HomeMy Public PortalAbout10_8C_Crossroad Specific PlanCOMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
DATE: April 20, 2021
TO: The Honorable City Council
FROM: Bryan Cook, City Manager
By: Scott Reimers, Community Development Director
SUBJECT: INTRODUCTION AND FIRST READING OF ORDINANCE NO. 21-1054
AMENDING THE CROSSROADS SPECIFIC PLAN
RECOMMENDATION:
The City Council is recommended to:
1.Introduce Ordinance No. 21-1054 for first reading by title only, amending the
Crossroads Specific Plan;
2.Waive further reading of Ordinance No. 21-1054 (Attachment “A”); and
3.Schedule the second reading of Ordinance No. 21-1054 for May 4, 2021.
BACKGROUND:
1.On December 5, 2017, the City Council adopted Ordinance No. 17-1029 adopting the
Crossroads Specific Plan (CSP).
2.On January 7, 2020, the City Council adopted Urgency Ordinance No. 20-1038U
which enacted a 45-day moratorium within the MU-C zone of the CSP on public market
uses and the subdivision of parcels and tenant spaces.
3.On February 18, 2020, the City Council extended the moratorium for 10 months and
15 days.
4.On December 15, 2020, the City Council extended the moratorium for six months to
July 7, 2021.
AGENDA
ITEM 8.C.
City Council
April 20, 2021
Page 2 of 5
5. On February 2, 2021, the City Council initiated an amendment to the Crossroads
Specific Plan and the Zoning Code related to tenant subdivisions, grocery stores,
public food markets, land and air subdivisions, requiring mixed-use or housing as part
of new construction, and related policy changes to the CSP.
6. On March 23, 2021, the Planning Commission held a public hearing on the proposed
amendments. The Commission voted to recommend that the City Council amend the
CSP and the zoning code with some changes. The Commission recommended that
the City Council provide for some flexibility related to th e minimum tenant subdivision
standards and that staff provide the City Council with a recommendation on the
appropriate parking standard. The Commission also expressed a desire that future
improvements to the parking lots include the provision of electric vehicle charging
stations.
ANALYSIS:
On January 7, 2020, the City Council adopted a moratorium on public market uses and
the subdivision of parcels and tenant spaces, so staff could further study these uses and
create draft regulations regarding the subdivision of land and tenant spaces withi n the
MU-C zone of the CSP that better assist in supporting the CSP’s vision and objectives.
Staff has conducted such studies and is returning with proposed amendments to the CSP
that addresses the concerns raised by the moratorium and further supports the policies
and goals of the CSP. In addition, on February 2, 2021, the City Council initiated an
amendment to the Zoning Code related to performance standards for grocery stores,
within the CSP and citywide. This ordinance incorporates these amendments into the
CSP.
Staff remains committed to fulfilling the vision of the CSP. The Community Development
Director has met more than ten times with property owners in the last two months and the
proposed amendments reflect the input from such outreach. Staff will also be setting up
a meeting with all property owners in May to discuss a path for bringing the goals of the
CSP to fruition.
PROPOSED AMENDMENTS TO THE CSP:
The following recommendations attempt to balance competing goals such as fulfilling the
CSP’s vision, achieving the City’s economic development goals, adding housing to the
CSP to take pressure off single-family neighborhoods, and the realities of present
ownership and leasing constraints.
The following section includes a summary of proposed changes. For the full text of the
proposed changes please see Ordinance No. 21-1055 (Attachment “A”), Exhibit “A”.
City Council
April 20, 2021
Page 3 of 5
Italicized text demonstrates changes staff is proposing to make from the original report
reviewed by the City Council in February. These recommended changes are in response
to input from the community or the Planning Commission.
Tenant Subdivisions:
The MU-C zone of the CSP includes some big box retail spaces. Brick -and-mortar
retailers are facing increased competition from Internet retailers and thus the demand for
big box retail spaces has declined and efforts to replace them is increasingly difficult. To
reduce the possibility of future vacancies, staff recommends allowing larger tenant spaces
to be subdivided into smaller spaces, subject to certain limitations. Along Las Tunas
Drive, the City has a strong inventory of small tenant spaces. It would be economically
beneficial and beneficial to the residents of Temple City to have a diversity of businesses.
This can be achieved by having a diversity of tenant sizes; thus, staff recommends the
allowances shown in Table 1.
Table 1: Future Tenants Subdivision in the MU-C Zone of the CSP
Existing Size
(sq. ft.)
