HomeMy Public PortalAbout16) 10A Las Tunas Drive Rosemead Boulevard Specific PlanCOMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
DATE: February 2 , 2016
TO: The Honorable City Council
FROM: Bryan Cook , City Manager
Via : Michael D. Forbes , Community Development D irector ~
By : Scott Reimers , Planning Manager
AGENDA
ITEM 10.A.
SUBJECT: LAS TUNAS DRIVE I ROSEMEAD BOULEVARD SPECIFIC PLAN
RECOMMENDATION:
The City Council is requested to :
1. Accept public testimony from members of the public; and
2 . Consider and provide comment on the Las Tunas Drive I Rosemead Boulevard
Specific Plan 's :
A. Draft Land Use Diagram (Attachment "A ");
B. Draft List of Allowed Land Uses (Attachment "B");
C . Draft Development Standards (Attachment "C"); and
D. Draft Development Projections (Attachment "D").
BACKGROUND:
1. On November 5, 2015 , the Planning Division in concert with PlaceWorks , the City's
General Plan and Specific Plan consultant, held a meeting with the community, to
gather input on the Las Tunas Drive I Rosemead Boulevard Specific Plan (Specific
Plan).
2 . On November 16 , 2015 , the General Plan Advisory Committee (GPAC) rev iewed
the community's input and approved staffs recommendations on the proposed land
use diagram, list of allowed land uses , and the development regulations for the
Specific Plan .
City Council
February 2 , 2016
Page 2 of 5
3 . On January 12 , 2016 , the Planning Commission reviewed the GPAC's
recommendations . The Commission asked staff questions regarding stormwater
infrastructure, allowing restaurants by right , when development could start and the
reason for prohibiting places of worship on the ground floor. The Commission did
not recommend any changes . The consensus of the Commission was that the
Specific Plan was moving in the right direction .
ANALYSIS:
The following provides a summary of the existing conditions w ithin the Specific Plan , the
guiding ideas for future development, the allowed land uses , the maximum intensity of
development, the development standards , and the projected growth .
Proposed Study Area & Existing Conditions . The plan area is located at the western edge
of Temple City, as shown on Attachment "A"-Draft Land Use Diagram , and serves as
the primary entry into the City from the west. The Specific Plan is approximately 60 acres .
The max imum height allowed by the current Zoning Code in these areas is 45 feet. The
area 's land use is geared toward a development format that is no longer viable to the
current and future marketplace . This is ev idenced by the expansive parking lots , large
setbacks from the street and the number of fast food bus inesses and auto-oriented uses .
Additiona l information about the existing conditions can be found in the Ba ckground
Report (Attachment "E").
Guiding Ideas . The vision for the Specifi c Plan area is to become a destination with
multiple land uses , create vita lity , and create a reason to stay in the area fo r a longer
period of t ime . To furth e r in ce ntiv ize multiple modes of transportation the Spec if ic Plan
would cal l for some large r sites to be broken up with interior streets or wa lkways . New
buildings would be designed and oriented to fac ilitate a more pedestrian and destination
oriented ex perience . Buildings would be clustered around plazas , sidewalks , and public
open spaces to create gathering and meeting p laces. Parking would be shared among
uses . Give n the large size of some site s , buildings facades and heights would be
modulated . Since the area around the Specific Plan includes residential uses , the
Specific Plan will also need to create appropriate transitions .
Allowed Land Uses . Th e Specifi c Plan area is divided into seven p ieces (see Atta c hment
2). Areas 1 and 2 are located along the north e nd of the Specific Plan area and are the
most sensitive locations since they includ e some residential areas and are adjacent to
single fam ily neighborhoods . These are as are the most restrictive. They allow mixed use
projects but only if they front Rosemead Boulevard and the portion of the project facing
Myda Avenue , Hermosa Drive , or Reno Avenue must be residential. Typica l commercial
uses are al lowed on parcels facing Rosemead Boulevard but not the previously
mentioned residential streets .
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City Council
February 2 , 2016
Page 3 of 5
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Areas 3 and 4 include the north side of Las Tunas Drive between Sultana Avenue and
Muscatel Avenue . These areas are not designated for mixed use structures or multi-
family uses . They do allow for commercial uses . Mixed use developments are focused
on Areas 5 , 6 , and 7-the properties along Rosemead Boulevard between Las Tunas
Drive and the Los Angeles County Flood Control Channel. These areas also allow typical
commercia l uses .
Since a large effort in th is Specific Plan is to create a destination oriented district , uses
that are not particularly interesti ng or engaging to pedestrians are prohibited on the
ground floor, but allowed on upper floors . This would include uses such as schools ,
places of worship , government offices, banks , professional services , and offices .
The Specific Plan also includes some changes to current practices . This includes not
requiring a conditional use permit for restaurants and restaurants that serve alcoho l. Sale
of alcoho l for offsite consumption would require a conditional use perm it unless
associated with a grocery store or market at least 20 ,000 square feet in size. Bars and
lounges requ i re a conditional use permit. Drive through businesses and gas and serv ice
stations are prohibited since the goal of the specific plan is to create a destination oriented
area , although existing businesses would continue to operate as non-conforming uses .
Intensity of Development. The Specific Plan strives to balance issues of creating
appropriate transitions between residential areas while creating the economic incentive
to consolidate parcels and the i ntensity of development necessary to create a vital
destination with the amenities the community des i res . Attachment "A " i ncludes a map of
the seven areas and the maxi mum intensity of development for each . Attachment "C"
i ncludes a table providing more detailed information on the maximum intensity level.
Area 5 does not have any adjacent residential uses and is bounded by two arterial streets .
This area was given the highest intensity of development of 2 .0 floor area ratio (FAR).
FAR is the ratio of a building 's square footage to the site 's square footage. From Area 5
the building intensity decreases to a maximum FAR of 1 .5 in areas 1, 2 , and 7 . Areas 3
and 4 have a maximum floor area ratio of .5 as these areas are not expected to see
significant growth .
Development Standards . Si m il ar to build ing intensities, the tallest structures will be
located on Area 5 as the site is not adjacent to residential properties . From Area 5
building heights will be reduced . In Area 5 structures that are within 60 feet of Rosemead
Boulevard may not exceed 56 feet high (four stories). The portion of a structure that is
more than 60 feet from Rosemead Boulevard may extend up to 81 feet in height (six
stories). Structures in Area 6 have a maximum height of 56 feet (four stories ), except that
the portion of the structure that is within 30 feet of a multi-family structure can be no more
than 43 feet (three stories ) in height. In Area 1, the maximum height is 31 feet (two
stories) since th is portion includes an establ ished single fam ily residential neighborhood .
In all of the other areas the maximum height is 43 feet (three stories). Attachment 3
---------------------------
City Council
February 2 , 2016
Page 4 of 5
includes add itional development standards such as the amount of required open space ,
the required setback, etc .
