen Housing" to encourage Senior Citizen Housing throughout
the Downtown Specific Plan area. The changes are shown in Exhibit D.
SECTION 4. The City Clerk shall certify to the passage and adoption of this
ordinance and to its approval by the Mayor and shall cause the same to be published
according to law.
APPROVED AND ADOPTED THIS 16th DAY OF JULY 2013.
Mayor
ATTEST:
CITY CLERK
I, City Clerk of the City of Temple City, hereby certify that the foregoing Ordinance 13-
976 was introduced at the regular meeting of the City Council of the City of Temple City
held on the 16th day of July 2013 and was duly passed, approved and adopted by said
Council, approved and signed by the Mayor and attested to by the City Clerk at the
regular meeting held on the 16th day of July, 2013 by the following vote:
AYES:
NOES:
ABSENT:
Councilmember-
Councilmember -
Councilmember -
Ordinance 13-976
Downtown Specific Plan Amendment
Page 3
ATTEST:
CITY CLERK
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X w 4. Mixed Use Developments
a. Purpose
The purpose and intent of this section is to provide standards for mixed use developments. Mixed use
developments offer opportunities for people to live, work, shop, and recreate without having to use their
vehicles. Furthermore, they are consistent with the overall goals and objectives of the Downtown Specific Plan
as well as the Temple City General Plan. The purpose of this section is to set forth the conditions and
requirements under which a mixed use development, as defined below, may be approved.
b. Definition
A mixed use project shall mean a project that combines residential uses with one or more of the following uses:
office, retail, entertainment, restaurant, or community facilities. Mixed use projects may be arranged vertically
(ground-level retail, second-floor office, ground level live/work, restaurant, entertainment, or community
facility with residential uses above) or horizontally on sites not fronting Las Tunas Drive in the City Center
(CC) Commercial District (commercial uses on a portion of the property linked by pedestrian connections to
residential uses as part of a unified development project).
c. Conditional Use Permit Required
A mixed use development may only be established after first obtaining a Conditional Use Petmit approved by
the Planning Commission after a public hearing and in conformance with the required development standards
of the Downtown Specific Plan. Where there is a conflict between the standards of this section and any other
section of the Downtown Specific Plan applicable to mixed use development projects, the development
standards provided in this section shall prevail.
City of Temple City
Downtown Spec{fic Plan Land Use and Development Standards III· 52
d. Limitations and Requirements
I. Lot Size
There shall be no minimum lot size requirement for mixed use developments within any of the Downtown
Specific Plan districts. However, there are incentives for projects that involve consolidation of adjacent lots
(see Section IV "Development Incentive Bonuses", D "Lot Consolidation Incentives" for requirements).
2. Building Height
City of Temple City
Downtown Specific Plan
A mixed use development project may exceed the maximum building heights established in Section Ill E.
of this specific plan (see page III-44 "Specific Plan Zoning Summary"), if the Planning Commission
determines that the project meets the following criteria:
a. The location and characteristics of the proposed buildings and/or structures, and the allowed
uses, will not adversely impact adjacent properties.
b. The project is consistent with the goals and objectives of the Downtown Specific Plan and/or the
Temple City General Plan.
c. For projects that abut an Rl or R2 zone and meet the above two criteria, the buildings may be
built to a maximum height of 35 feet. For projects that are adjacent to all other residential zones
and have a lot depth that is less than 150 feet, the building height may reach a maximum of 45
feet; where the lot depth is 150 feet or greater, the building height may reach a maximum of 55
feet.
d. Notwithstanding any of the above or other applicable standards in the Downtown Specific Plan,
or in the Zoning Code, the City Council, after consideration of a recommendation by the
Planning Commission, may establish a greater maximum building height for a particular project
if one or more of the design elements specified in Subsection 8 ("Design Incentives"), are
incorporated into the project.
Land Use and Development Standards III-53
3. Ground Floor Heights
a. All commercial floor space provided on the ground floor of a mixed-use development project
must have a minimum floor-to-ceiling height of 15 feet.
b. Ground floor display windows must have a minimum height of I 0 feet.
4. Bulk and Massing
Mixed-use development projects must use varied roof lines and vertical attachments in conjunction
with other appropriate architectural features as necessary to clearly define the base, middle, and top of
each building.
5. Setbacks
City of Temple City
Downtown Specific Plan
a. Street-facing Setbacks:
For portions of the building favade that are 20 feet in height or less, no setback is required; for
portions that are above 20 feet, a 5 foot setback is required. For mixed use development projects
fronting Las Tunas Drive or Temple City Boulevard, the ground floor must be built to the front
property line, except that up to 30% of the frontage may include insets, recessed entry-ways,
patios, and other pedestrian amenities. On corner lots, only the first 25% of walls facing non-
arterial streets are required to be built to the property line, starting at the corner.
b. Side and Rear Setbacks on Lots Abutting Residential Zones:
For portions of the building favade that have a height of 20 feet or less, a 10 foot setback is
required; portions that are greater than 20 feet in height require a 60 degree clear zone angle,
measured 20 feet above grade and 10 feet from the side and rear property lines. For portions of the
building that are taller than 35 feet and adjacent to a residential zone, a 35 foot setback is required.
Land Use and Development Standards [If-54
b. Commercial Parking:
Off street parking for commercial occupancies in a mixed use development shall be provided in
compliance with all standards contained in Sections 9291 and 9293 of the Zoning Code. The total
number of off street parking spaces provided shall be the sum of the spaces required for
residential dwellings and for commercial occupancies in the mixed use development.
c. Commercial Parking Reduction:
A reduction in the number of off-street parking spaces required for commercial occupancies by
the Zoning Code may be granted for mixed-use development projects that incorporate one or more
transportation demand and trip reduction measures that would not otherwise be required by
Section 9191 of the Zoning Code. The parking requirement may be reduced, following submittal
of a parking study subject to approval by the community development director, to the following:
1. All Commercial Uses (Restaurant & Retail): I space/250 sq ft.
11. Guest parking required for the residential component may be counted towards the
requirement for commercial uses.