Subdivision Allowance Examples
60,000+ 1 unit must be 50,000 sq. ft. or more.
No unit may be less than 20,000 sq. ft.
K-Mart & Auto Repair
(94,500)
40,001 – 60,000 1 unit must be 30,000 sq. ft. or more.
No unit may be less than 20,000 sq. ft.
CVS (51,740)
20,001 – 40,000 No further subdivision Super A (39,144)
7,501 – 20,000 No further subdivision Office Depot (19,000) &
Shiki Buffet (19,000)
1,250 – 7,500 No less than 1,200
Staff also recommends the following requirements related to tenant subdivisions.
• Tenant subdivisions must include a proportional improvement to the façade and the
parking lot landscaping. In response to the Planning Commission’s recommendation
staff is proposing language that some of these improvements should include
installation of electric vehicle charging stations. The provision of these stations is a
possible mitigation measure for future projects if those future projects are found not to
be exempt from CEQA. It is also a requirement of the Green Building Code for new
commercial buildings.
• New tenant spaces less than 5,000 square feet must have a minimum depth of 50 feet
and a width of 25 feet. Existing buildings that contain spaces less than 25 feet wide
would be able to maintain and re-subdivide spaces so that the tenant space is 20 feet
or wider.
• All new tenant spaces must have exterior doors and windows facing Rosemead
Boulevard, Las Tunas Drive or Broadway.
• In response to the Planning Commission’s recommendation, applications for
subdivision that do not meet the requirements in Table 1 would require a conditional
use permit (CUP) approved by the Planning Commission.
City Council
April 20, 2021
Page 4 of 5
Tenant subdivisions (not new construction) aimed at creating a lifestyle center or boutique
mall would be allowed through a conditional use permit and would not be required to meet
the requirement of Table 1.
Land Subdivisions:
The CSP expected future development to consolidate parcels of land to create a larger,
cohesive project site. To ensure that this happens, staff recommends setting some
standards for minimum lot size and depth to ensure that new parcels are large enough to
meet the CSP’s vision. Similar to the discussion under tenant subdivisions, requiring
some larger commercial parcels will help the City maintain a diverse and more resilient
economy. Staff recommends the following:
• A new lot must be at least 200 feet in width and 200 feet in depth.
• A new lot must have frontage on a public street, or a private street built to the
specifications in the Crossroads Specific Plan.
• Commercial condominiums would not be permitted.
Requiring Mixed-Use Development in New Construction:
The primary objective of the CSP is to create economic vitality by promoting mixed-use
development on the site. With this type of develo pment would come key benefits to the
community such as open space and plazas, retail and dining experiences for residents,
and reducing pressure of adding density to single-family neighborhoods. To promote the
CSP’s vision, staff recommends that new construction must be mixed-use and must have
a minimum density of 50 dwelling units per acre. The CSP sets a maximum density of 65
dwelling units per acre. One question that will come up is how much of a structure may
be demolished without it being considered a new building. Staff is proposing a sliding
scale depending on the size of the original structure and using a similar set of calculations
as the zoning code. Table 2 provides staff’s recommendation.
Table 2: Demolition and New Structures
Original structure size
(sq. ft.)
Defined as a new
structure if the following
is demolished
Less than 40,000 50 percent
40,000 – 90,000 40 percent
+ 90,000 25 percent
Change to CSP Policies:
In addition to the above changes to standards and uses in the CSP, staff also
recommends changes to the policies in the CSP. Staff recommends adding a policy to
attract high quality tenants; regional and national retailers; tenants that reflect the diverse
culture of Temple City; and expansion of local businesses, especially those that provide
cross-cultural appeal. Given this, staff has modified the policy to provide clarity that this
policy relates to the City’s business attraction efforts. It is not a regulation or rule by which
businesses would be prohibited.
City Council
April 20, 2021
Page 5 of 5
CALIFORNIA ENVIRONMENTAL QUALITY ACT:
The City has analyzed the proposed amendment and determined that it is exempt from
environmental review under the California Environmental Quality Act (“CEQA”) in
accordance with:
• Section 21084 CEQA (list of exempt classes),
• Section 15305 (minor alterations to land use limitations),
• Section 15060(c)(2) (the activity will not result in a direct or in a reasonably
foreseeable indirect physical change in the environment),
• Section 15061(b)(3) (CEQA applies only to projects which have the potential for
causing a significant effect on the environment), and
• Section 15378 (the activity does not meet the definition of a project as it does not
have the potential for resulting in either a direct physical change in the environment,
or a reasonably foreseeable indirect physical change in the environment).