Deve lopment Projections . The General Plan has focused much of the City's future growth
to the Specific Plan area . This provides certain benefits such as limiting traffi c impacts to
a smaller a rea instead of spreading them throughout the City ; it prov ides for a one-stop
place to shop , dine , and social ize ; and lim its impacts associated w ith he ight and density
on single fami ly neighborhoods . It also has the abi lity to create a character defining
gateway to the City . Of the additional 4 ,572 dwelling units that the City could reasonably
expect to be built Citywide under the draft General Plan , 40 percent (o r 1,836 dwelling
units) could be expected to be built in the Specific Plan area . Of the additional1 .2 million
square feet of commercial development that the City could reasonably expect to be built
Citywide under the draft General Plan , 38 percent (or 454 ,713 square feet) cou ld be
expected to be built in the Specific Plan area .
Table 1 -Development Projections
Additional Development
Proposed
Draft General Plan
Draft Specific Plan
Percent of Citywide Growth
Res id entia l
(Dwel ling Units )
4 ,572
1,836
40 %
Commercial
(Square Feet)
1,201 ,33 8
454 ,713
38 %
Public Inpu t and Planning Comm ission Conside ratio n . Pla nning Staff and PlaceWorks
met with community members in November to get fee dback on the v ision for the Specif ic
Plan . Attendees rev iewed pictures of sim ilar developments and even conceptual site
plans of Area 5 . The feedback (Attachment "F") was supportive of the Specific Plan .
Community members gave pr ior ity to mixed use , entertainment , and restaurants ; favo red
ideas about public open spaces and pedestrian oriented sidewalks ; and supported energy
and water efficient buildings and landscapes . The Commission at its hearing on January
12 , asked a number of questions regarding the Specific Plan but did not recommend any
specific changes .
Ne xt Steps . Once the Specific Plan 's land uses , development intensity, development
standards , and projections are final ized , PlaceWorks will begin prepari ng the
environmental impact report (EIR). The draft EIR is sch eduled to be released in the
summer of 2016 .
CITY STRATEGIC GOALS:
The proposed Specific Plan furthers the City 's Strategic Goa ls of promoting econom ic
development, improving the quality of li fe , and creating sustainable infrastructure .
City Coun cil
February 2 , 2016
Page 5 of 5
FISCAL IMPACT:
This item does not have an impact on the Fiscal Year 2015-16 City Budget.
ATTACHMENTS:
A. Draft Land Use Diagram
B. Draft List of Allowed Land Uses
C . Draft Development Standards
D . Draft Deve lopment Projections
E. Background Report: Las Tunas -Rosemead District Specific Plan
F. Community Feedback from November 10 Community Meeting
G . Presentation at November 10 Commun ity Meeting
ATTACHMENT A m
DRAFT LAND USE DIAGRAM •
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~~----------------------------------~
Las Tunas/Rosemead Specific Plan I Community Diagra m @ ~ PLACEWORKS
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_________________________ A_T _TA_C __ H_M_E_N_T __ B ~
DRAFT LIST OF ALLOWED LAND USES ~~~
Tunas/Rosemead Spe cif ic Plan -GPAC Draft Development Standards
11/25/2015
Key:
Y -Pe rmit ted use
N-Not p e rmitt ed
C -Condit ional use permit (C UP)
A -Acce sso ry u se
T-Tempo rary use
G -Permit ted above ground floor only
DRAFT
Use Category Use Type la
Residential Uses
Art ist stu dio/live work unit N
Group livin g (6 or less residents) y
La rge child day care (8-14 children), N accessory t o a residence
Mult i-family dwelling, not as part of mixed-N use project
Multi-family dwelling, part of mixed-use
project
Y*
SinQie-family dwellinQ y
Sma ll child daycare (8 or less children), y
accessory to a residence
lb 2a
y N
y y
y N
y N
y Y*
N y
y y
(@ PLAC EWO RK S
Use -Specific Standards
2b 3 4 5 6 7 (selected examples)
y N N G G G
y N N N N N
y N N c c c
y N N N N N
• A mixed-use development is only
a llowed in 1 a and 2a when a part of a
project with st reet fro ntage on Rosemead
Blvd. The use facing Reno Ave., Hermosa
y N N y y y Dr., and Myda Ave. shall be residential.
The ground-floor space of mixed-use
buildings facing all o ther st reet s shall be
occup ied by commercial or public and
institutional uses.
y N N N N N
y N N y y y
-
Use Category Use Type la lb 2a 2b 3 4 5 6 7 Use-Specific Standards
-~
Public and lnstltuHonal Uses
Adul t day care N N N N y y G G y
Business/trade/vocational school N N N N y y G G y
Child day care N N N N y y G G y
Church, temple, and other places of N N N N N N G/C G!C c worship
College/unive rsity N N N N c c G G c
Community c e nter N N N N y y y y y
Government offices, public safety I fire N N N N y y G G y
stat ion or sub-station
Library or museum N N N N y y y y y
Lodges, social clubs, senior cit izen or youth N N N N c c G/C G!C c cente r
Pos t office N N N N c c G/C G!C c
Public or private pre-school. elementary, N N N N N N N N N middle, or high school
Use Category Use Type la lb 2a 2b 3 4 5 6 7 Use-Specific Standards
Comme rc ial Uses
Alcohol sales (off-sit e consumption) Permitted without a CUP if associated wit h
N Y/C N Y/C Y/C Y/C Y/C Y/C Y/C a grocery store o r marke t at least 20,000 sf
in size
Artisan manufacturing (including the Size and production limi t s, includes
production of specialty foods, beverages, N y N y y y y y y ancillary the sale/consumption of
clothing, crafts, and the like) products produced on-site
Automobile repair and specialty N N N N N N N N N maintenance shops
Bank or financial institution N y N y y y G G y
Banquet facility N N N N c c c N N
Bar/LounQe N c N c c c c c c
Basic personal services (barber/beaut y
shop, diet /nutrition center, locksmith, mail
box rental, nail/manicure shop, bicycle N y N y y y G G y
sales/repair, tailor, shoe repair, tanning
salon, tra vel aQent)
Basic professional services (such as
accounting , advertising, architecture, artist
studio, bookkeeping, business headquarters,
computer programming, consulting,
contracting, engineering, insurance, law, N y N y y y G G y
marketing, medicine, photography,
professio nal care providers, psychiatry,
psychology, rea l estate, fax preparation)
Bridal Shop Must be 1/4 mile fr om an existing such use,
N y N y y y y y y as measured from front door t o front door
by a single straiQht line
Car Wash N N N N N N N N c
Check cashing, payday loans, cash for gold N N N N N N N N N
C hiropractic or acupuncture office or st udio N c N c c c G G c
Cinema/multi-plex or stage theater N c N c c c c c c
Commercial surface-parking lot as primary N N N N N N N N N
use
Flower or newspaper stand -not accessory N to another use
y N y y y y y y
Gas/service station N N N N N N N N c
Health/Wellness club, gym , studio, or indoor N y N y
recreation
y y y y y
Hospital/medica l facility N c N c c c G G y
Hotel/motel N c N c c c c c c
Karaoke, primary use N N N N N N N N N
Kenne l/animal boardinQ N N N N N N N N c
Laund romat/Dry Cleaners -except central N y N y y y G G y
cleaning facilities
Lawn care, pool, o r pest control service N N N N N N N N N
Medical office N y N y y y G G y
Use Category
Open Space
New and used automobile. RV. trailer
and/or boat sales
Office. general
Plant nursery
Public market I specialty retail food store
I (with our without ancillary seatinQ)
Restaurant (with or without ancillary alcohol
services)
Restaurant with dancing and/or other
entertainment
Restaurant with drive-through facility
Retail sales (6.000-90.000 sf)
Retail sales (90.000 -150,000 sf)
Retail sales (above 150,000 sf)
Retail sales (under 6.000 sf)
Tattoo parlor
Veterinary clinic
Use Type
Community garden
Park or g reenway
Playground or children's play area
Public square or plaza
N N N
N G N
N N N
N y N
N y N
N c N
N N N
N y N
N N N
N N N
N y N
N N N
N c N
la lb 2a
y y y
y y y
y y y
N N N
N N N N N N
G G G G G y
N N N N N y
y y y y y y
The sale of alcohol must be clearly
y y y y y y accessory to the primary restaurant use -
performance standards will be developed
for the use
c c c c c c
N N N N N N
y y y y y y
N N N C/Y N N
N N N c N N
y y y y y y
N N N N N N
c c c c c c
2b 3 4 5 6 7 Use-Specific Standards
y y y y y y
y y y y y y
y y y y y y
N y y y y y
,-
Use Category Use Type la lb 2a 2b 3 4 5 6 7 Use-Specific Standards
-
Accessory Uses
ATM N A N A A A A A A
Billboards N N N N N N N N N
Dancing or entertainment. accessory to a N c N c c c c c c principal use
Drive-through business N N N N N N N N N
Home Occupation A N A N N N A A A
Karaoke. accessory N y N y y y y y y Permitted as on accessory only, not
I permitted as a primary use.