7. Open Space/ Landscaping
A minimum 10% of the lot area must be retained for open space/landscaping.
8. Design Incentives
City of Temple City
Downt01vn Specific Plan
Mixed use development projects that incorporate one or more of the following design features may be
granted a height or F .A.R. bonus, above what is allowed in the underlying land use district, subject to
the findings in Sub-section 9 ("Findings") below.
Land Use and Development Standards 111-56
a. Architectural Character and Massing:
Exceptional design that is appropriate to the site and neighborhood, such as 360 degree
architecture (architectural and design features incorporated on all sides of the building), balconies
and/or bays on the upper levels overlooking the street, insets, recessed entry-ways. high quality
windows (such as those with true divided light window sashes), natural building materials or
synthetic materials that faithfully simulate the natural materials and have equal or better
weathering characteristics.
b. Residential Amenities:
Well-designed functional common spaces and/or facilities, such as community rooms, gyms,
pools, and outdoor dining/barbequing areas.
c. Pedestrian Oriented Design Elements:
Features that are visible and accessible to the public, including plazas, paseos, arcades,
colonnades, fountains and other water features, public art, street furniture or other seating
surfaces, and high quality hardscaping/paving materials.
d. Conservation:
Projects that incorporate sustainable building techniques and design in a mmmer consistent with
ce1tification at the "Silver" level under the U.S. Green Building Council's Leadership in Energy
and Environmental Design (LEED) rating system; landscaping that utilizes native and drought-
tolerant plants.
9. Findings
City of Temple City
Downtown Spec(fic Plan
Before a project is granted a design incentive as outlined in Subsection 8 ("Design Incentives"), the
Planning Commission must make all of the following findings:
a. The project is consistent with the goals and objectives of the Downtown Specific Plan and the
Temple City General Plan.
b. The project does not adversely affect neighboring residential and commercial properties.
Land Use and Development Standards [[[-57
c. The project will provide desired community amenities and increase the m1x of
commercial/retail uses in the downtown.
d. The project is designed to enhance the surrounding neighborhood, provide an exceptional,
high-quality architectural design, and promote pedestrian activity by providing pedestrian
oriented design elements and features.
e. The project will help the City meet its share of regional housing need and related housing
goals.
10. Exceptions
City of Temple City
Downtown Specific Plan
Notwithstanding any of the standards of the Downtown Specific Plan or the Zoning Code, the City
Council, after consideration of a recommendation by the Planning Commission, may by resolution
establish alternate development standards for a particular project if determined to be warranted within
the Downtown Specific Plan area.
Land Use and Development Standards III-58
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TABLE 1
LAND USE MATRIX (can't)
RESIDENTIAL USES *
Multi-family Residential Projects
Convalescent Homes (including Adult Day Health Care Centers)
Mixed Use Projects
(Commercial/Residential )
GC
p
c
we
p
c
cc TC EC
p p
c c
c c
Senior Citizen/Congregate Care P p p 3 p p
*Any proposed residential project shall be developed in accordance with the R-3 zoning district development
standards, except as provided herein. Additionally, property in the R-C district may be developed as multi-
family residential or commercial when combined with a commercially-designated lot(s) with frontage on
Temple City Boulevard or Las Tunas Drive, utilizing the applicable commercial development standards of
the abutting or adjoining commerciallot(s).
Notes:
1 -Refer to special provisions in Chapter III
2 -Any permitted outdoor operations are subject to approval of a CUP
3 -Residential restricted to upper floors only for properties facing Las Tunas Drive
p
c
s
Permitted Use
Conditional Use Permit
Secondary Use (in conjunction --with
a Beauty Salon, Beauty Parlor, or
Beauty Shop}
City of Temple City
Downtown Specific Plan
GC -Gateway Commercial District
WC -Las Tunas West Commercial District
CC-City Center Commercial District
TC-Temple City Blvd. Commercial District
EC-Las Tunas East Commercial District
Land Use and Development Standards 111-25
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f. Terms and Renewal
Any approved sidewalk cafe may be subject to review based upon neighborhood complaints, unlawful
assembly, excessive noise, or other similar public nuisances. The Community Development Director may
impose additional conditions as deemed necessary to address identified problems associated with the use. Any
action taken by the Director may be appealed to the Planning Commission. The Planning Commission shall
have the authority to revoke authorization for any sidewalk cafe. Any action of the Planning Commission may
be appealed to the City Council.
g. Revocation
Approval for the sidewalk cafe and/or the business license for the restaurant use may be revoked following
notice to the permittee and a public hearing, upon a finding that one or more conditions of the permit or of this
section have been violated or that the sidewalk cafe is being operated in a manner which constitutes a nuisance,
or that the operation of the sidewalk cafe unduly impedes or restricts the movement of pedestrians past the
sidewalk cafe.
3. Senior Citizen Housing
The provision of senior citizen housing is encouraged throughout the Downtown Specific Plan area. The following are the
development requirements for senior citizen housing:
City of Temple City
Downtown Specific Plan
I. Senior citizen living facilities are restricted from the first floor of the building in the City Center (CC)
Commercial District.
2. Senior citizen living facilities may be built up to four stories and a maximum height of 55 feet.
3. There is no established density cap for senior citizen housing.
Land Use and Development Standards III-51