STRATEGIC GOALS:
This action furthers the City Strategic Goals of Good Governance and Economic
Development by setting standards and processes that will assist the City in achieving its
economic development goals.
FISCAL IMPACT:
Adoption of this Ordinance will not have any impact on the Fiscal Year 2020-21 City
Budget.
ATTACHMENT:
A. Ordinance No. 21-1054
Attachment A
ORDINANCE NO. 21-1054
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TEMPLE CITY, CALIFORNIA, AMENDING THE CROSSROADS
SPECIFIC PLAN PERTAINING TO SUBDIVISIONS AND PUBLIC
MARKET, GROCERY STORE, MIXED-USE AND HOUSING
USES
WHEREAS, on January 7, 2020, the City Council of the City of Temple City (“City”) adopted a
moratorium within the MU-C zone of the Crossroads Specific Plan (“CSP”) to further study and
address public market uses and the subdivision of parcels and tenant spaces within the MU -C
zone; and
WHEREAS, on February 2, 2021, the City initiated an amendment to the Zoning Code to
address such public market uses citywide; and
WHEREAS, the City desires to amend the CSP to address such public market uses and
subdivisions, as well as new construction involving housing and mixed -use, conditional use
permit processes for public market uses, and grocery store performance standards; and
WHEREAS, and the CSP may be amended after Planning Commission’s review and
recommendation; and
WHEREAS, on March 23, 2021, the Planning Commission held a duly -noticed public hearing to
consider the amendments in this Ordinance, and after receiving all evidence and public
testimony, voted to recommend adoption of the amendments contained in this Ordinance to the
City Council; and
WHEREAS, the City Council has held a duly-noticed public hearing to consider this Ordinance,
which amends the CSP, and has received all evidence and public testimony on this item; and
WHEREAS, the City Council finds the Ordinance is consistent with the City’s General Plan and
the CSP, and the criterion set forth in Temple City Municipal Code (“TCMC”) Sections 9 -1C-6
for amending the CSP, as follows:
1. The proposed amendment to the CSP would not create an internal inconsistency in the
General Plan.
The proposed amendments do not modify the land use designations or densities in the
General Plan Land Use Element. The amendments support the following policies as the
amendments allow for continued economic growth and expansion while balancing these
changes by focusing them away from residential neighborhoods and setting standards for
their development and use.
LU 2.3 Places to Shop. Provide for and encourage the development of a diversity of uses in
Temple City’s downtown core, commercial centers, and corridors to enable residents and
businesspersons to shop locally and reduce the need to travel to adjoining communitie s.
Ordinance No. 21-1054
Page 2 of 3
LU 3.4 Arterial Nodes. Cluster higher density, pedestrian -oriented mixed uses at key
intersections, such as Las Tunas Drive and Rosemead Boulevard, and Las Tunas Drive and
Temple City Boulevard, to create an active, vibrant, and prosperous commercial
environment.
LU 4.1 Development Compatibility. Require that development is located and designed to
assure compatibility among land uses, addressing such elements as building orientation
and setbacks, buffering, visibility and privacy, automobile and truck access, impacts of
noise and lighting, landscape quality, and aesthetics.
LU 4.2 High-Impact Uses. Avoid the overconcentration of uses and facilities in any
neighborhood or district where their intensities, operations, and/or traffic would adversely
impact the character, safety, health, and/or quality of life.
2. The proposed amendment to the CSP would not be detrimental to the public health,
safety, or general welfare of the city.
The proposed changes concern land use limitations and certain conditional use processes
and development standards that further the vision of the CSP, and does not present any
public health, safety, or general welfare impacts.
THEREFORE, THE CITY COUNCIL OF THE CITY OF TEMPLE CITY ORDAINS AS
FOLLOWS:
SECTION 1: The CSP is amended as shown in “Exhibit A”. The text underlined and set in blue
reflect new text additions to the CSP.
SECTION 2: The City Council declares that, should any provision, section, subsection,
paragraph, sentence, clause, phrase, or word of this Ordinance or any part thereof, be rendered
or declared invalid or unconstitutional by any final court action in a court of competent
jurisdiction or by reason of any preemptive legislation, such decision or action will not affect the
validity of the remaining section or portions of the Ordinance or part thereof. The City Council
declares that it would have independently adopted the remaining provisions, sections,
subsections, paragraphs, sentences, clauses, phrases, or words of this Ord inance irrespective
of the fact that any one or more provisions, sections, subsections, paragraphs, sentences,
clauses, phrases, or words may be declared invalid or unconstitutional.