Massage N A N A A A A A A Subject to requirements of new City
Ordinance reqording massage uses
Other accessory uses and structures that are
customarily associated with and
subordinate to the principal use on the N A N A A A A A A premises and consistent with the purpose
and intent of the zoning district.
Pool/billiard tables. game machines (5 or N A N A A A A A A less tables or machines)
Recycling collection containers N A N A A A A A A Must be located within a permanent
structure
Residential swimming pools/spas N A N A A A A A A
Roof top sola r panels A A A A A A A A A
Use Cat egory Use Type la lb 2a 2b 3 4 5 6 7 Use-Specific Standards
Temporary Uses
Farmers Market N T N T T T T T T
Fundroising soles. including hond-corwoshes N T N T T T T T T
Special outdoor community events N T N T T T T T T
Temporary holiday-related soles . including
Christmas tree soles. pumpkin soles. flower N T N T T T T T T
soles, and the like
Use Category Use Type la lb 2a 2b 3 4 5 6 7 Use-Specific Standards
Other Uses
Adult and/or sexually oriented businesses N N N N N N N N N
Any use prohibited by Federal and/or State N N N N N N N N N
Law
Medical marijuana dispensaries N N N N N N N N N
Mini/self-storaqe and warehousing N N N N N N N N N
Sale or repair of firearms, ammunition, or
other weapons N N N N N N N N N
Subject to requirements of new City
Wireless communications facilities (WCF's) ---------------Ordinance rega rdin_g_ WCF's
ATTACHMENT C
DRAFT DEVELOPMENT STANDARDS ~~~
La s Tunas/Ros emead Specifi c Plan-G PAC Draft Development Sta n dards ~ PLAC EWORKS
0 1/08/16
Sta ndard la l b 2a 2b 3 4 5 6 7
Building Intensity
Residential-only density {max) 12 dulocre NIA 12 dulocre 12 du/ocre NIA N/A NIA N/A N/A
M ixe d -Use b uilding floor area ra tio 1.5 max 1.5mox 1.5 max 1.5mo x 2.0 max 1.75 m a x 1.5mox
{FAR) FAR {min FAR {m in FAR {min FA R {min N/A NIA FAR {m in FAR {mi n FA R {min
0.5 FAR 0 .5 FAR 0.5 FAR 0 .5 FAR 0 .5 FAR 0.5 FAR 0 .5 FA R
c o mm.)1 comm.) comm.) comm .) comm.) comm.) comm.)
C ommercia l o nly b uilding floor area
ratio {FA R) {max) N/A 0.5 FAR 0.5 FAR 0.5 FAR 0.5 FA R 0.5 FAR 0.5 FAR 0.5 FAR 0.5 FAR
Lo t coverage {min/ma x) 40% I 80% 40%180% 40%/80% 40%/80% 50% I 85% 50% I 85% 60%/90% 60% I 100% 50%/90%
Usa ble open space {m in as a % of 20% 15% 20% 15% 15% 15% 10% 10% 10% lot areo)2
Building Placement
Fro nt setback {min) 15ft. 0 ft. 15 ft. 0 ft. 0 ft. 0 ft. 0 ft. 0 ft . 0 ft .
Sid e se t back {min) 5 ft . 0 ft. 5 ft. 0 ft. 0 ft. 0 ft . 0 ft. 0 ft. 0 ft.
Rear setback-adjacent to non-5 ft. 5 ft . 5 ft. 5 ft. 0 ft. 0 ft. 0 ft. 0 ft. 0 ft. residential zone (min)
Setback adjacent to single-family 15ft .JSI 15ft. 1$1 15ft. 1'1 15ft .l'1 15ft. ]sl 15ft. ]'I 15ft . ]'I
residenti a l zone or d irectly across a and 2nd and 2nd See Table See Table a nd 2nd and 2nd and 2nd a n d 2n d and 2nd
street from a single-family residentia l story I 30 ft. story I 30 ft . Note 3 Note 3 story I 30 ft. story I 30 ft. st ory I 30 ft. story I 30 ft. story I 30 ft.
zone 3•d story 3rd story 3'd story 3'd story 3•d story 3•d story 3'd story
a nd up and up and u p a nd up and up a n d up and up
Bu ild-t o line measured from front 0 ft./15ft. 0 ft./15ft. 0 ft./15 ft . 0 ft./15ft. 0 ft./15ft . 0 ft./15ft. 0 ft. /5 ft. 0 ft.15 ft. 0 ft. I 15 setback (min/mo x)4
Minimum % of building width in build 85% 85% 85% 85% 90% 90% 100% 100% 90% to zo n e 4
Pr incipal structure height (max) 56 ft. {4-st.) 43ft . {3-st.)
31 ft. {2 -st .) 43 ft . {3-st.) 43ft. {3-st .) 43ft. {3-st.) 43 ft. {3-st.) 43ft. {3-st .) I 81 ft. {6-I 56 ft. {4-43ft. {3 -st.)
st.)S st .)6
Ac c essory structure height (max) 15 ft . 15 ft . 15ft . 15ft. 25ft. 25ft . 45 ft . 30ft. 30 ft.
Table Notes
I Mixed-use and commercia l development is o n ly permitte d in su b area 1 a or 2o if combined with p arcels locat ed in subarea 1 b or 2b respectively.
2 Usable open sp ace con be located above grade. including on roof-tops, d ecks. pati os. and the like. except for in subarea's 3. 4. and 5 where a ll usable open space
shall be located at grade level. Grade-level open space shall be accessible to th e public. when p o rt of a mixed-use project.
Las Tunas/Rosemead Specific Plan-GPAC Draft Development Standards (;] PLACEWORKS
0 1/08/16
3 Development consolidating parcels with frontage on Rosemead Boulevard and Myda Street the setback from Myda Street shall be 15 ft. to the 1st and 2nd story ; 30 ft.
3'd story and up; Development consisting only of parcels fronting Rosemead Boulevard, the rear setback shall be 5 ft.; Development consisting only of lots fronting Myda
Street, t he rear setbac k shall be 5 ft.
4 Buildings located in subarea's 3, 4, and 5 sha ll be exempt from this requirement only when t he space between the ground-floor front building face and the build-to line
is occupied by usable public open soace, with pedestrian or other public amenities.
5 The max height o f a principal structure located within 300ft. of the Rosem ead Boulevard property line and 100ft. of Las Tunas Boulevard, and 100ft. of Broadway
property lines shall be 56 ft. (4-st.), the max he ight of principal structures located beyond 300ft. of the Rosemead Boulevard property line and 100ft. of Las Tunas
Boulevard , and 1 00 ft. of Broadway property lines shall be 81 ft. ( 6 sf.). The max allowable height sh all be measured as the vertical distance from the exist ing g rade of
the site to an imaainarv plane located the allowed number of feet above and parallel to the grade.
6 Th e max height of a principal structured located with in 30ft. of an existing multi-family structure, as measured from closest exterior wal l to closest exterior wall, shall be
43ft. (3-s t.). The max height of a principal structure located beyond 30ft . of a multi-family building, as measured from closes t exterior wall to closest exterior wall, shall
be 56 ft . (4-st.). The max allowable height shall be measured as the vertical distan ce from the existing grade of the site to an imaginary plane located the allowed
number o f feet above and parallel to the grade.
________________________ A_TT_A_C_H __ M_E_N_T_D_~
DRAFT DEVELOPMENT PROJECTIONS •
DRAFT DEVELOPMENT PROJECTIONS
, Residential Commercial
Proposed General Plan
Existing Conditions
Difference
Proposed Specific Plan
Existing Conditions
Difference
% of Citywide growth in
Specific Plan Area
(dwelling units) (square feet)
16,385.92 3,030,455.90
11,813.06 1,829,117.00
4,572.86 1,201,338.90
1,886.79 1,082,061.20
50.46 627,348.00
1,836.33 454,713.20
Residential Commercial
(dwelling units) (square feet)
40.16% 37 .85%
ATTACHMENT E m
BACKGROUND REPORT : LAS TUNAS-•
ROSEMEAD DISTRICT SPECIFIC PLAN
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TABLE OF CONTENTS
INTRODUCTION 4-6
• PLAN AREA CONTEXT 5
• POLICY CONTEXT 5
• GENERAL PLAN s
• ZONING CODE 6
EXISTING CONDITIONS 8-14
• LAND USE 8
• PARCELS 10
• LAND OWNERSHIP 11
• BLOCK STRUCTURE 12
• DESIGN & DEVELOPMENT CHARACTERISTICS 13
SUMMARY OF OPPORTUNITIES
AND CONSTRAINTS 15-16
• PLANNING 15
• ECONOMIC 15
• TRANSPORTATION 16
• INFRASTRUCTURE 16
LIST OF FIGURES
• FIGURE 1: SPECIFIC PLAN AREA MAP 4
• FIGURE 2: EXISTING ZONING 6
• TABLE 1: DEVELOPMENT STANDARDS 6 . FIGURE 3: ZONING MAP 7 . FIGURE 4: EXISTING LAND USE 8 . FIGURE 5: LAND USE MAP 9 . FIGURE 6: PARCEL SIZE 10 . FIGURE 7: CONSOLIDATED PARCEL OWNERSHIP 11 . FIGURE 8: BLOCK STRUCTURE 12 . FIGURE 9: SUBAREA MAP 13
City of Temple City
4
INTRODUCTION
The City of Temple City is a ple asan t pl ace for San Gabrie l Valley r es id ents t o live, work, and spend time. Temple City
is home t o attractive residen tial neighborhoods, a traditional downtown d istrict, and quality schoo ls. The City has
witnessed significa nt public and private invest ment and improvements in recent years, including projects located
at or near the intersection of Las Tunas Drive and Rosemead Bou leva rd. Given the recent d evelopment activity and
projected futu re development, it is the City's objective to produce a Specifi c Plan that will gu ide future development
and capital improvements in the l as Tunas Drive I Rosemead Bou levard area .
The Las Tuna s-Ro sem ead Distri ct Specific Pl an (Specifi c Plan) will be built on a foundation of community involvement
and public participation . As a Hhybrid" p lanning tool, consistent with the California Government Code 65450 et
seq., the Specific Plan will combine fea tures of a policy document, includ ing a vision statement, goals and polic ies,
w ith regulatory tools such as deve lopment standard s and d es ign gui delines. The result will be a p lan that effectively
bridges the gap b etween the viso n f or t he area a nd the physica l d eve lopment on t he gro und.
lo s Tun as/Rosemead Specifi c Pion
PLAN AREA CONTEXT
The plan area is located at the western edge of Temp le City, as shown on Figure 1. Proje ct Lo cation, and serves as t he
primary entry gateway into the Ci ty from the west . Encompassing approximately 60 acres, the plan area is generally
bound by Hermosa Drive to the north, Muscatel Avenue to the west, the Eaton Wash flood control channel to the west
and south, Olive Street to the so uth, and Sultana Avenue to the east.
POLICY CONTEXT
GENERAL PLAN
California l aw requires that a specific plan be consistent wi t h a respective city's general plan . Temple City is in the
process of preparing a new General Plan, the Temple City 2050 Mid-Century Gene ra l Plan (M id-Century Plan). The
Mid-Centu ry Plan proposes a fresh, new "mixed-use village" vision for the Specific Plan area (plan area), along with
goals, policies, and development intensities to guide the development of the area. The Mid-Century plan states :
Th e M ixed-Use Specific Plan de signation is intended to promote the intensified development of underuti li zed
commercia l properties with expan sive areas of surface parking for h igher economic va lu es u ses including
a mix of multi-family housing wit h r etail, office, and service uses. Housing is permitted but not requ ired ;
however, a substantially higher FAR is applied to incentivize mixed use development on these properties.