SECTION 3: The City Council finds that this Ordinance is not subject to environmental review
under the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Section s
15305 (Minor Alterations to Land Use Limitations), 15060(c)(2), 15061(b)(3) and 15378 because
the Ordinance involves general policy and procedures concerning minor alterations to land use
Ordinance No. 21-1054
Page 3 of 3
limitations and existing uses within certain zones, and it can be seen with certainty that the
Ordinance has no possibility of a significant effect on the environment.
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.
PASSED, APPROVED, AND ADOPTED this ___ day of ______, 2021.
________________________
Vincent Yu, Mayor
ATTEST: APPROVED AS TO FORM:
________________________ _______________________
Peggy Kuo, City Clerk Greg Murphy, City Attorney
TEMPLE CITY CROSSROADS SPECIFIC PLAN [DRAFT]
Page 7
and have guided the preparation of this Specific Plan.
»Crossroads Policy 1: Accommodate the transition of the Specific Plan area
from an auto-oriented commercial corridor to a mixed-use, multi-modal
area with housing, retail and services, restaurants, and recreation and open
space.
»Crossroads Policy 2: Promote the development of diverse retail, personal
service, and restaurant uses to serve the needs and interests of the
residents of Temple City and its surrounding market.
»Crossroads Policy 3: Ensure uses within the Specific Plan area are
compatible with one another and create synergy and vitality within the plan
area.
»Crossroads Policy 4: Encourage the Mixed-Use Core be developed in a
comprehensive, no-piecemeal manner that stablishes a critical mass of
residents, employees, and visitors in the area.
»Crossroads Policy 5: Require new development to employ sustainable
building and site design practices that support pedestrian activity and
minimize water use and energy consumption.
»Crossroads Policy 6: Create a network of streets through the area
appropriate for the mix of land uses and encourages walking, biking, and
transit use.
»Crossroads Policy 7: Create new connections, especially pedestrian and
bicycle connections, and recreation and open space in concert with new
development and public improvements.
»Crossroads Policy 8: Encourage the development of new public open space
improvements, including improving and activating the Eaton Wash, as part
of new development projects or through acquisition of land with fees
collected from developers or other methods.
»Crossroads Policy 9: The City’s business attraction efforts should focus on
attracting (1) tenants that provide services and goods in a high-quality
environment, (2) regional and national retailers, and (3) a diverse set of
tenants. (Amended by Ordinance 21-1054)
EXHIBIT A
CHAPTER 3 / LAND USE PLAN - DEVELOPMENT STANDARDS, ALLOWABLE USES, AND DESIGN GUIDELINES
Page 6
Development Standards
The Land Use Diagram is supported by Development Standards which identify the
densities and intensities to be permitted for each land use district and regulates the
features of site development and buildings that contribute to the urban form and
affect the public realm, including building height, property setbacks, required on -
site open space, building types, streetscape design, and signage.
The following section provides development standards for each of the Crossroads
Specific Plan Land Use Districts, as well as a description of the intent of each district,
an annotated figure (Figures 3-2 to 3-8) illustrating the type and scale of
development that can be achieved in the respective district, and precedent
photographs that provide a conceptual background of this type and scale of
development.
Land and Air Subdivisions:
Commercial condominiums are prohibited. For mixed-use projects, the commercial
component may be a separate parcel from the residential component. The
commercial portion of mixed-use project must not be subdivided into multiple
parcels. If subdivision of the airspace for a commercial component is necessitated
by the layout of the site, the commercial parcels must be owned by one entity.
Residential condominiums are permitted where mixed-use or residential uses are
allowed.
The following subdivision regulations apply in the MU-C zone east of the Los
Angeles County Flood Control District.
• Any new land lot must have a minimum width and depth of 200 feet.
• No new lot may be combined or adjusted in a way so that the lot is smaller than
any of the original lots. Lots required for the creation of a private street are
exempt.
• Future lot line adjustments and subdivisions must provide frontage on a public
street or a private street with the widths shown in this CSP.
(Amended by Ordinance 21-1054)
CHAPTER 3 / LAND USE PLAN - DEVELOPMENT STANDARDS, ALLOWABLE USES, AND DESIGN GUIDELINES
Page 18
Use Type
N
T CC
M
U/
C
M
U/
B
Special
Use
Standard
s
Specific
Plan
Auto
Min.