The mix of uses may be vertically integrated in to b ui ld ings or developed in single u se str uctur es on the
site . Development will be located and designe d to convey a pedestrian-oriented "village" character with
b u ildings clustered around common open spaces and pedestrian sidewa lks and parking will be located in
centra lized structu res . A Specific Plan for this area provides detail guidance for mix and d istri bution of uses,
park ing layout, urban design and infrastructure improvements, des ig n and development standard s, and
implementation programs.
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City of Temple Oty
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ZONING CODE
Contained in Title 9 of the Temple City Municipal Code, the City's Zoning Ord inance is the pri mary tool to implement
the land use goals, policies, and actions estab li shed in the Genera l Plan . Th e Zoning Ord inance identifies specific
zon ing districts within the City and describes the development stan dards and regulations that apply to each district.
Fi gure 2 Existing Zoning displays existing zoning clas sifications in the plan area . The specific plan will be adopted as
a City ordinance and will serve as the regulatory framework for developme nt in the area, thus modifying the existing
zoning for the area.
Figure 2. Existing Zoning
3.96%
-(2 -C3 -Rl
R2 -R3 -UNZONED
(FLOOD CON TROL)
Table 1 . Development Standards
MAX MIN LOT MIN LOT
ZONE PERMITTED USES SETBACKS HEIGHT SIZE WIDTH
R1 Single Fam ily Dwelling 20' M in -30' Max 26' 7,200 SF 60'
(max 6 du/acre)
R2 Single/Multi-Family 20' 30' 7,200 SF 60'
(max 12 du/acre)
Single/ Multi-Family 20' 30' 10,000 SF 80' (Interior)
R3 (max 18 du/acre) 100' (Corner)
None unless
C2 Genera l Commercial abutting R zone: 4S ' S,OOO SF SO'
1S '
C3 Heavy Commercial None unless
abutting R zone: 45' 5,000 SF 50'
15'
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Los Tunas/Rosemead Specific Plan I Zoni ng
November 2015
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City of Temple City
8
EXISTING CONDITIONS
LAND USE
The plan area is primarily comprised of commercial use s, occupying over 80 percent of the total land area, as
illustrated in Figure 3 Existing Land Use . Other land uses include single-family and multi-family residential, institutional,
and public/semi publ ic u ses.
Figure 4. Existing Land Use 2.55% 2.57 %
Commercia l uses flank both si des of Rosemead Boulevard
for its entire length th rough the p lan area . On the west side
of Rosemead Bou leva rd , commercial u ses consist of auto-
oriented retail and service use s, including big-box retail,
convenience retai l, a supermarket, restaurants, and persona l
services. Commercia l uses on the eas t side of Rosemead
Boulevard are generally smaller in sca le, consisting primarily of
auto-oriented commercial strip retail and service u ses.
Residential uses, incl uding both si ngle and multi-family homes
make up a small percentage (7 .5%) of the plan area . Single-
family residential land uses are clustered in the northeast and
northwest corners of t he Specific Plan area . These cluste rs
include 17 parcels fronting Rosemead Boulevard and Myrtle
Aven ue, between Las Tunas and Hermosa Drives , and five
parcels near the intersection of Reno Avenue and Hermosa
Drive . Sing le -fami ly lots in the Specific Plan ar ea have direct
access from the st reet, via individual d r iveways, due to the
lack of alleys in the plan area . Th e plan area contains a sma ll
number of "tiered " single-family lots, which contain two-
dwelling units on the same lot. Multi-family re sidential uses
in the plan area are located in small clusters, intermixed with
commercial uses on the east si de of Rosemead Boulevard and
on a small parcel on Broadway, adjacent to the Eaton Wash .
Other uses include public/semi-public (9 .6%), and in stitution
(2 .6%) uses . These uses are located in sma ll pocket s
t hroughout the p la n area.
-Co mmercial
-Publ ic/Semi-Public
-Single Family Residential
Multi Fam ily Res idential
-Institutional
Automotive Service Business located
along Rosemead Boulevard
Single Family Homes located north of Las Tunas Drive along
Rosemead Bouleva rd
Figure 5. Land Use
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Los Tunas/Ro se mead Specific Plan I Existing Land Use
November 2015
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City of Temple Oty
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PARCELS
The Specific Pl an a rea
encompasses 101 individual
p arcels. The parcels in the
p lan area range in size from
approxi mately five acres (4 .93
acres) to less than one-tenth
of an acre, as indica ted in
Figure 6 Parcel Si ze. Elev en
of the 101 parcels are larger
than one-a cre, the majority of
which are loca ted on the west
side of Ro se mead Boulevard
on the block betw ee n
Bro adway and Las Tun as Dri ve.
Figure 6 . Pa rce l Si ze
5 acres
3% between 3.75-5 acres
3.75 itT-----------------------
acres 1% between 2.5-3.75 acres
2.5 ttH>------------------------
acres
5% between 1.25-2.5 acres
1.25
ac res -H+I+++I+r-----------------------
91% less than 1.25 acres
Parcel s
Retail destinations and parking lot occupy large parcels on Rosemead Boulevard
Frogmen t ed developm ent on small parcels east of Rose m ead Bo ulevard
~~--->l~·r,:i:Zl'!.:; ··. . ·. , : . ~C.-~ ··-··"· . "''' .•..• ·
LAND OWN ERSHIP
The majority of the land (90 .4%) in the plan area is privately owned, while only 9.6% is publically owned . Figure 7
Conso lidated Parcel Ownership illustrates the composition of existing ownership in the plan area, by consolidating
adjacent individual parcels owned by a common property owner. As shown in Figure 7, certain property owners own
multiple adjacent parcel s, forming large contiguous tracts of land under common ownership in the plan area .
Figure 7. Consolidated Parcel Ownership
"
•
Los Tunas/Rosemead Specific Plan I Con soli da ted Parcel Ownership
OWN ERSHIP
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November 2015
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City of Temple City
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BLOCK STRUCTURE
The block structure of the plan area, as displayed in Figure 6 Block Structure, is formed by the three streets traversing
the plan area . Rose m ead Boulevard, a primary street trave ling north/south, bisects the plan area fo r its entire length .
Las Tun as Drive, also a primary street, travels east/west near the northern plan boundary, while Broadway, a local
street, travels east/west near the southern bou ndary. With the exception of smaller blocks south of Broadway on
the east side of Rosemead Bo u levard these streets form a se r ies of large blocks with a lack of in ternal or external
connectivity an d a gene ra lly poor pedestrian environment.
Blocks and parcels are generally deeper on the west side o f Rosemead Boulevard t han they are on the east si de. Th is
is particularly true between La s Tunas Drive and Broadway, where parcel con soli dation ha s occu rred in both the fi rst
and second rows of parcels in from Ro se mead Bouleva rd .
Figure 8. Block Structure
Los Tunas/Rosemead Specific Pion J Block lengths
On the eastern edge of Rosemead, t he distance between the Los Tuna Drive block
and Broadway block is occupied by f ragmented d evelopmentt
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City of Temple Oty
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DESIGN AND DEVELOPMENT CHARACTER
The design and development characte r of the overall Plan Ar ea is charact erized as an auto-oriented commercial
corr idor. Commercial co rridors are typically u rban arteries that primarily function as t ransportation routes, connecting
different parts of the city, and feature retail destinations that are conveniently arranged for vehicular acce ss. The Plan
Area can be better understood by segmenting i t i nto subare as that contain un i que development patterns and design
characteri stics .
Figure 9. Subarea Map
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Lo s Tunas/Rosemead Specific Plan I Community Diagram
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I
.'SuBAREA iA & i B--- ---~ :~;A ;~ 2~; ;B------\1
I • Auto-o rient ed commercial I • M id century t raditional sing le 1
I • Adaj ce nt single -family homes 1 : fa mily homes 1
1,• Fast-food r esta urant ) 1 • U nit s setback t ypica l of I -:.:.:. : : : : : : : : = = I r es identia l form I
' \ I ' ~--------------' I ~-----------------------, SUBAREA3
•
•
Com mercial ce nter w ith la rge
surface par ki ng lot
Bu il dings and blocks oriented to
accomodat e the automobile
Architectura l f eatures create
I :SU BA REA 4 [Under Construction] ~
: 1 • Cameliia Square as prominent gateway dev elopment I
1 I • Span ish inspired des ign provides architectural un ity I
I 1 throughout 1
1 I • I \ co hesive ae sth etic in shopp ing
1 1 Some deve lopment creates street wall with 1
, center
1
\, transparent store f rontages 1
~----------------~-------------------__ ; ------------~ --------------~ .... I \
t SUBAREA 5 t I SUBAREA 6 & 7 '
• Concentration o f large -parcels
cre ates supe r block
Expan sive surface pa rki ng
lot with development mos tly
loca t ed at rear of parce l
Lack o f distinctive arch itecture
1 • Mix of uses do not foster I
I
I •
I
I
I •
I •
I
' \
pedestrian environment
Small lot size, di sjoint ed
development
On-site parking
Buildings oriented towards
vehicular access
I
I
I
I
... ------------'
November 2015
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Cfty of Temple City
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SUMMARY OF OPPORTUNITIES AND CONSTRAINTS
The plan area is a prime location for n ew deve lopment consistent with that of the vis ion o f the General Plan currently
being drafted . The existing cond itions prese nt opportun ities and constraints for future development that need to be
addressed to success fully transform the plan area into a livable, thriving mi xed -use district. Th e opportun ities and
constra ints have been analyzed according to the r elevant perspectives that inform what an d how development can
occur.
PLANNING AND URBAN DESIGN
Opportunities
, .... ""·-~
'• ..
,L•ci,
* --
Constraints
ww
Large parce ls with extensive surface parking lots prov ide fl exibility for future developme nt
Genera l Plan community input id en tifi ed plan area as a prime site for new development, sec-
ond only to the downtown area
Commercial district centrally located between two main intersections
Eaton Wa sh flood control channel as an open space am enity
Fragmented mix of uses and parc el sizes inhibits uniformity of place
Auto -oriented urban form imp edes pedestrian interaction
(iiiii} Lack of distinctive architecture
ECONOMIC DEVELOPMENT
Opportunities
Strong middle class presence with reliable disposable incomes
Market demand for mul t i-family hou sing
Projected market growth in retai l sa les and medical offi ce space
Constraints
... m Market analysis indicates a current surp lu s of retail stores
(TI-+ Prox imi ty to nearby com merci al corr idors fu els market leakages
TRANSPORTATION
Opportunities
~u~u~! New development and densities afford the opportunity to reduce automobi le trips and green -
r-11 house gases
I~
rt[;l
Constraints
Arterial streets provid e opportunities to capture customers to loca l business
Bike Lan es provide dedicated facilities for bicyclists on Rosemead Boulevard
Rosemead Bou levard median eases access to stores with right-in/right-out turns
Bus Shelters are inviting for users to occupy
Rosemead Boulevard median increasing congestion by forcing u-turns to access opposite side of
street
Limited number of intersections wit h marked pedestrian crossings
Sidewalks interrupted by access driveways threaten pedestrian safety
Limited pedestrian infra structure contributes to an un safe walking experience
Lim ited bike connectivity to outside network
INFRASTRUCTURE
Opportunities
--~-New development affords opportunity to deve lopment impacts on infrastructure detention, ~L through tools such as pervious paving, stormwater landscaping, infiltration features and rain
:J • water harvest and reu se systems.
Constraints c::o. Upgrades to dated drainage and flood control infrastructure could increase development costs
Sewer lines will requi re up sizing with new developm ent
. . --·'· -
November 2015
17
ATTACHMENT F fl
COMMUNITY FEEDBACK FROM NOVEMBER Ill
lOTH COMMUNITY MEETING
WHAT USES SHOULD BE DEVELOPED IN THE LAS
TUNAS/ROSEMEAD AREA?
INDICATE THE IMPORTANCE OF
EACH USE ON A 1 TO 5 SCALE
lEAST SOMEWHAT VERY MOST
IMPORTANT IMPORTANT IMPORTANT IMPORTANT IMPORTANT
1 2 3 4 5
WHAT USES SHOULD BE DEVELOPED IN THE LAS
TUNAS/ROSEMEAD AREA?
INDICATE THE IMPORTANCE OF
EACH USE ON A 1 TO 5 SCALE
lEAST SOMEWHAT VERY MOST
IMPORTANT IMPORTANT IMPORTANT IMPORTANT IMPORTANT
Responses from Public Workshop: Land Uses
• Least Important
• Somewhat Impor tant
•I mportant
Very Important
• Most Important
WHAT AMENITIES SHOULD BE DEVELOPED TO TRANSFORM THE LAS TUNAS/ROSEMEAD
AREA INTO A CENTER OF COMMUNITY IDENTITY AND LIVABILITY?
INDICATE THE IMPORTANCE OF
EACH AMENITY ON A 1 TO S SCALE
LEAST SOMEWHAT VERY MOST
IMPORTANT IMPORTANT IMPORTANT IMPORTANT IMPORTANT
WHAT AMENITIES SHOULD BE DEVELOPED TO TRANSFORM THE LAS TUNAS/ROSEMEAD
AREA INTO A CENTER OF COMMUNITY IDENTITY AND LIVABIUm
INDICATE THE IMPORTANCE OF
EACH AMENITY ON A 1 TO 5 SCALE
LEAST SOMEWHAT VERY MOST
IMPORTANT IMPORTANT IMPORTANT IMPORTANT IMPORTANT
Responses from Public Workshop : Amenities
6
• Least Important
• Somewhat I mportant
4 •I mportant
Ve ry Important
2 • Most Important
WHAT SHOULD BE THE CHARACTER OF DEVELOPMENT IN
THE LAS TUNAS/ROSEMEAD AREA?