Specific
Plan
Auto
Max
Specific
Plan
Bicycle
Pre-school (public
or private) N N N N
Elementary or
middle school N N N N
High school N N N N
Commercial Uses1,4
Auto-Oriented Businesses
Automobile repair
and specialty
maintenance
shops
N N N N
Automobile, RV,
trailer and/or
boat sales (new or
used)
N N N N
Car Wash N N N N
Fuel/service
station N N N N
Parking, structure N Y Y Y SUS 3.d
Parking, surface
lot N N N N
Office
1 All Commercial Spaces Operating between midnight and 6:00 a.m. require a conditional
use permit.
4 New construction in the MU-C district east of the Los Angeles County Flood Control
District must be mixed-use with a minimum density of 50 dwelling units per acre. This
does not apply to public and institutional uses marked with a “Y”, open space, hotels, and
parking structures. (Amended by Ordinance 21-1054)
TEMPLE CITY CROSSROADS SPECIFIC PLAN [DRAFT]
Page 19
Use Type
N
T CC
M
U/
C
M
U/
B
Special
Use
Standard
s
Specific
Plan
Auto
Min.
Specific
Plan
Auto
Max
Specific
Plan
Bicycle
Professional
services (such as
accounting,
advertising,
architecture,
artist studio,
bookkeeping,
business
headquarters,
computer
programming,
consulting,
contracting,
engineering,
insurance, law,
marketing,
photography,
professional care
providers,
psychiatry,
psychology, real
estate, tax
preparation)
N Y U Y
1 per 250
sq. ft.
125% of
minimum
1 per
2,500 sq ft
Office, General N U U Y 1 per 250
sq ft
125% of
minimum
1 per
2,500 sq ft
Office, Medical,
Chiropractic or
acupuncture.
N Y U Y
1 per 200
sq ft
125% of
minimum
1 per
2,500 sq ft
Veterinary clinic,
general services,
and animal care
N C C C
1 per 333
sq ft
125% of
minimum
1 per
2,500 sq ft
Personal Services
Bank or financial
institution N Y Y Y 1 per 250
sq ft
125% of
minimum
1 per
2,500 sq ft
CHAPTER 3 / LAND USE PLAN - DEVELOPMENT STANDARDS, ALLOWABLE USES, AND DESIGN GUIDELINES
Page 22
Use Type
N
T CC
M
U/
C
M
U/
B
Special
Use
Standard
s
Specific
Plan
Auto
Min.
Specific
Plan
Auto
Max
Specific
Plan
Bicycle
Lawn care, pool,
or pest control
service
N N N N
Plant nursery N N N N
Public market /
specialty retail
food store (with
our without
ancillary seating)
N Y Y Y
1 per 333
sq ft
125% of
minimum
1 per
2,500 sq ft
Retail sales (under
6,000 sf) N Y Y Y 1 per 333
sq. ft.
125% of
minimum
1 per
2,500 sq ft
Retail sales (6,000
- 90,000 sf) N Y Y /
C3 Y 1 per 333
sq. ft.
125% of
minimum
1 per
2,500 sq ft
Retail sales
(90,000 -150,000
sf)
N N Y /
C N
1 per 333
sq. ft.
125% of
minimum
1 per
2,500 sq ft
Retail sales
(above 150,000 sf) N N C N 1 per 333
sq. ft.
125% of
minimum
1 per
2,500 sq ft
Public food
market N C C C 9-1T-20 Per CUP Per CUP Per CUP
Other
Cinema/multi-
plex or stage
theater
N C C C
1 per 5
fixed
seats
125% of
minimum
1 per
2,500 sq ft
Hospital/medical
facility N C U U 3 per bed 125% of
minimum
1 per
2,500 sq ft
Hotel/motel N C C C 1 per
room
125% of
minimum
1 per
2,500 sq ft
Internet Gaming N N N N
Karaoke, primary
use N N N N
3 For MU/C any retail more than 60,000 square feet requires a CUP
TEMPLE CITY CROSSROADS SPECIFIC PLAN [DRAFT]
Page 23
Use Type
N
T CC
M
U/
C
M
U/
B
Special
Use
Standard
s
Specific
Plan
Auto
Min.