INDICATE THE IMPORTANCE OF
EACH STYLE ON A 1 TO 5 SCA LE
I EMPLE rTY 2050
LEAST SOMEWHAT VERY MOS T
IMPORTANT IMPORTANT IMPORTANT IMPORTANT IMPORTANT
Responses from Public Workshop: Character of Development
Uniform Architectu r al
Style
Architectura l Diversity Modulation of Bui ld i ng
Volumes, Massing, and
Heights
Energy and Wate r
Efficient Buildings
(Sustainable)
Energy and Water
Efficient Landscapes
(Sustainable)
• Least Important
• Somewhat Important
• Important
Ve r y Important
• Most Important
________________________ A _TT_A_C_H __ M_E_N_T_G_~
PRESENTATION FROM NOVEMBER lOTH •
COMMUNITY MEETING
" I n t r o d u c t o r y C o m m e n t s
" W h a t i s a S p e c i f i c P l a n ?
" H o w Y o u C a n P a r t i c i p a t e
" T o n i g h t ' s A g e n d a
" P r e s e n t a t i o n - S o m e P r e l i m i n a r y V i s i o n s f o r t h e F u t u r e
o f t h e P l a n n i n g A r e a
" I n t e r a c t i v e E x e r c i s e s - T e l l U s Y o u r I d e a s
" W h a t U s e s S h o u l d b e D e v e l o p e d ?
" W h a t A m e n i t i e s S h o u l d b e I n c l u d e d ?
" W h a t S h o u l d b e t h e C h a r a c t e r o f D e v e l o p m e n t ?
" W h e r e S h o u l d N e w U s e s b e L o c a t e d ?
" S u m m a r i z i n g Y o u r C o m m e n t s
" A d j o u r n m e n t
" G e n e r a l P l a n 2 0 1 5 ( U p d a t e ) I s I n P r o c e s s : D r a f t L a n d U s e
D i a g r a m a n d P l a n P o l i c i e s C o m p l e t e d
" R e q u i r e d b y t h e C a l i f o r n i a G o v e r n m e n t C o d e
" S u p r e m e C o u r t : T h e " c o n s t i t u t i o n " f o r p h y s i c a l
d e v e l o p m e n t
" I n c o r p o r a t e s D i a g r a m s a n d G o a l s / P o l i c i e s /
I m p l e m e n t a t i o n M e a s u r e s
" I n p u t f r o m G e n e r a l P l a n A d v i s o r y C o m m i t t e e ( G P A C ) ,
P u b l i c W o r k s h o p s a n d P u b l i c E v e n t s , a n d P C / C C I n p u t
" L a s T u n a s / R o s e m e a d A r e a I d e n t i f i e d a s " O p p o r t u n i t y
A r e a " a n d D e s i g n a t e d f o r M i x e d - U s e D e v e l o p m e n t
r r ~
2 0 ' ; ~
M A K E H A P P E N
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" S p e c i f i c P l a n P r o v i d e s M o r e D e t a i l e d G u i d a n c e
R e g a r d i n g :
" P e r m i t t e d U s e s
" M o b i l i t y a n d I n f r a s t r u c t u r e P l a n s
" D e s i g n G u i d e l i n e s a n d D e v e l o p m e n t S t a n d a r d s
" A c t i o n - O r i e n t e d I m p l e m e n t a t i o n P r o g r a m s
" A { ( h y b r i d " p o l i c y a n d r e g u l a t o r y d o c u m e n t
" D e v e l o p m e n t i n a c c o r d a n c e w i t h t h e S P i n i t i a t e d b y
p r o p e r t y o w n e r s a n d d e v e l o p e r s , n o t t h e C i t y
" P r e l i m i n a r y C o n c e p t s D e v e l o p e d b y t h e G P A C
" T o n i g h t
" R e v i e w P r e l i m i n a r y C o n c e p t s
" P r o v i d e Y o u r I d e a s
" N e x t S t e p : G P A C M e e t i n g N o v e m b e r 1 6 -
R e c o m m e n d a t i o n s
" P u b l i c D r a f t S p e c i f i c P l a n ( R e l e a s e d C o n c u r r e n t l y w i t h
D r a f t G e n e r a l P l a n a n d E n v i r o n m e n t a l I m p a c t R e p o r t )
A compact, pedestrian-oriented center
functioning as a secondary focal point of
community activity containing a mix of
commercial, office, entertainment, and /or
multi-family housing that is designed to
establish the sense of a "village-like"
environment distinctly identifiable, active,
and walkable from adjoining neighborhoods .
las Tuna s/Rosemead Specific Plan Community Diagram
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Subarea 1 a Mixed-Use 1.5 max FAR (minimum of 0.5 FAR commerc ial)
Residentia l On ly 12 du/ac
Subarea 1 b
Subarea 2
Subarea 3
Subarea 4
Subarea 5
Mixed-Use 1.5 max FAR (minimum of 0.5 FAR commercial)
Commercial On ly max 0.5
Mixed -Use 1.5 max FAR (minimum of 0.5 FAR commercial)
Residential Only 12 du/ac; Commercial Only max 0.5
Commercial 0.5 max FAR
Commercial 0.5 max FAR
Mixed-Use 2.0 max FAR (minimum of 0.5 FAR commercial)
Commercial Only max 0.5
Subarea 6 Mixed-Use 1.75 max FAR (minimum of 0.5 FAR commercial)
Commercial Only max 0.5
Subarea 7 Mixed-Use 1.5 max FAR (minimum of 0.5 FAR comme rcial)
Commercial On ly max 0.5
Subarea 5
............ ,
Mixed-Use 2.0 max FAR (minimum of 0.5 FAR commercial)
Commercial Only max 0.5
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los Tunas/Rosemead Specific Plan Community Diagram 8D..--
Improvements
~ New buildings on surface parking lots
Subarea 5 Mixed-Use 2.0 max FAR {minimum of 0.5 FAR commercial)
Commercial Only max 0.5
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los Tunas/Ro semead Specific Pion Community Diagram
Improvements
~ New buildings on surface parking lots
Subarea 5
·-..
Mixed-Use 2.0 max FAR (minimum of 0.5 FAR commercial)
Commercial Only max 0.5
~
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Los Tunas/Rosemead Spe<ilic Pion C mmun ty Diagram 8D..--
Improvements
~ New buildings on surface parking lots-
Retail, restaurants, entertainment
Subarea 5 Mixed-Use 2.0 max FAR (minimum of 0.5 FAR commercial)
Commercial Only mox 0.5
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Los Tunas/Rosemead Specific Pion ( mmun1ty Diagram
Improvements
~ New buildings on surface parking lots-
Retail, restaurants, entertainment
Subarea 5 Mixed-Use 2.0 mox FAR (minimum of 0.5 FAR commercial)
Commercial Only mox 0.5
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los Tunas/Rosemead Spetilic Plan (nmmun ty Diagram
Improvements
~ New buildings on surface parking lots-
Public market
Suboreo 5 Mixed-Use 2.0 max FAR (minimum of 0.5 FAR commercial)
Commercial Only max 0.5
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Los Tunas/Rosemead Specific Pion Community Diagram
Improvements
~ New buildings on surface parking lots-
Hotel
Subarea 5
......... ..,
Mixed-Use 2.0 max FAR (minimum of 0.5 FAR commercial)
Commercial Only max 0.5
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las Tuno.s/Rosemeod Specific Plan C mmunt:Y 010grcm
Improvements
~ New buildings on surface parking lots--
Mixed-use development (integration of
housing with commercial uses)
Subarea 5 Mixed-Use 2.0 mox FAR (minimum of 0.5 FAR commercial)
Commercial Only max 0.5
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las Tunas/Rosemead Spedlic Plan Community Diagram oa......-
Improvements
~ New buildings on surface parking lots--
Mixed-use development (integration of
housing with commercial uses)
Subarea 5
t •• .........,
Mixed-Use 2.0 mox FAR (minimum of 0.5 FAR commerciol)
Commerciol Only mox 0.5
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los Tunas/Rosemead Specific Pion mmun !y Diagram 8D,.,..._.
Improvements
~ Enhanced pedestrian activity
~ Public plazas and open space amenities
~ Sustainable landscapes
~ Activity spaces for children
Public Art
Subarea 5
,_.,
Mixed -Use 2.0 max FAR (minimum of 0.5 FAR commercial)
Commercial Only max 0.5
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Los Tunos/Rosemeod Spetilit Pion ( mmun :y Diagram
Improvements
~ Enhanced pedestrian activity
~ Public plazas and open space amenities
~ Sustainable landscapes
~ Activity spaces for children
~ Public Art
Subarea 5 Mixed-Use 2.0 mox FAR (minimum of 0.5 FAR commercial)
Commercial Only mox 0.5
los Tunas/Rosemead Specific Plan ( mmun ty Diagram
Improvements
~ Enhanced pedestrian activity
~ Public plazas and open space amenities
~ Sustainable l andscapes
~ Activity spaces for children
Public Art
Subarea 5 Mixed-Use 2.0 max FAR (m inimum of 0.5 FAR commercial)
Commercial Only max 0.5
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la.s Tunas/Rosemead Specific Plan nmmunity Diagram
Improvements
~ Enhanced pedestrian activity
~ Public plazas and open space amenities
~ Sustainable landscapes
~ Activity spaces for children
Public Art
Subarea 5
·-
Mixed-Use 2.0 max FAR (minimum of 0.5 FAR commercial)
Commercial On ly max 0.5
los Tunas/Rosemead Specific Pion Cnmmuni:y Oiogrcm oa......-
Improvements
~ Enhanced pedestrian activity
~ Public plazas and open space amenities
~ Sustainable landscapes
~ Activity spaces for children
~ Public Art
·-
Mixed-Use 2.0 max FAR (minimum of 0.5 FAR commercial)
Commercial Only max 0.5
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los Tunos/Rosemeod Spetilit Plan ( rnmuOily Oiog10m 8D......_.
Improvements
~ Eaton Wash bicycle and pedestrian path
Subarea 5 Mixed-Use 2.0 max FAR (minimum of 0.5 FAR co mmercial)
Commercial Only max 0.5
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L-..11 ... _,\ _j
Los Tuna s/Roseme ad Spe<ili< Plan Community Diagram
Improvements
~ Rosemead Boulevard mid-block
pedestrian crossing
Subarea 5
·~-...
Mixed-Use 2.0 max FAR (minimum of 0.5 FAR commercial)
Commercial Only max 0.5
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las Tuna s/Rosemead Specific Plan CommuMy Oiogrom
Improvements
~ Rosemead Boulevard mid-block
pedestrian crossing
Subarea 5 Mixed-Use 2.0 max FAR (minimum of 0.5 FAR commercial)
Commercial Only max 0.5
f S....4 ..,..,,_ ..
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Las Tunas/Rosemead Spetilit Plan Commun·!y Diagram
0
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Subarea 5 Mixed-Use 2.0 max FAR (minimum of 0.5 FAR commercial)
Commercial Only mox 0.5
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los Tunas/Rosemead Specif ic Pion Community Diagram
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Subarea 6 Mixed -Use 1.75 max FAR (minimum of 0.5 FAR comme rcial)
Commercial Only max 0.5
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Los Tunas/Roseme ad Specific Pion C 1111mun1ty Diagram
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Subarea 6
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Mixed-Use 1.75 max FAR (minimum of 0.5 FAR commercial)
Commercial Only max 0.5 _._.,..,......-=~.......,...
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l os Tunas/Rosemead Spe<ilic Plan Community Diagram
Subarea 6 Mixed-Use 1.75 max FAR (minimum of 0.5 FAR commercial)
Commercial Only max 0.5
J j
los Tunas/Rosemead Specific Plan Cnmmun1ty Oiogrcm
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Subarea 4
Subarea 3
los Tunas/Rosemead Specific Plan ( 1mmun1ty Diagram
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Subarea 4
Subarea 3
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Subarea 1 a Mixed-Use 1.5 max FAR (minimum afO.S FAR commercial)
Residential Only 12 du/ac ~!!;~~~~~~~;-Subarea 1 b Mixed-Use 1.5 max FAR (minimum of 0.5 FAR commercial)
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W...2 :::~~:...-=~·;;,:!.~
los Tunas/Rosemead Spetific Pion Community Diagram
Commercial Only max 0.5
Mixed -Use 1.5 max FAR (m inimum of 0.5 FAR commercial)
Residential Only 12 dulac; Commercial Only max 0.5
Subarea 1 a Mixed-Use 1.5 max FAR (minimum of 0.5 FAR commercial)
Residential Only 12 du/oc c.!:~~-z;._.~;,-;~1"Subarea 1 b Mixed-Use 1.5 max FAR (minimum of 0.5 FAR commercial)
los Tunas/Rosemead Specific Pion Community Diagram
S...1t .... ,,,_,. ...... :1UI__, ..._ ... ) .....
s...n.t• .... '<"tl-·•-•tl'4f~
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S....l ........ ,_,.,...,_lt\"it--t
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Commercial Only max 0.5
Mixed-Use 1.5 max FAR (min imum of 0.5 FAR commerc ial)
Residential Only 12 du/oc; Commercial Only ma x 0.5
! Subarea 1 a Mixed-Use 1.5 max FAR (minimum of 0.5 FAR commercial)
j Residential Only 12 du/ac .::~~-?:~::~::~Subarea 1 b Mixed-Use 1.5 ma x FAR (minimum of0 .5 FAR commercial)
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los Tuna s/Rosemead Specific Plan Community Diagram
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ts.t.r.7 ...... ,,_,.~fl tt 4--t;
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Comme rcial Only max 0.5
Mixed -Use 1.5 max FAR (m inimum of 0.5 FAR commercial)
Re si dential Only 12 dul ac; Commercial Only ma x 0.5
los Tunas/Rosemead Spedlic Pion Commun1ty Diagram
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Subarea 7 Mixed-Use 1.5 max FAR (min imum of 0.5 FAR commercial)
Commercial Only max 0.5
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las Tunas/Ro seme ad Specific Plan Community Oiogram