Specific
Plan
Auto
Max
Specific
Plan
Bicycle
Open Space
Community
garden Y Y Y Y
Park or greenway Y Y Y Y
Playground or
children's play
area
Y Y Y Y
Public square or
plaza N Y Y Y
Accessory Uses
ATM N A A A
Billboards N N N N
Child daycare,
large (8 - 14
children),
accessory to a
residence
A N C C
Child daycare,
small (8 or less
children),
accessory to a
residence
A N A A
Dancing or
entertainment,
accessory to a
principal use
N C C C
Drive-through
business N N N N
Home Occupation A N A A SUS 3
Karaoke,
accessory N A A A SUS 3.j
Massage N N N N
CHAPTER 3 / LAND USE PLAN - DEVELOPMENT STANDARDS, ALLOWABLE USES, AND DESIGN GUIDELINES
Page 30
New Construction
» A structure will be considered new when demolition exceeds that show in
the table below.
Table 1
Original structure
size in square feet
Defined as a new structure if
the following is demolished
Less than 40,000 50 percent
40,000 – 90,000 40 percent
+ 90,000 25 percent
» Demolition of the roof and walls will be calculated to determine the
percentage of the structure demolished at a rate of 30 and 70 percent,
respectively. For example, a 30,000 square foot building could remove the
roof and up to one side of the structure and it would not be counted as a
demolition.
Future Tenant Subdivisions
The following standards apply to the MU-C zone, south of Las Tunas Drive and
east of the Eaton Wash.
» Future tenant subdivisions will use the ministerial zoning clearance
process.
» Future tenant subdivisions in the MU-C zone of the CSP and east of the
Eaton Wash must meet the standards show in the table below. The
minimum width and depth of new tenant spaces in this area is 25 feet and
50 feet, respectively. Existing buildings that contain spaces less than 25
feet wide would be able to maintain and re-subdivide spaces so that the
tenant space is 20 feet or wider.
TEMPLE CITY CROSSROADS SPECIFIC PLAN [DRAFT]
Page 31
Existing Size*
(sq. ft.)
Subdivision Allowance
60,000+ One unit must be 50,000 square feet, or
more
No unit may be less than 20,000 square feet
40,001– 60,000 One unit must be 30,000 or more
No unit may be less than 20,000 square feet
20,001 – 40,000 No further subdivision
7,501 – 20,000 No further subdivision
1,000 – 7,500 No less than 1,250
*The existing size as of February 2021
» Proposals that do not meet the requirements of the above table must
submit a conditional use permit. The Planning Commission will review,
approve, approve with conditions, or deny such a conditional use permit
application.
» The minimum tenant space in other districts of the CSP must meet the
minimums in the Zoning Code.
» The façade and the parking lot landscaping must be improved proportional
to the interior improvements. The goal of the parking lot landscaping
improvements should be to bring the parking lot into conformance with the
standards in the CSP. Exterior improvements should, when financially
proportional, include the installation of electric vehicle charging stations.
Improvements to the exterior should be ten percent of the costs of the
interior improvements. The maximum should not exceed the amount
needed to bring the site into compliance with the CSP.
» All future tenant subdivisions must be done in such a way that the tenant
space has exterior doors and windows facing Rosemead Boulevard, Las
Tunas Drive, or Broadway. New exterior windows and doors installed on
the west elevation will not be counted toward meeting this requirement.
New exterior windows and doors installed to meet this requirement that
do not face Rosemead Boulevard, Las Tunas Drive, or Broadway, must be
Page 30-A
CHAPTER 3 / LAND USE PLAN - DEVELOPMENT STANDARDS, ALLOWABLE USES, AND DESIGN GUIDELINES
Page 32
part of a conditional use permit for a “lifestyle center” center and must face
a courtyard.
» Tenant subdivisions (not new construction) aimed at creating a lifestyle
center are allowed through a conditional use permit and would not be
required to meet the requirement of the above table. Such tenant spaces
would not require exterior windows and doors facing Las Tunas Drive,
Rosemead Boulevard, or Broadway, but must have exterior windows and
doors facing a courtyard, plaza, or other similar alley with a minimum width
of 20 feet. Such connecting space must have pedestrian improvements
(such as benches, permanent landscaping, pavers, public art, water
features, etc.) to the standard of a bona fide shopping mall. The application
must include a lighting plan that provides safety using high quality,
aesthetically pleasing lighting. A lifestyle center is defined as an outdoor
shopping center typically built around a paseo, courtyard, or square. A
lifestyle center with a residential component will be considered a mixed -
use project, not a lifestyle center. (Amended by Ordinance 21-1054)
»
Page 30-B